Document:

Industrial Building Lease between Sturtevant Venice, LLC and BWAY Corp

 Exhibit 10.2 
 INDUSTRIAL BUILDING LEASE 
 This Industrial Building Lease is made the 30th day of
September, 2008, between STURTEVANT VENICE, LLC, an Illinois limited liability company, JES STURTEVANT VENICE, LLC, an Illinois limited liability company, RES STURTEVANT VENICE, LLC, an Illinois limited liability company, MSP
STURTEVANT VENICE, LLC, an Illinois limited liability company, as tenants in common (hereinafter referred to collectively as “Landlord”), having Landlord’s principal office at c/o HSA Commercial Real Estate, 233 South Wacker
Drive, Suite 350, Chicago, Illinois 60606, and BWAY CORPORATION, as successor by merger to Bway Manufacturing, Inc., a Delaware corporation, (hereinafter referred to as “Tenant”). 

WHEREAS, Tenant is in occupancy and possession of the Premises (as such term is defined below) pursuant to that certain Sublease dated
December 5, 2003 between Tenant (as Sublessee) and Buske Lines, Inc., an Illinois corporation (as Sublessor), as amended by First Amendment dated June 28, 2005 (the “Sublease”) and Landlord has acquired a fee simple interest and
owns the Premises; 
 WHEREAS, the Sublease, and the Master Lease to which the Sublease is subject, have been terminated by
written agreement of Tenant, the Sublessor and Master Lease Lessor effective immediately prior to the making of this Lease; 

WHEREAS, the parties hereto desire that Tenant enter into a new lease directly with Landlord on the terms and conditions contained
herein; 
 NOW, THEREFORE, Landlord does hereby demise and lease to the Tenant 100,000 square feet of space (as depicted on
Exhibit “A” attached hereto and incorporated herein by reference) in the Building located at 10277 Venice Avenue, Sturtevant, Wisconsin, which Building consists of a total of 196,875 square feet of warehouse space (the leased
space depicted on Exhibit “A” hereto being hereafter referred to as the “Premises,” and the Building and accompanying land, driveways and parking areas being hereafter referred to as the “Project”), upon
the following Terms, Covenants and Conditions. 
  

	1.	TERM 

 (a) Initial
Term – The initial term of this Lease shall commence as of October 2, 2008 (the “Commencement Date”) and shall terminate February 28, 2014 (the “Initial Term”). As used herein, “Term” shall mean the
Initial Term, together with any Extended Term agreed to by the parties pursuant to subparagraph (b) below. 
  

	 	(b)	Option to Extend Initial Term: 

 (i) Tenant shall have the right and option to extend the Initial Term subject to all the provisions contained in this Lease, except for Fixed Rent (which shall be calculated as set forth in Section
l(b)(ii) below), for up to two (2) consecutive extensions (each, an “Extension Option”) of five (5) years each (each, an “Extended Term”), provided that Tenant is not in default 

  
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hereunder beyond the expiration of any notice and cure periods herein provided at the time of the exercise of the option and provided the cure is made timely. For each Extended Term, Tenant must
elect to continue leasing all of the square footage of the Premises it is then leasing upon the expiration of the Initial Term, or if applicable, the immediately preceding Extended Term. Tenant shall exercise an Extension Option by delivering
written notice to Landlord no later than 270 days prior to the expiration of the Initial Term, or if applicable, the immediately preceding Extended Term. Upon determination of Tenant’s new Fixed Rent for an Extended Term (as determined pursuant
to Section 1 (b)(ii) below), the Extended Term shall commence without notice or further documentation upon the expiration of the Initial Term, or if applicable, the immediately preceding Extended Term, except that the parties hereto shall
execute an amendment to the Lease evidencing the new Fixed Rent payment schedule for the Extended Term. 
 (ii) Fixed Rent for
each Extended Term shall be at the then “Prevailing Market Rate,” determined in the manner described as follows: Together with delivery of Tenant’s notice of its exercise of an Extension Option, Tenant also shall specify Tenant’s
selection of a real estate appraiser who shall act on Tenant’s behalf in determining the Prevailing Market Rate as described herein. Within ten (10) days after Landlord’s receipt of Tenant’s selection of a real estate appraiser,
Landlord, by written notice to Tenant, shall designate a real estate appraiser, who shall act on Landlord’s behalf in the determination of the prevailing market lease rate for comparable leases of space in Racine County, WI (herein referred to
as the “Prevailing Market Rate”). Within twenty (20) days of the selection of Landlord’s appraiser, the two (2) appraisers shall render a joint written determination of the Prevailing Market Rate, which determination shall
take into consideration the following factors: (a) the creditworthiness of Tenant; (b) prevailing market incentives such as tenant fix-up allowances and rent concessions; (c) the cost of all improvements to the Premises made by or on
behalf of Tenant, either made at Tenant’s sole cost and expense, or for which Tenant has reimbursed Landlord, or is obligated to reimburse Landlord; (d) the leasehold transaction being consummated with no liability to either Landlord or
Tenant for any real estate broker’s or finder’s commission; (e) any differences between the Building and comparable buildings located in the Racine County, WI market area, including without limitation, age, location, height, ceiling
height, number and location of truck loading bays, and type of building; (f) amenities offered; (g) the cost and provision of parking spaces, (h) size of the Premises; and (i) length of term. If the two (2) appraisers are
unable to agree upon a joint written determination within said twenty (20) day period, each appraiser shall render its written determination of the Prevailing Market Rate and the two appraisers shall select a third appraiser within such twenty
(20) day period. Within twenty (20) days after appointment of the third appraiser, the third appraiser shall render a written determination of the Prevailing Market Rate. If the third appraiser does not agree with either of the rates
determined by the two prior appraisals, then the median of the three (3) determinations shall be final, conclusive and binding, and such median determination shall constitute the Prevailing Market Rate hereunder. All appraisers selected in
accordance with this Section shall have at least ten (10) years’ prior experience in the commercial/industrial leasing market of the market area and shall be members of the American Institute of Real Estate Appraisers or similar
professional organization. If either Landlord or Tenant fails or refuses to select an appraiser, the other appraiser shall alone determine the Prevailing Market Rate. Landlord and Tenant agree that they shall be bound by the determination of the
Prevailing Market Rate pursuant to this Section l(b)(ii). Landlord shall bear the fees and expenses of its appraiser; Tenant shall bear the fees and expenses of its appraiser; and 

  
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Landlord and Tenant shall share equally the fees and expenses of the third appraiser, if any. Notwithstanding any of the foregoing, however, in no event shall the Prevailing Market Rate as
determined pursuant to this Section, be less than the Fixed Rent for the last month of the preceding term. 
 (iii) Additional
Rent shall continue to be payable during any Extended Term pursuant to the provisions of Sections 2(b) and (c) below. 
 2. RENT -
Tenant hereby covenants and agrees to pay to Landlord at its office or such other place as Landlord may from time to time designate, as rent, including Fixed Rent and Additional Rent, for the Premises during the Initial Term of this Lease, a rental
as set forth below. Fixed Rent is payable monthly in advance on the first day of each and every month. Additional Rent is payable in the same manner as Fixed Rent. Installments of Fixed Rent and Additional Rent will be due and owing from Tenant
commencing October 2, 2008. 
 (a) Fixed Rent. Fixed Rent shall be payable in equal monthly installments as set
forth below: 
  

									
	 PERIOD
	  	$/Sq. Ft/Yr.	 	  	Monthly Installment	 
	October 2008 - February 2009	  	$	4.208	  	  	$	35,066.67	  
			
	March 2009 - February 2010	  	$	4.334	  	  	$	36,116.67	  
			
	March 2010 - February 2011	  	$	4.464	  	  	$	37,200.00	  
			
	March 2011 - February 2012	  	$	4.598	  	  	$	38,316.67	  
			
	March 2012 - February 2013	  	$	4.736	  	  	$	39,466.67	  
			
	March 2013 - February 2014	  	$	4.878	  	  	$	40,650,00	  

 (b) Additional
Rent. As Additional Rent, the Tenant will pay its Proportionate Share, as defined below, of all real estate taxes attributable to the Project, its Proportionate Share of all costs of insuring the Building and its Proportionate Share of all
common area maintenance charges (hereinafter referred to as “CAM Charges”). CAM Charges include, but are not limited to, costs of grass cutting, landscape and parking lot maintenance, snow removal, exterior painting, utilities for common
areas, utilities not separately metered, maintenance of those parts of the fire prevention equipment and sprinkler system that serve the Premises and other parts of the Building in common, management fees, and other operating expenses. As part of
CAM charges, Tenant agrees to pay a management fee (“Management Fee”) to Landlord equal to 1.5% of the monthly Fixed Rent due for each and every month of the Initial Term and Extended Term of this Lease. Landlord shall include the
Management Fee with the other components of Additional Rent payable by Tenant as outlined below. CAM Charges shall not include the items listed on Exhibit “B” attached hereto and incorporated herein by reference.
Tenant’s Proportionate Share is computed by dividing the square 

  
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feet of the Premises by the total square feet of warehouse and office space in the Building. Tenant’s Proportionate Share is computed to be 50.8%. 

(c) Estimates of Additional Rent. In order to provide for current payments of Additional Rent, Landlord shall give Tenant, upon
execution of this Lease and from time to time during the Term hereof, written notice of its estimate of Additional Rent which will be due in the calendar year for which written notice of such estimate is given. Tenant shall pay to Landlord, as an
Additional Rent deposit, in monthly installments commencing on the first day of the Term of this Lease, and/or the first day of the calendar month following that month in which Landlord notifies Tenant of the estimated Additional Rent, one-twelfth
(1/12) of the Additional Rent due in any said calendar year as estimated by Landlord. If at any time it appears to Landlord that the Additional Rent due Landlord for any calendar year will vary from its estimate thereof by more than ten percent
(10%), Landlord may, by written notice to Tenant, revise its estimate for such year. Subsequent Additional Rent deposits by Tenant for such year shall be based on the revised estimate. Tenant shall pay Landlord the Additional Rent deposit in the
same manner as Fixed Rent. 
 After the end of the calendar year for which estimates of Additional Rent were made, actual
Additional Rent due for such year shall be calculated. If the actual Additional Rent exceeds the deposits paid by Tenant based on Landlord’s estimates, Landlord shall bill Tenant for the excess amount and Tenant shall pay to Landlord said
amount within ten (10) days of billing. If the actual Additional Rent is less than the deposits paid by Tenant based on Landlord’s estimate thereof, Tenant shall receive from Landlord a refund of the excess so paid by Tenant within ten
(10) days of the completion of the accounting calculation. This covenant shall survive the expiration or termination of this Lease. 
 3.
SECURITY DEPOSIT – Tenant shall, within five (5) business days after the Commencement Date, deposit with Landlord $27,270.83 in readily available funds as security for the payment of rent and the compliance by Tenant with other
terms of this Lease. 
 4. TAXES - Tenant shall pay, as Additional Rent, its Proportionate Share of all real estate taxes and assessments
levied or imposed against the Premises during the Term of this Lease. For the purposes hereof, real estate taxes for any calendar year during the Term shall be real estate taxes which are payable in such year regardless of when such taxes are
assessed or become a lien. If a special assessment payable in installments is levied against the Premises, real estate taxes for such calendar year shall include only the installment of such assessment arid any interest payable or paid during such
year. Real estate taxes that are payable during the first and last calendar year in the Term shall be prorated between Landlord and Tenant. 

5. RECORDING OF LEASE – Recording of the Lease will be done by a Memorandum of Lease, to be executed by Landlord and Tenant and recorded on
or prior to the Commencement Date. 
 6. UTILITIES - Tenant agrees to promptly pay all electric, gas, water and sewer services and other
utilities used or consumed on the Premises. As further outlined in Section 26 hereof, Landlord shall arrange and pay for separately metering the electrical and gas service to the Premises. Also as further outlined in Section 26 hereof,
Tenant shall arrange and pay for the installation of its own 

  
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telephone system to serve the Premises. To the extent any utilities at the Premises are not separately metered, Tenant shall pay, as Additional Rent, all charges reasonably allocable to Tenant,
as determined by Landlord in Landlord’s sole discretion, by reason of Tenant’s use of the particular utility service. Tenant shall promptly pay all charges for electricity and telephone service directly to the applicable utility authority.
If and when any other utility is separately metered, Tenant shall contract for under its own name and promptly pay all charges for such utility use by Tenant to the applicable utility authority. 

 

	7.	REPAIRS, REPLACEMENT, MAINTENANCE, SECURITY, HOUSEKEEPING, SANITATION. 

 (a) Landlord shall, at its cost and expense, be responsible for regular maintenance and repair of the Building roof (including roof membrane and any skylights) and structural elements. The
“structural elements” of the Building shall be defined as the foundations, footings, bearing and exterior walls. The unexposed electrical, plumbing and sewerage systems including those portions of the systems lying outside the Premises,
gutters and downspouts on the Building, and the parking lot areas shall be maintained by Landlord and the expenses of same shall be included as part of CAM Charges. In addition, Landlord shall be responsible for replacement of the HVAC units which
serve only the Premises (which expense shall also be included as part of CAM Charges). Landlord shall conduct, at Tenant’s expense as part of CAM Charges, regular maintenance of the HVAC units, Notwithstanding the foregoing, Tenant shall be
responsible, at its sole cost, for any maintenance or repair caused by the negligence or willful act of Tenant or Tenant’s employees. Landlord shall be responsible for performing, but at Tenant’s expense as part of the CAM Charges, snow
removal and common driveway and parking lot repair, unless damage to any common driveway or the parking lot is caused by Tenant, in which case Tenant shall be solely responsible. 

If Landlord fails to perform any of its repair obligations hereunder for a period of thirty (30) days after receipt of written
notice from Tenant to Landlord specifying the needed repair and demanding Landlord’s repair thereof (unless the repair involves a condition dangerous to person or property, or which will become worse if no immediate action is taken to effect
such repair, in which event such default shall be cured forthwith upon Tenant’s demand), Tenant may, at its option, cause such repair to be made and Tenant’s reasonable cost of performance shall be paid to Tenant by Landlord within thirty
(30) days. The foregoing rights shall not be exclusive of any other right or remedy hereby to which Tenant may be entitled as a result of Landlord’s failure to make required repairs hereunder. 

(b) Tenant shall maintain all other portions of the Premises in good repair and shall be responsible for all repairs and replacement of
all other building systems which are located exclusive within or which exclusively service the Premises, including, docks and accessories, security system and fire prevention equipment, plumbing and electrical. Tenant will also be responsible for
and shall conduct throughout the Term hereof: (a) housekeeping operations to keep the Premises free from dirt and debris, (b) insect and rodent control including trapping not only in the Premises, but also the dock area and building
perimeter and (c) trash removal. 

  
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 (c) Landlord will construct and provide to Tenant at Landlord’s sole cost and expense,
within sixty (60) days after the date of this Lease, two (2) dumpster enclosures (the “Dumpster Enclosures”) to contain and shelter Tenant’s two steel 7’x8’x6’ dumpsters with plastic covers used for trash and
routine waste dumpsters at the Premises (the “Garbage Dumpsters”). The Dumpster Enclosures shall be for Tenant’s exclusive use during the Term, shall become Landlord’s property upon the expiration or early termination of the
Lease, and will be located at a location or locations convenient to the Premises as designated by Tenant so long as such location does not hinder the rights of other tenants at the Building or violate local ordinances and subdivision/industrial park
covenants and conditions relating to enclosing of dumpsters exterior to buildings (collectively, “Enclosure Requirements”). The Dumpster Enclosures shall be built in accordance with the specifications set forth on Exhibit “D”
attached hereto and made a part hereof. The aforesaid sixty day period may be extended as reasonably necessary for delivery of the Dumpster Enclosures, if Landlord has pursued the design and construction of the Dumpster Enclosures diligently, but
due to delayed approval by the relevant owners’ association, or other factors out of Landlord’s control, the Dumpster Enclosures cannot be completed within such sixty days. Tenant shall not be deemed to be in default under this Lease for
failure to comply with Enclosure Requirements prior to delivery of the Dumpster Enclosures. 
 (d) In the event that either
Tenant or Landlord receives a notice from the Renaissance Association or another organization or association managing the business park in which the Premises is located, indicating that any dumpsters used by Tenant at the Premises, other than the
Garbage Dumpsters, are not in compliance with the business park rules or any covenants, conditions and restrictions recorded against the Project (together, the “Project Rules”), and require screening, Tenant shall cause such dumpsters to
be screened in accordance with the Project Rules. In the event that such notice is received, Landlord shall reimburse Tenant for the cost of compliance (not to exceed $10,000.00) with such Project Rules on the following terms and conditions:
(i) Landlord approves of the design and plans for such screening; (ii) the screening is done in accordance with the Project Rules, the Lease and all applicable laws and regulations; (iii) Landlord receives written confirmation from
the Renaissance Association or other organization or association requiring compliance with the Project Rules that the dumpsters have been screened in compliance with the Project Rules; and (iv) Landlord receives satisfactory evidence from
Tenant of its out of pocket costs to enclose such dumpsters. 
  

	8.	INSURANCE  

  

	 	(a)	Property. 

 (i) Landlord
will keep in effect insurance protecting the Building against loss by fire, windstorm and other perils customarily provided under an extended coverage endorsement. Tenant shall pay its Proportionate Share of the cost of such insurance premiums as
Additional Rent. 
 (ii) Tenant shall provide insurance covering Tenant’s inventory and personal property and Tenant’s
leasehold improvements for their fall replacement value. Landlord shall not be obligated to provide insurance protection for Tenant’s personal property, inventory, or Tenant’s leasehold improvements. 

  
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	 	(b)	Indemnification - Liability Insurance. 

 (i) Landlord shall not be liable to Tenant for any loss or damage to Tenant or 
 to
any other person or to the property of Tenant or of any other person except to the extent that such loss or damage shall be caused by the negligence, misconduct or intentionally tortious act of Landlord, or its agents, servants or employees, or by
the failure of Landlord to perform its respective obligations hereunder. 
 (ii) Except as caused by the negligence, misconduct
or intentionally tortious act of Landlord, or its agents, servants or employees, or by the failure of Landlord to perform its respective obligations hereunder, Tenant shall and does hereby agree to indemnify and save harmless Landlord, its
successors or assigns, from all claims and demands of every kind, that may be brought against Landlord, its successors or assigns or any of them for or on account of any damage, loss or injury to persons or property in or about the Premises and its
appurtenances, including damage to the Premises, (A) arising from or out of Tenant’s use or occupancy thereof, or (B) occasioned wholly or in part by any act or omission of Tenant, its agents, servants, contractors, employees or
invitees, and from any and all costs and expenses, reasonable counsel fees and other charges which may be imposed upon Landlord, its successors and assigns, or which Landlord, its successors or assigns may incur in consequence thereof. The
provisions of this subsection 8(b)(ii) shall survive for a period of one (1) year after the termination of this Lease. Notwithstanding the foregoing, Tenant’s indemnity obligations relating to Hazardous Materials shall be exclusively
governed by Section 21(c) below. 
 (iii) Except as caused by the negligence, misconduct or intentionally tortious act
of Tenant, or its agents, servants or employees, or by the failure of Tenant to perform its obligations hereunder. Landlord shall and does hereby agree to indemnify and save harmless Tenant, its successors or assigns, from all claims and demands of
every kind, that may be brought against Tenant, its successors or assigns or any of them for or on account of any damage, loss or injury to persons or property in or about the Project (other than the Premises) and its appurtenances, (A) arising
from or out of Landlord’s or any other tenant’s use or occupancy thereof or (B) occasioned wholly or in part by any act or omission of Landlord, its respective agents, servants, contractors, employees or invitees, and from any and all
costs and expenses, reasonable counsel fees and other charges which may be imposed upon Tenant, its successors and assigns, or which Tenant, its successors or assigns may incur in consequence thereof. The provisions of this subsection 8(b)(iii)
shall survive for a period of one (1) year after the termination of this Lease. Notwithstanding the foregoing, Landlord’s indemnity obligations relating to Hazardous Materials shall be exclusively governed by Section 21(c) below.

 (iv) Tenant covenants and agrees that Tenant will, throughout the term of this Lease, carry and pay for comprehensive
commercial general liability with contractual liability insurance coverage with a company reasonably satisfactory to Landlord, with a minimum limit of $3,000,000.00 combined single limit per occurrence, and will furnish Landlord with an original
signed counterpart of the certificate evidencing such coverage. All insurance maintained by Tenant under this Lease shall name Landlord and Landlord’s designee as additional insureds, and shall also contain a provision stating that such policy
or policies shall not be canceled or materially altered 

  
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except after 30 days’ prior written notice to Landlord, and if applicable, Landlord’s designee. If at any time Tenant does not comply with the covenants made in this subsection, in
addition to any other remedies to which Landlord may be entitled, Landlord may, at Landlord’s option, cause insurance as aforesaid to be issued, and Tenant agrees to pay the premium for such insurance within 10 days of Landlord’s written
demand, together with 15% of such premium for reimbursement to Landlord for Landlord’s ancillary administrative expenses related thereto. 
 (c) Subrogation. Tenant and Landlord shall have included in all insurance policies relating to the Premises obtained by Tenant and Landlord hereunder, a waiver by the insurer of all right of
subrogation against Landlord or Tenant in connection with any loss or damage thereby insured against. To the full extent permitted by law, Tenant and Landlord each waives all right of recovery against the other for, and agrees to release the other
from liability for, loss or damage to the extent such loss or damage is covered by valid and collectible insurance in effect at the time of such loss or damage or would be covered by the insurance required to be maintained under this Lease by Tenant
or Landlord, including any deductible thereunder. Such waiver also applies to each party’s directors, officers, employees, shareholders, and agents. 
  

	9.	DEFAULT 

 (a) Events of
Default. The following events shall be deemed to be events of default by Tenant under this Lease: 
 (i) Tenant shall fail
to pay any installment of rent within fifteen (15) days after the due date. In the event that Tenant fails to pay any installment of rent within five (5) days after the due date, Landlord shall send to Tenant by overnight delivery, notice
of the overdue rent installment and of the late charge due Landlord pursuant to Section 9 (b)(i) of this Lease. 
 (ii)
Tenant shall become insolvent, or shall make a transfer in fraud of creditors, or shall make an assignment for the benefit of creditors, all as determined by a court of competent jurisdiction. 

(iii) Tenant shall file a petition under any section or chapter of the National Bankruptcy Code, as amended, or under any similar law or
statute of the United States or any State thereof; or an order for relief shall be entered against Tenant in any proceedings filed against Tenant thereunder. 
 (iv) A receiver or trustee shall be appointed for all or substantially all of the assets of Tenant. 
 (v) Tenant shall vacate all or a substantial portion of the Premises, whether or not Tenant is in default of the rental payments due under this Lease; provided, however, that such event shall not
constitute an Event of Default hereunder if (i) Tenant is not otherwise in default hereunder; (ii) Tenant adequately secures the Premises to prevent damage, destruction or vandalism to the Premises; (iii) Tenant continues such
utilities to the Premises as will prevent any damage to 

  
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the Premises; (iv) Tenant continues to provide insurance for the Premises and Tenant pays any increased premium resulting from a lack of a tenant in the Premises. 

(vi) Tenant shall fail to discharge any lien placed upon the Premises arising from a debt asserted against Tenant within sixty
(60) days after (A) notice by Landlord or (B) such earlier date on which Tenant has actual notice of such lien. 

(vi) Tenant shall fail to comply with any term, provision or covenant of this Lease other than the foregoing in this Section 9 and
shall not cure such failure within sixty (60) days after written notice thereof to Tenant; provided, however, that if such default is not reasonably capable of cure within sixty (60) days and Tenant commences efforts to cure during such
60-day period and diligently prosecutes such efforts to completion, Tenant shall have such additional time as is reasonably necessary to cure such default. 
  

	 	(b)	Remedies. 

 (i) Upon the
occurrence of any of such events of default described in Section 9 hereof, Landlord shall have the option to pursue any one or more of the following remedies without any notice or demand whatsoever: 

(A) Unless contrary to the law of the jurisdiction in which the property is located, terminate this Lease, in which event Tenant shall
immediately surrender the Premises to Landlord, and if Tenant fails so to do, Landlord may, without prejudice to any other remedy which it may have for possession or arrearage in rent, enter upon and take possession of the Premises and expel or
remove Tenant or any other person who may be occupying the Premises or any part thereof, by force if necessary, without being liable for prosecution or any claim of damages therefor. 

(B) Unless contrary to the law of the jurisdiction in which the property is located, enter upon and take possession of the Premises and
expel or remove Tenant and any other person who may be occupying such Premises or any part thereof, by force if necessary, without terminating this Lease and without being liable for prosecution or any claim for damages therefor, and relet the
premises and receive the rent therefor. 
 (C) Unless contrary to the law of the jurisdiction in which the property is located,
enter upon the Premises, by force if necessary, without terminating this Lease and without being liable for prosecution or any claim for damages therefor, and do whatever Tenant is obligated to do under the terms of this Lease; and Tenant agrees to
reimburse Landlord on demand for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease, and Tenant further agrees that Landlord shall not be liable for any damages resulting to the Tenant
from such action, whether caused by the negligence of Landlord or otherwise. 
 (D) Unless contrary to the law of the
jurisdiction in which the property is located, alter all locks and other security devices at the Premises without terminating this Lease. 

  
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 In the event Tenant fails to pay any installment of rent hereunder within five (5) days
after the date on which such installment is due, to help defray the additional cost to Landlord for processing such late payments Tenant shall pay to Landlord on demand a late charge in an amount equal to five percent (5%) of such installment;
and the failure to pay such amount within ten (10) days after demand therefor shall be an event of default hereunder. The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at
law and shall not be construed as limiting Landlord’s remedies in any manner. 
 (ii) Exercise by Landlord of any one or
more remedies hereunder granted or otherwise available shall not be deemed to be in acceptance of surrender of the Premises by Tenant, whether by agreement or by operation of law, it being understood that such surrender can be effected only by the
written agreement of Landlord and Tenant. To the extent conducted in accordance with applicable law, no such alteration of locks or other security devices and no removal or other exercise of dominion by Landlord over the property of Tenant or others
at the Premises shall be deemed unauthorized or constitute a conversion, Tenant hereby consenting, after any event of default, to the aforesaid exercise of dominion over Tenant’s property within the Premises. All claims for damages by reason of
such re-entry and/or repossession and/or alteration of locks or other security devices are hereby waived, as are all claims for damages by reason of any distress warrant, forcible detainer proceedings, sequestration proceedings or other legal
process. Tenant agrees that any re-entry by Landlord may be pursuant to judgment obtained in forcible detainer proceedings or other legal proceedings or without the necessity for any legal proceedings, as Landlord may elect, and Landlord shall not
be liable in trespass or otherwise. 
 (iii) In the event Landlord elects to terminate the Lease by reason of an event of
default, then notwithstanding such termination, Tenant shall be liable for and shall pay to Landlord, at the address specified for notice to Landlord herein: (A) the sum of all rental and other indebtedness accrued to date of such termination;
(B) plus, as damages, an amount equal to the difference between (1) the total rental hereunder for the remaining portion of the Lease Term (had such Term not been terminated by Landlord prior to the date of expiration stated in
Section 1 and (2) the then present value, computed with a discount rate of 12 percent, of the then fair rental values of the Premises for such period. 
 (iv) In the event that Landlord elects to repossess the Premises without terminating the Lease, then Tenant shall be liable for and shall pay to Landlord, at the address specified for notice to Landlord
herein, all rental and other indebtedness accrued to the date of such repossession, plus rental required to be paid by Tenant to Landlord during the remainder of the Lease Term until the date of expiration of the Term as stated in Section 1
diminished by any net sums thereafter received by Landlord through reletting the Premises during said period (after deducting expenses incurred by Landlord as provided in subsection (v) below.) In no event shall Tenant be entitled to any excess
of any rental obtained by reletting over and above the rental herein reserved. Actions to collect amounts due by Tenant to Landlord under this subsection may be brought from time to time, on one or more occasions, without the necessity of
Landlord’s waiting until expiration of the Lease term. 

  
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 (v) In case of any event of default by Tenant, or threatened or anticipatory default, Tenant
shall also be liable for and shall pay to Landlord, at the address specified for notice to Landlord herein, in addition to any sum provided to be paid above, reasonable brokers’ fees incurred by Landlord in connection with reletting the whole
or any part of the Premises (but only to the extent attributable to the remainder of the then-applicable Term), the costs of removing and storing Tenant’s property, the costs of repairing, altering, remodeling or otherwise putting the Premises
into condition acceptable to a new tenant or tenants, and all reasonable expenses incurred by Landlord in enforcing or defending Landlord’s rights and/or remedies including actual and reasonable attorney’s fees, whether suit is actually
filed or not. 
 (vi) In the event of the termination of the Lease or repossession of the Premises for an event of default by
Tenant, Landlord shall use commercially reasonable efforts to relet or to attempt to relet the Premises, or any portion thereof; and in the event of reletting, Landlord may relet the whole or any portion of the Premises for any period to any tenant
and for any use and purpose. 
 (vii) If Tenant should fail to make any payment or cure any default hereunder within the time
herein permitted, Landlord, without being under any obligation to do so and without thereby waiving such default, may make such payment and/or remedy such other default for the account of Tenant (and enter the Premises for such purpose), and
thereupon Tenant shall pay Landlord, upon demand, all costs, expenses and disbursements (including reasonable attorney’s fees) reasonably incurred by Landlord in taking such remedial action. 

(viii) Landlord shall not have any rights or interest in any of the personal property of Tenant, including, without limitation, statutory
rights granted a Landlord with respect to the property of a tenant. Tenant may collaterally assign and grant a leasehold mortgage or security interest in its rights under this Lease to any institutional lender(s) or leasing company(ies) providing
financing to Tenant (each, a “Financing Party”), such leasehold mortgage or security interest to be in the form required by such Financing Party, and any such Financing Party(ies) or its or their designee(s) shall have the right in
connection with the exercise of remedies under any financing document to receive the benefits and exercise the rights of Tenant under this Lease, but not including occupancy or possession rights, unless such Financing Party or its designee, as the
case may be, agrees to comply with the terms of this Lease, and such Financing Party or its designee, as the case may be, assumes occupancy or possession rights, and such Financing Party or designee cures or agrees to cure any then existing default
by Tenant, to the extent that such default is capable of cure. Notwithstanding the Financing Party’s or its designee’s assumption of occupancy or possession rights under this Lease, Tenant shall continue to be responsible for its
liabilities and obligations under this Lease. Upon Tenant’s request, (a) Landlord shall execute such landlord lien waivers, in reasonable form, as may be requested from time to time by a Financing Party and (b) Landlord shall use its
best efforts to obtain the joinder of its mortgagees to such landlord lien waivers. 
 In the event any Financing Party
exercises its remedies under any financing document to remove any property of Tenant from the Premises, then Landlord, without any expense to Landlord, shall cooperate with the Financing Party or its designee to facilitate such action, provided that
Financing Party shall repair any damage to the Premises resulting from such removal. 

  
 11 

 (ix) In the event Landlord shall have taken possession of the Premises pursuant to the
authority herein granted then, subject to the rights of any Financing Party or other third party having a lien or lessor’s interest in such property and applicable laws, Landlord shall have the right to keep in place and use all of the
furniture, fixtures and equipment at the Premises, including that which is owned by or leased to Tenant at all times prior to any foreclosure or repossession thereof by any Financing Party or other third party having a lien or lessor’s interest
in such property. Landlord shall also have the right to remove from the Premises (without the necessity of obtaining a distress warrant, writ of sequestration or other legal process) all or any portion of such furniture, fixtures, equipment and
other property located thereon and to place same in storage at any premises within the County in which the Premises is located; and in such event, Tenant shall be liable to Landlord for costs incurred by Landlord in connection with such removal and
storage. Landlord shall also have the right to relinquish possession of all or any portion of such furniture, fixtures, equipment and other property to any Financing Party or other claimant, to the extent required or ordered pursuant to judgment or
order of a court of competent jurisdiction. 
 10. ASSIGNMENT OR SUBLETTING - Tenant shall not sublet or assign the Lease hereunder
except with the written consent of Landlord which consent shall not be unreasonably withheld, except that as a condition to such consent, Tenant agrees that fifty percent (50%) of any rent or other charge to be received by Tenant for the use of
the Premises in excess of the rent due hereunder shall be paid to Landlord. Such consent is not necessary if the sublease or assignment is made to a subsidiary, affiliate or parent company of Tenant for the manufacturing, storage and handling of the
same products as manufactured, stored and handled by Tenant, but such consent and permission of Landlord must be obtained in the event different products are to be manufactured, stored, and/or handled at the Premises. Consent of the Landlord will
not be unreasonably withheld particularly if such products are compatible and do not alter the physical character of the Building. Provided the Tenant performs all its covenants, agreements, and obligations hereunder, the Tenant shall have the
peaceful and quiet enjoyment of the Premises without hindrance on the part of Landlord and Landlord will warrant and defend the Tenant in the peaceful and quiet enjoyment of the Premises against the lawful claims of all persons claiming by, through,
or under Landlord. 
 11. ACCESS TO PREMISES - The Landlord and its representatives may, upon notifying Tenant (by telephone call to
Tenant’s operations manager at the Premises) at least twenty-four (24) hours in advance thereof, enter the Premises during normal business hours (except as to emergency repairs to be made by Landlord and except as otherwise agreed by
Tenant) for the purpose of: examining the same or to make any alterations or repairs to the Premises that the Landlord may deem necessary for safety or preservation of the facility; (b) exhibiting the Premises for sale or mortgage financing,
and (c) during the last twelve (12) months of the Term of this Lease, for exhibiting Premises and putting up the usual notice “For Rent”, which notice shall not be removed, obliterated, or hidden by Tenant, provided, however,
that any such action by Landlord as aforesaid in this section shall cause as little inconvenience to Tenant as reasonably practicable, and such action shall not be deemed an eviction or disturbance of Tenant nor shall Tenant be allowed any abatement
of rent, or damage for an injury or inconvenience occasioned thereby. 
  

	12.	DAMAGE OR DESTRUCTION 

  
 12 

 (a) If during the Term of this Lease the Premises are damaged by fire or other casualty, but
not to the extent that Tenant is prevented from carrying on business in the Premises, Landlord shall, within one hundred twenty (120) days after such casualty, cause the Premises to be repaired or restored at its sole cost and risk to
substantially the condition in which it existed prior to such damage. If such damage renders any portion of the Premises untenantable, the rent reserved hereunder shall be reduced during the period of its untenantability proportionately to the
amount by which the area so rendered untenantable bears to the entire area of the Premises, and such reduction shall be apportioned from the date of the casualty to the date when the Premises is rendered fully tenantable. If, as a result of such
damage, it is commercially impracticable for Tenant to conduct its business at the Premises (for example, if Tenant cannot conduct all necessary steps of the manufacturing process conducted at the Premises), all rent reserved hereunder shall abate
from the date of the casualty to the date when the Premises are restored to a condition which enables Tenant to resume business operations at the Premises. Notwithstanding the foregoing, in the event such fire or other casualty damages or destroys
any of Tenant’s leasehold improvements, alterations, betterments, fixtures or equipment Tenant shall cause the same to be repaired or restored at Tenant’s sole expense (other than Tenant’s personal property or equipment, which Tenant
may elect, in Tenant’s sole discretion, to repair or restore). 
 (b) If during the Term of this Lease the Premises are
rendered wholly untenantable as a result of fire, the elements, or other casualty, Landlord shall notify Tenant within 45 days of the casualty (i) whether it elects to restore the Premises or terminate the Lease and (ii) if it elects to
restore the Premises, the estimated time for completion of such restoration. If Landlord elects to restore the Premises, such restoration shall be completed within one hundred eighty (180) days after the date of the casualty and the rent
reserved hereunder shall abate until the Premises are again rendered tenantable. If Landlord elects not to restore the Premises, this Lease shall terminate as of the date of such notice. If the restoration is estimated to take in excess of one
hundred eighty (180) days, Tenant may terminate this Lease without fee or penalty upon written notice to Landlord. In addition, if such casualty occurs during the last two (2) years of the then-applicable term, Tenant may terminate this
Lease upon written notice to Landlord given within forty-five (45) days of the casualty. 
  

	13.	CONDEMNATION 

 (a) If
during the Term of this Lease all or a substantial part of the Premises are taken by or under power of eminent domain, this Lease shall terminate as of the date of such taking, and the rent (Fixed and Additional) shall be apportioned to and abate
from and after, the date of taking. Tenant shall have no right to participate in any award or damages for such taking and, subject to Section 13(d) below, hereby assigns all of its right, title and interest therein to Landlord. For the purposes
of this Section, “a substantial part of the Premises” shall mean such part that the remainder thereof is rendered inadequate for Tenant’s business and that such remainder cannot practicably be repaired and improved so as to be
rendered adequate to permit Tenant to carry on its business with substantially the same efficiency as before the taking, as determined in Landlord’s reasonable judgment. 

  
 13 

 (b) If during the Term of this Lease less than a substantial part of the Premises (as herein
above defined) is taken by or under power of eminent domain, this Lease shall remain in full force and effect according to its terms, and Tenant shall not have the right to participate in any award or damages for such taking and Tenant hereby
assigns, subject to Section 13(d) below, all of its right, title and interest in and to the award to Landlord. In such event Landlord shall at its expense promptly make such repairs and improvements as shall be necessary to make the remainder
of the Premises adequate to permit Tenant to carry on its business to substantially the same extent and with substantially the same efficiency as before the taking. If as a result of such taking any part of the Premises is rendered permanently
unusable, the rent reserved hereunder shall be reduced in such amount as may be fair arid reasonable, which amount shall not exceed the proportion which the area so taken or made unusable bears to the total area which was usable by Tenant prior to
the taking. If the taking does not render any part of the Premises unusable, there shall be no abatement of rent. 
 (c) For
purposes of this Section “taking” shall include a negotiated sale or lease and transfer of possession to a condemning authority under bona fide threat of condemnation, and both Landlord and Tenant shall have the right to negotiate with the
condemning authority and conduct and settle all litigation connected with the condemnation. As used herein, the words “award or damages” shall, in the event of such sale or settlement, include the purchase or settlement price. 

(d) Nothing herein shall be deemed to prevent Tenant from claiming and receiving from the condemning authority, if legally payable,
compensation for the taking of Tenant’s own tangible property and damages for Tenant’s loss of business, business interruption, or removal and relocation; provided such compensation does not in any way decrease the amount of the award or
damages to which Landlord may be entitled by reason of such taking. 
 14. SUBORDINATION - Provided that a mutually acceptable
Subordination, Non-Disturbance and Attornment Agreement (“SNDA”) has been executed by Tenant, Landlord, and the applicable existing and any future mortgageholder, this Lease shall be subject to and subordinate at all times to the lien of
any mortgages by Landlord or deeds of trust hereafter made on the Premises and to all advances made or hereafter to be made thereunder. Tenant agrees to negotiate in good faith as to the execution and delivery, within 10 days of Landlord’s
request therefor, of a mutually acceptable SNDA. 
 15. LANDLORD’S RIGHT TO PERFORM TENANT’S COVENANTS - If Tenant shall fail
to perform any covenant or duty required of it by this Lease or by law or shall take any action requiring Landlord’s consent without having obtained such consent, upon forty-eight (48) hours advance notice to Tenant, Landlord shall have
the right (but not the obligation) to perform such covenant or duty or to take any action to terminate any acts of Tenant undertaken without Landlord’s consent, and if necessary to enter the Premises for such purposes. The cost thereof to
Landlord shall be payable by Tenant, within 10 days of Landlord’s demand therefor, including 15% of such cost for reimbursement to Landlord for Landlord’s ancillary administrative expenses, and Landlord shall have the same rights and
remedies with respect to such costs. 
 16. WATER AND OTHER DAMAGE - Unless caused by Landlord’s negligent or intentionally tortious
act or failure or Landlord’s failure to perform its obligations hereunder, Landlord shall not 

  
 14 

 
be liable for, and Landlord is hereby released and relieved from, and Tenant hereby waives, all claims and demands of any kind by reason of or resulting from, damage or injury to person or
property of Tenant, or any other party, directly or indirectly caused by (a) dampness, water, rain or snow, in any part of the Premises or in any part of the Building, the land, or of any portion thereof leased to Tenant (whether attributable
to roof leakage or otherwise) and/or (b) any leak or break in any gas or electric line in any part of the Premises, or any leak or break in any pipes, appliances or plumbing, or from sewers, or from any other place or any part of the buildings,
land, or any portion thereof leased to Tenant. 
 17. COVENANT OF QUIET ENJOYMENT - So long as the Tenant pays the rent, and performs all
of its obligations in this Lease, the Tenant’s possession of the Premises will not be disturbed by Landlord, or any party acquiring the interest of Landlord hereunder or with respect to the Premises. 

18. LIMITATION ON TENANT’S RECOURSE - The Tenant’s sole recourse against the Landlord, and any successor to the interest of the Landlord
in the Premises, is to the interest of the Landlord, and any such successor, in the Building. The phrase “the interest of the Landlord in the Building” as used in this paragraph shall be an amount equal to Landlord’s equity in the
Building. 
 The Tenant will not have any right to satisfy any judgment which it may have against the Landlord, or any such successor, from any
other assets of the Landlord, or any such successor. In this Section the terms “Landlord”, and “successor” include the shareholders, members, venturers, and partners of “Landlord”, and “successor”. The
provisions of this section are not intended to limit the Tenant’s right to seek injunctive relief or specific performance, or the Tenant’s right to claim the proceeds of insurance (if any) specifically required to be maintained by the
Landlord hereunder. 
 19. MISCELLANEOUS - ESTOPPEL CERTIFICATES - Within no more than ten (10) business days after written request
by Landlord, Tenant will execute, acknowledge, and deliver to Landlord a certificate, as provided by Landlord to Tenant, stating (a) that this Lease is unmodified and in full force and effect, or, if the Lease is modified, the way in which it
is modified accompanied by a copy of the modification agreement, (b) the date to which rental and other sums payable under this Lease have been paid, (c) that no notice has been received by Tenant of any default which has not been cured,
or, if such a default has not been cured, what Tenant intends to do in order to effect the cure, and when it will do so, (d) that Tenant has accepted and occupied the Premises, (e) that, to the best of Tenant’s knowledge, Tenant has
no claim or offset against Landlord, or, if it does, stating the circumstances which gave rise to the claim or offset, (f) that Tenant is not aware of any prior assignment of this Lease by Landlord, or, if it is, stating the date of the
assignment and assignee (if known to Tenant), and (g) such other matters as may be reasonably requested by Landlord. Any such certificate may be relied upon by any prospective purchaser of the Premises and any prospective mortgagee or
beneficiary under any deed of trust or mortgage encumbering the Premises. 
 20. HOLDING OVER - At the termination of this Lease by lapse
of time or otherwise, Tenant shall forthwith surrender possession of the Premises or, failing to do so, shall pay, at the election of Landlord, for each day possession is withheld, rent in the amount of 150% of the then applicable Fixed Rent herein
to be paid by Tenant hereunder (together with Additional Rent at the standard rate). The provisions of this Section shall not be held to be a waiver by Landlord of any right of re-

  
 15 

 
entry, nor shall the receipt of such holdover rent, or any other act in apparent affirmance of the tenancy, operate to create a periodic tenancy or a tenancy at will or as a waiver of the right
to terminate this Lease at any time. 
  

	21.	USE OF PROPERTY 

 (a)
Condition of Property at Commencement Date. Tenant has inspected and accepts the Premises in its current “as is” and “where is” condition, and Landlord makes no warranties or representations of any kind as to the condition of
the Premises or its fitness for Tenant’s intended use. Landlord has not received written notification of a violation of any environmental laws or regulations affecting the Premises. 

(b) Manner of Use. Tenant shall not cause or permit the Premises to be used in any way which constitutes a violation of any
applicable law, ordinance, or governmental regulation or order, or business park rule, or which constitutes a nuisance or waste. Tenant shall obtain and pay for all operational permits, including an Occupancy Fee, floor tax or personal property tax,
required for or related to Tenant’s occupancy of the Premises and shall promptly take all actions necessary to comply with all applicable statutes, ordinances, rules, regulations, orders and requirements regulating the use by Tenant of the
Premises, including the Occupational Safety and Health Act, federal, state and local environmental laws and regulations, and the Americans with Disabilities Act; provided, however, Tenant shall not be responsible for compliance with any laws,
regulations, or the like requiring (i) structural repairs or modifications, or (ii) repairs or modifications to the utility or Building service equipment located outside of the Premises and not required solely as a result of Tenant’s
use or arising from or related to Tenant’s occupancy or (iii) the installation of new Building service equipment such as fire detection or suppression equipment, unless such repairs, modifications or installations are required either due
to Landlord’s alterations or repairs in the Premises or Tenant’s particular manner of use of the Premises (as opposed to office use generally) or due to the negligence or willful misconduct of Tenant or any agent, employee or contractor or
Tenant. 
 Tenant shall use the Premises for the manufacturing, handling and storage of aerosol and other cans and containers,
including, but not limited to, aerosol paint cans and shaving cream cans, other types of rigid plastic or metal containers, and other products which are similar to and/or compatible with the use stated herein, together with ancillary uses relating
to such products, including without limitation general office uses, shipping, receiving, storage of finished product (whether manufactured at the Premises or at any other location of Tenant or its affiliates) and storage of raw materials and for no
other use without Landlord’s prior written approval. Tenant may not store any products or any of Tenant’s personal property or other property outside the Building. 
 Tenant may not make material changes, alterations, or improvements to the Premises without Landlord’s written approval. Notwithstanding anything contained herein to the contrary, Tenant shall be
entitled to perform work within the Premises with notice to, but not the consent of, Landlord as long as (a) the cost of such work does not exceed, in the aggregate, $50,000.00; (b) such work does not adversely affect the structural
components of the Building or the Building’s systems; (c) except for exhaust stacks as discussed below, such work is not visible from the exterior of the Premises; and (d) the terms and conditions of this paragraph of the Lease are
otherwise complied with. In addition, 

  
 16 

 
Landlord expressly agrees that, in connection with the installation of its manufacturing equipment, Tenant shall be entitled to install, at its sole cost and expense, exhaust stacks through the
roof of the Building. Such exhaust stacks shall be constructed in a good and workmanlike manner. 
  

	 	(c)	Hazardous Materials. 

 (i)
As used in this Lease, the term “Hazardous Materials” means any flammable items, explosives, radioactive materials, hazardous or toxic substances, hazardous waste, including any substances defined as or included in the definition of
“hazardous substances”, “hazardous wastes”, “hazardous materials”, “hazardous emissions”, or “toxic substances” now or subsequently regulated under any applicable federal, state or local laws or
regulations, including, without limitation, petroleum-based products, paints, solvents, lead, cyanide, DDT, printing inks, acids, pesticides, ammonia compounds and other chemical products, asbestos, PCBs and similar compounds, and including any
different products and materials which are subsequently found to have adverse effects on the environment or the health and safety of persons. 
 (ii) Tenant shall not produce, use, store, emit, or otherwise employ or permit, or suffer there to be produced, used, stored, emitted, or otherwise employed or permitted in or above the Premises any
Hazardous Materials in any manner not in compliance with applicable federal, state or local laws and regulations. Landlord acknowledges that certain Hazardous Materials will be used by Tenant in the ordinary course of Tenant’s business, as
listed on Exhibit “C” attached hereto and made a part of this Lease, and nothing herein shall prevent such Hazardous Materials from being brought onto the Premises in the ordinary course of Tenant’s business, so long as
such presence, handling and use is in compliance with applicable federal, state or local laws and regulations. Tenant agrees to provide Landlord with a list of Hazardous Materials which it will use on the Premises, along with a description of the
nature of Tenant’s use of the Hazardous Materials, and an estimate of the quantity of the Hazardous Materials used by Tenant. Tenant shall indemnify Landlord against and from any claims, suits, and causes of action (including without limitation
reasonable attorney’s fees) arising out of or relating to the emission, storage or release of Hazardous Materials on any portion of the Premises or in the Project resulting from or arising out of a release, storage or emission that is caused
during the Initial Term and/or the Extended Term as a result of Tenant’s use of the Premises. In the event that a release of Hazardous Materials at the Premises resulting from Tenant’s operations occurs during the term, Tenant shall
investigate, assess and remediate such release as required by the applicable government agency with jurisdiction over the Premises and the release. Except as hereinafter set forth, the foregoing indemnity shall survive for a period of two
(2) years following delivery of the Environmental Reports, defined below, to Landlord. 
 Promptly after Tenant’s
surrender of the Premises at the expiration or termination of this Lease, Tenant shall, at its sole cost and expense, obtain a current Phase I environmental audit of the Premises, as prepared by an environmental consultant reasonably acceptable to
Landlord, together with soil sampling and testing for Hazardous Materials of the soil underlying the fabrication and loading areas of the Premises (collectively, the “Environmental Reports”). Such soil samples shall be taken in such
locations as may be reasonably necessary to evaluate the condition of the soil underlying the floor of the fabrication and loading areas. Tenant shall, at its sole cost and expense, promptly restore all damage to the Premises caused by the foregoing

  
 17 

 
activities, including without limitation, the patching of holes in the floor of the Premises. Tenant shall deliver a copy of the Environmental Reports, together with all supporting materials, to
Landlord. If the Environmental Reports reveal that a release of Hazardous Materials has occurred at the Premises resulting from Tenant’s operations thereon, Tenant shall investigate, assess and remediate such release as required by the
applicable governmental agency with jurisdiction over the Premises and the release. If Tenant shall fail to obtain the Environmental Reports, as set forth above, then the two-year survival period for Tenant’s indemnity obligations, as set forth
above, shall not be applicable and Tenant’s indemnity obligations set forth in this Section 21(c) shall indefinitely survive the termination of this Lease. 
 Notwithstanding the foregoing, in the event that, following the expiration or termination of this Lease, Landlord enters into a lease for all or any portion of the Premises to a tenant which will use
Hazardous Materials at the Premises (the “New Lease”) then (A) Landlord shall promptly notify Tenant in writing of such event and (B) Tenant may, prior to occupation of the Premises by the new tenant, at its sole cost and in its
sole discretion, conduct new environmental testing of the Premises in the same manner described in the immediately preceding paragraph. In the event that the new Environmental Reports do not reveal that a release of Hazardous Materials occurred at
the Premises resulting from Tenant’s operations thereon, Tenant’s indemnity set forth in this Section 21(c)(ii) shall expire and be of no further force or effect upon the earlier to occur of occupation of any portion of the Premises
by the new tenant or commencement of the term of the New Lease. If Tenant does not elect to conduct such new testing, the two-year survival period for Tenant’s indemnity shall remain in effect. 

Tenant’s liabilities and obligations with respect to Hazardous Materials shall be governed exclusively by the provisions of this
Section 21(c)(ii) 
 (iii) Landlord shall not produce, use, store, emit, or otherwise employ or permit, or suffer there to
be produced, used, stored, emitted, or otherwise employed or permitted in or above the Building any Hazardous Materials in any manner not in compliance with applicable federal, state or local laws and regulations. Tenant acknowledges that certain
Hazardous Materials will be used by Landlord in the ordinary course of Landlord’s business, and nothing herein shall prevent Hazardous Materials from being brought into the Building in the ordinary course of Landlord’s business, so long as
such presence, handling and use is in compliance with applicable federal, state or local laws and regulations. Landlord shall indemnify Tenant against and from any claims, suits, and causes of action (including without limitation reasonable
attorney’s fees) arising out of or relating to the emission, storage or release of Hazardous Materials on any portion of the Premises resulting from or arising out of a release, storage or emission that is caused during the Initial Term and/or
the Extended Term as a result of Landlord’s use of the Building. In the event that a release of Hazardous Materials in the Premises resulting from Landlord’s operations occurs during the term, Landlord shall investigate, assess and
remediate such release as required by the applicable government agency with jurisdiction over the Premises and the release. Except as hereinafter set forth, the foregoing indemnity shall survive for a period of two (2) years following the
expiration or termination of this Lease. 

  
 18 

 Landlord’s liabilities and obligations with respect to Hazardous Materials shall be
governed exclusively by the provisions of this Section 21 (c). 
 (d) Tenant may, without the consent of Landlord, but at
its sole expense and in a good workmanlike manner, erect and affix to the Premises such shelves, bins, machinery and manufacturing equipment, and trade fixtures (collectively “Fixtures”), without altering the structural soundness,
aesthetics or basic character of the Premises or its walls, and in any case complying with all applicable governmental laws, ordinances, decisions, orders, decrees, regulations and other requirements. All Fixtures erected or installed by Tenant
shall be and remain personal property and shall remain the property of Tenant during the Term of this Lease, regardless of whether such Fixtures are affixed to the Premises or the Building. Tenant shall have the absolute right to remove all Fixtures
at the expiration or termination of this Lease. Unless Landlord otherwise elects in writing, Tenant shall remove all Fixtures erected by Tenant at the expiration or termination of this Lease. All removals and restorations by Tenant shall be
accomplished in a good and workmanlike manner so as not to damage the Premises or the Building or their structural, aesthetic or functional qualities. 
 22. ENTIRE AGREEMENT - This Lease contains the entire agreement between the parties and any executory agreement hereafter made shall be ineffective to change, modify or discharge the Lease in whole
or in part unless such executory agreement is in writing and signed by both of the parties hereto. 
 23. FORUM - This Lease shall be
interpreted and enforced in accordance with and governed by the laws of the State of Wisconsin, and any litigation which may arise shall be litigated in the State of Wisconsin. 
 24. NOTICES - Except as otherwise provided herein, notices and demands shall be given by Certified Mail at the addresses below, or at such other address as either party may by notice designate:

  

			
	Tenant:	  	BWAY Corporation
		  	8607 Roberts Drive
		  	Suite 250
		  	Atlanta, Georgia 30350
		  	Attn: Jeffrey O’Connell
		
	Landlord:	  	c/o HSA Commercial Real Estate
		  	233 South Wacker Drive
		  	Suite 350
		  	Chicago, Illinois 60606
		  	Attn: Christine Muszynski

 A copy of any notice of default
to Tenant shall also be sent to: 
 Jeffrey L. Schulte, Esq. 

  
 19 

 Morris, Manning & Martin, LLP 

3343 Peachtree Road, N.E. 
 1600 Atlanta Financial Center 
 Atlanta, Georgia 30326 

25. SURRENDER OF PREMISES AT END OF TERM - Upon expiration of this Lease, Tenant shall surrender the Premises to Landlord in the same condition in
which it was delivered to the Tenant on Commencement Date, reasonable wear and tear excepted. 
 26. AS IS - Landlord makes no warranties
or representations of any kind as to the condition of the Premises or its fitness for Tenant’s intended use. Landlord has provided 50 trailer positions and 75 car spaces at the Building for Tenant’s exclusive use. Landlord has striped such
spaces and positions and has provided 12 docks, each with 35,000 pound levelers, dock locks and dock seals for Tenant’s exclusive use and access. Tenant’s occupancy of the Premises shall be conclusive evidence that Tenant has examined the
Premises, has determined that the Premises is suitable for its intended use, and accepts the Premises in “as is” condition on the date of such occupancy by Tenant. Tenant has satisfied itself as to the load limits of the Premises’
floor and has determined that the floor is suitable for Tenant’s use and that no damage to the floor will be caused by Tenant’s use. Tenant has satisfied itself as to the conformity of its intended use of the Premises with all federal,
state, and local government rules, regulations, ordinances and zoning. 
 27. Intentionally Omitted 

28. Intentionally Omitted 
 29.
BROKERS’FEES - The parties hereto represent and warrant to each other that no broker or finder was instrumental in arranging or bringing about this Lease and that there are no claims or rights for brokerage commissions or finders fees in
connection with the transactions contemplated by this Lease. If any other person brings a claim for a commission or finder’s fee based upon any contact, dealings or communication with Landlord or Tenant, the party through whom such person makes
his claim shall defend the other parties (the “Indemnified Parties”) from such claim, and shall indemnify the Indemnified Parties and hold the Indemnified Parties harmless from any and all costs, damages, claims, liabilities or expenses
(including, without limitation, reasonable attorneys’ fees and disbursements) incurred by the Indemnified Parties in defending against the claim. The provisions of this Section 29 shall survive the expiration or earlier termination of this
Lease. 
 30. SIGNAGE - Tenant, at Tenant’s expense, may place and maintain in and about the Premises such outside and inside signs
advertising its business name (including the placement of Tenant’s business name on the existing monument sign that bears Landlord’s name) as it shall desire provided that they comply with any and all federal, state, municipal, and
business park laws, ordinances and regulations applicable to the Premises and further provided that any such signage requests be approved in writing by Landlord in advance of installation, such approval not to be unreasonably withheld. Tenant
acknowledges and agrees that Landlord’s approval of any signs shall be no indication of whether such signs comply with the foregoing laws, ordinances and regulations. Upon 

  
 20 

 
the termination of this Lease, Tenant shall remove any signs and repair any damage to the Premises and the Project caused by the erection, maintenance or removal of such signs. 

31. SUCCESSORS AND ASSIGNS. Subject to the provisions of Sections 10 and 18 hereof, the covenants and agreements contained in this
Lease shall bind and inure to the benefit of Landlord, Tenant, and their respective successors and assigns. 
 [execution on
following page] 

  
 21 

 IN WITNESS WHEREOF, the parties hereto have caused this Lease to be executed as of the date
above first written. 
  

			
	 Landlord:
	 	
	
	STURTEVANT VENICE, LLC, an Illinois limited liability company
		
	 By:
	 	 /s/ John E. Shaffer

	 Name:
	 	John E. Shaffer
		 	 A Member of its Board To Managers

	
	JES STURTEVANT VENICE, LLC, an Illinois limited liability company
	 By:
	 	 /s/ John E. Shaffer

		 	John E. Shaffer, its Manager
	
	RES STURTEVANT VENICE, LLC, an Illinois limited liability company
		
	 By:
	 	 /s/ Robert E Smietana

		 	Robert E Smietana, its Manager
	
	MSP STURTEVANT VENICE, LLC, an Illinois limited, liability company
		
	 By:
	 	 /s/ Melissa S. Pielet

		 	Melissa S. Pielet, its Manager
		
	 Tenant:
	 	
	
	 BWAY CORPORATION

		
	 By:
	 	  

	 Name:
	 	  

	 Its:
	 	  

 IN WITNESS WHEREOF, the parties hereto have caused this Lease to be executed as of the date
above first written. 
  

			
	 Landlord:

			
	
	STURTEVANT VENICE, LLC, an Illinois limited liability company

			
		
	 By:
	 	  

			
	 Name:
	 	  

		 	A Member of its Board of Managers
	
	JES STURTEVANT VENICE, LLC, an Illinois limited liability company

			
		
	 By:
	 	  

			
		 	John E. Shaffer, its Manager
	
	RES STURTEVANT VENICE, LLC, an Illinois limited liability company

			
		
	 By:
	 	  

			
		 	Robert E. Smietana, its Manager
	
	MSP STURTEVANT VENICE, LLC, an Illinois limited liability company

			
		
	 By:
	 	  

			
		 	Melissa S. Pielet, its Manager
	
	 Tenant:

	
	 BWAY
CORPORATION

			
		
	 By:
	 	 /s/ Jeffrey M.
O’Connell

			
	 Name:
	 	Jeffrey M. O’Connell

			
	 Its:
	 	VP, Treasurer & Secretary

 EXHIBIT “A” 

ATTACH DRAWING OF PREMISES 

  
 23 

 Exhibit A 

 

 

 EXHIBIT “B” 

Exclusions from CAM Charges 

The following items shall be excluded from CAM Charges: 
  

	1.	Leasing commissions, advertising and other promotional costs and expenses, attorneys’ fees, costs and disbursements and other expenses incurred in negotiating or
executing leases or in resolving disputes with other tenants, other occupants, or other prospective tenants or occupants of the Building or any portion thereof, collecting rents or otherwise enforcing leases of other tenants of the Building or any
portion thereof. 

  

	2.	Except for the amortization of the cost of capital investment items which are primarily for the purpose of reducing operating expenses of the Building or for the
purpose of complying with governmental requirements enacted after the date of this Lease, operating expenses shall include no cost or expenditure that would be classified as a capital expense under generally accepted accounting principles
consistently applied. All such capital expenditures shall be amortized over the useful life of the capital improvement (as determined in accordance with generally accepted accounting principles consistently applied), and with respect to capital
improvements made primarily for the purpose of reducing operating expenses, the amount to be included in operating expenses in any calendar year shall be the lesser of (i) the amortized amount determined in accordance with the foregoing, or
(ii) the actual or, if not reasonably obtainable, the reasonably-estimated reduction in operating expenses resulting from the capital improvement during the same calendar year. 

 

	3.	Depreciation, amortization and other non-cash items. 

  

	4.	Costs and expenses incurred by Landlord for which Landlord is actually reimbursed by parties other than tenants of the Building, including, without limitation,
insurance proceeds. 

  

	5.	Costs and expenses attributable to the correction of any construction defects in the initial construction of the building or the construction of any additions to the
Building. 

  

	6.	Finance and debt service costs for the Building or any portion thereof and rental under any ground or underlying lease or leases for the Building or any portion
thereof. 

  

	7.	Costs, fines or penalties incurred due to violations by Landlord of any governmental rule or authority, other than any such cost, fine or penalty (not otherwise paid by
Tenant) incurred due to any violation caused by any act or omission of Landlord, its employees or agents. 

  

	8.	Costs and expenses associated with the testing for, handling, remediating, or abating hazardous materials or electromagnetic fields, or to remove cholor-flouro carbons
(“CFCS”) or accomplish other future retrofitting driven by as-yet-unknown future environmental concerns, or to purchase environmental insurance. 

  
 24 

	9.	Any other expense which is not a fair and reasonable direct operating expense of the Building, or under generally accepted accounting principles, consistently applied,
would not be considered a normal maintenance, repair, management or operating expense of the Building. 

  
 25 

 EXHIBIT C 
 LIST OF HAZARDOUS MATERIALS USED ON THE PREMISES 
 BY TENANT

 Valspar Code: 5500002 
  

									
	 CAS Number
	  	 Component
	  	Weight Percent	  	Weight/Gallon	  	HAP
	112-17-2	  	Butyl Cellosolve Acetate	  	23.8	  	7.84	  	X
	2807-30-9	  	Ethylene Glycol Monopropyl Ether	  	22.4	  	7.59	  	X
	71-36-3	  	Butanol	  	8.2	  	6.75	  	
	110-43-0	  	Methyl N-Amyl Ketone	  	5.7	  	6.80	  	
	123-86-4	  	Butyl Acetate	  	3.7	  	7.35	  	
	64-17-5	  	Ethanol	  	1.2	  	6.58	  	
	1330-20-7	  	Xylene	  	0.6	  	7.23	  	X
	50-00-0	  	Formaldehyde (1)	  	0.3	  	11.78	  	X
	100-41-4	  	Benzena Ethyl	  	0.1	  	7.25	  	X

 Ashland T 216 

 

					
	 Ingredient
	  	CAS Number	  	% (by volume)
	 TOLUENE
	  	108-88-3	  	60.0
	 METHYL ETHYL KETONE
	  	78-93-3	  	30:0
	 METHYL ISOBUTYL KETONE
	  	108-10-1	  	10.0

 [To be Confirmed by Bway]

  
 26 

 EXHIBIT D 

Dumpster Enclosure Specifications 
 Dumpster Enclosures to be located on the south side of the Building near the loading docks. 
 Two (2) enclosures to be in weather-durable/resistant customary materials, sufficient to enclose each of the two (2) steel 7’x8’x6’ dumpsters with plastic covers used for trash
and routine waste 

  
 27Lease between Duke Realty Limited Partnership and North America Packaging Corp

 Exhibit 10.3 
 PHG/JAG/dj 
 11/24/08 
 LEASE 
 THIS LEASE (the “Lease”) is executed this 15 day of
December, 2008, by and between DUKE REALTY LIMITED PARTNERSHIP, an Indiana limited partnership (“Landlord”), and NORTH AMERICA PACKAGING CORPORATION, a Delaware corporation (“Tenant”). 

Landlord and Tenant are currently parties to that certain Lease Agreement dated June 14, 1989 pursuant to which Landlord leases the
Leased Premises (as defined herein) to Tenant (as amended, the “1989 Lease”). Landlord and Tenant hereby acknowledge and agree that the 1989 Lease shall remain in full force and effect and shall govern all of Landlord and Tenant’s
rights and obligations with respect to Leased Premises until the 1989 Lease expires at midnight on May 31, 2009. Upon such expiration, the terms and conditions of this Lease shall become fully operative and shall govern all rights and
responsibilities of Landlord and Tenant relating to the Leased Premises as set forth below. 
 ARTICLE 1 - LEASE OF
PREMISES 
 Section 1.01. Basic Lease Provisions and Definitions. 

(a)    Leased Premises (shown outlined on Exhibit A attached hereto): 6061 Guion Road, Indianapolis,
Indiana 46254 commonly known as Building No. 641 (the “Building”), located on the real estate described on Exhibit A-l (the “Land”). 

 

	 	(b)	Rentable Area: approximately 87,064 square feet. 

  

	 	(c)	Tenant’s Proportionate Share: 100%. 

  

	 	(d)	Minimum Annual Rent: 

  

					
	June1, 2009 – May 31, 2010	  	$337,808.28 per year	  	
	June 1, 2010 – May 31, 2011	  	$342,503.16 per year	  	
	June 1, 2011 – May 31, 2012	  	$347,268.36 per year	  	
	June 1, 2012 – May 31, 2013	  	$352,105.08 per year	  	
	June 1, 2013 – May 31, 2014	  	$357,014.28 per year	  	
	June 1, 2014 – May 31, 2015	  	$361,997.28 per year	  	
	June 1, 2015 – May 31, 2016	  	$367,054.92 per year	  	
	June 1, 2016 – May 31, 2017	  	$372,188.40 per year	  	
	June 1, 2017 – May 31, 2018	  	$377,398.92per year	  	
	June 1, 2018 – May 31, 2019	  	$382,687.56 per year	  	
	June 1, 2019 – May 31, 2020	  	$388,055.64 per year	  	
	June 1, 2020 – May 31, 2021	  	$393,504.12 per year	  	

	 	(e)	Monthly Rental Installments: 

  

					
	June 1, 2009 – May 31, 2010	  	$ 28,150.69 per month	  	
	June 1, 2010 – May 31, 2011	  	$28,541.93 per month	  	
	June 1, 2011 – May 31, 2012	  	$28,939.03 per month	  	
	June 1, 2012 – May 31, 2013	  	$ 29,342.09 per month	  	
	June 1, 2013 – May 31, 2014	  	$29,751.19 per month	  	
	June 1, 2014 – May 31, 2015	  	$30,166.44 per month	  	
	June 1, 2015 – May 31, 2016	  	$ 30,587.91 per month	  	
	June 1, 2016 – May 31, 2017	  	$31,015.70 per month	  	
	June 1, 2017 – May 31, 2018	  	$ 31,449.91 per month	  	
	June 1, 2018 – May 31, 2019	  	$31.890.63 per month	  	
	June 1, 2019 – May 31, 2020	  	$ 32,337.97 per month	  	
	June 1, 2020 – May 31, 2021	  	$ 32,792.01 per month	  	

 (f) Landlord’s Share of Operating Expenses per Rentable Square Foot: $0.00. 

(g) Commencement Date: June 1, 2009. 
 (h) Lease Term: Twelve (12) years. 
 (i) Security Deposit: None. 

(j)Broker(s): Duke Realty Services, LLC representing Landlord and UGL Equis Corporation representing Tenant. 

(k)Permitted Use: The manufacture of molded plastic products, including necessary light steel stamping accessories, warehousing, storage
and office, and for no other purpose without the prior written consent of the Landlord. 
  

	 	(1)	Address for notices and payments are as follows: 

  

					
	Landlord:	  	 Duke Realty Limited Partnership
 600 E. 96th
Street, Suite 100
 Indianapolis, IN 46240
	  	
			
	With Payments to:	  	 Duke Realty Limited Partnership
 75 Remittance Drive, Suite 3205
 Chicago, IL 60675-3205
	  	
			
	Tenant:	  	 North America Packaging Corporation
 Attn: Danny Byrne
 4101 Lake Boone Trail, Suite 201

Raleigh, NC 27607
	  	

  
 -2-

					
	With a copy to:	  	 North America Packaging Corporation
 Attn: Gary Turner
 6061 Guion Road
 Indianapolis, IN 46254
	  	
			
	and a copy to:	  	 North America Packaging Corporation
 c/o BWAY Corporation
 Attn: Kevin Kern
 8607 Roberts Drive
 Suite 250
 Atlanta, Georgia 30350
	  	

  

	 	(m)	Guarantor: None. 

 EXHIBITS

 Exhibit A – Leased Premises 
 Exhibit A-1 – Land 
 Exhibit B – Tenant
Improvements 
 Exhibit C – Letter of Understanding 

Exhibit D – [Intentionally Omitted] 

Exhibit E – Rules and Regulations 
 Exhibit F – [Intentionally Omitted] 

Section 1.02. Lease of Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Leased
Premises, under the terms and conditions herein, together with the exclusive right to park in the parking areas located on the Land and the non-exclusive right, in common with others, to use the driveways and the railroad track spur located on the
Land. Without limiting Tenant’s rights of exclusivity set forth above with respect to the parking areas, the driveways, parking areas and other areas of the Land and improvements thereto (other than the Building) shall be collectively referred
to herein as the “Common Areas”. 
 ARTICLE 2 - TERM AND POSSESSION 

Section 2.01. Term. The Commencement Date and Lease Term shall be as set forth in subsections 1.01g and l.01h,
respectively, hereof. 
 Section 2.02. Construction of Tenant Improvements. Landlord shall construct and
install all leasehold improvements to the Leased Premises (collectively, the “Tenant Improvements”) in accordance with Exhibit B attached hereto and made a part hereof. 

Section 2.03. Surrender of the Premises. Upon the expiration or earlier termination of this Lease, Tenant shall, at
its sole cost and expense, immediately (a) surrender the Leased Premises to Landlord in broom-clean condition and in good order, condition and repair, ordinary wear and tear, casualty and condemnation excepted, (b) remove from the Leased
Premises (i) Tenant’s Property (as defined in Section 8.01 below) (but not including data and communications wiring and cabling located behind walls, above ceilings, or below floors), and (ii) any alterations required to
be removed pursuant to Section 7.03 below, (c) at Landlord’s request, remove the Bridges and restore the Leased Premises as required under Section 16.16 hereof, and (d) repair any damage caused by any such
removal and restore the Leased Premises to 

  
 -3-

 
substantially the condition existing prior to such removal, ordinary wear and tear, casualty and condemnation excepted. All of Tenant’s Property that is not removed within ten (10) days
following Landlord’s written demand therefore shall be conclusively deemed to have been abandoned and Landlord shall be entitled to dispose of such property at Tenant’s cost without incurring any liability to Tenant. This Section 2.03
shall survive the expiration or any earlier termination of this Lease. 
 Section 2.04. Holding Over. If
Tenant retains possession of the Leased Premises after the expiration or earlier termination of this Lease with Landlord’s written consent, Tenant shall become a month-to-month tenant at one hundred twenty-five percent (125%) of the
Monthly Rental Installments and Annual Rental Adjustment (as hereinafter defined) for the Leased Premises in effect upon the date of such expiration or earlier termination for the first six (6) months of such holdover, and thereafter at one
hundred fifty percent (150%) of such Monthly Rental Installments and Annual Rental Adjustment, and otherwise upon the terms, covenants and conditions herein specified, so far as applicable. Acceptance by Landlord of rent after such expiration
or earlier termination shall not result in a renewal of this Lease. Notwithstanding the foregoing, either party shall have the right to terminate such month-to-month tenancy upon thirty (30) days’ prior written notice to the other, whether
or not said notice is given on the rent paying date. This Section 2.04 shall in no way constitute a consent by Landlord to any holding over by Tenant upon the expiration or earlier termination of this Lease, nor limit Landlord’s
remedies in such event. 
 ARTICLE 3 - RENT 

Section 3.01. Base Rent. Tenant shall pay to Landlord the Minimum Annual Rent in the Monthly Rental Installments in
advance, without demand, deduction or offset, except as expressly permitted in this Lease, on the Commencement Date and on or before the first day of each and every calendar month thereafter during the Lease Term. The Monthly Rental Installments for
partial calendar months shall be prorated. 
 Section 3.02. Annual Rental Adjustment. 

(a) “Annual Rental Adjustment” shall mean the amount of Tenant’s Proportionate Share of Operating Expenses for a particular
calendar year during the Lease Term. 
 (b) “Operating Expenses” shall mean the amount of all of Landlord’s costs
and expenses paid or incurred in operating, repairing, replacing (except as otherwise specifically set forth herein) and maintaining the Building and the Common Areas in good condition and repair for a particular calendar year, including by way of
illustration and not limitation, the following: all Real Estate Taxes (as hereinafter defined), except those paid as provided in Section 3.05 hereof; insurance premiums and deductibles; water, sewer, electrical and other utility charges
other than the separately billed electrical and other charges paid by Tenant as provided in this Lease; painting; stormwater discharge fees; tools and supplies; repair costs; landscape maintenance costs; access patrols; license, permit and
inspection fees; management fees (not to exceed four percent (4%) of the gross rents for the Building (which gross rents shall not include real estate taxes paid by Tenant directly to the taxing authority)), administrative fees; supplies,
costs, wages and related employee benefits payable for the management, maintenance and operation of the Building (but not above the level of property manager, but to include Landlord’s property accountants); maintenance, repair and replacement
of the driveways, parking areas, curbs and sidewalk areas (including snow and ice removal), landscaped areas, drainage strips, sewer lines and lighting; and maintenance and repair costs, dues, fees and assessments incurred under any covenants or
charged by any owners association. The cost of any Operating Expenses that are capital in nature shall be amortized over the useful life of the 

  
 -4-

 
improvement (as reasonably determined by Landlord in accordance with generally accepted accounting principles), and only the amortized portion shall be included in Operating Expenses.
Notwithstanding anything herein to the contrary, except as otherwise provided in Section 7.01 hereof, Landlord shall be solely responsible for the cost of maintaining, repairing and replacing the Building’s roof, exterior walls,
foundation, structural frame and gutters and such costs shall not be included as Operating Expenses. 
 Notwithstanding anything
contained herein to the contrary, Operating Expenses shall exclude the following: 
  

	 	1.	Depreciation on the Building and other improvements and equipment. 

  

	 	2.	Interest payments, financing costs or ground lease payments associated with Building and/or the Land. 

 

	 	3.	Costs of Repairs and replacements for which and to the extent that Landlord has been reimbursed by insurance and/or paid pursuant to warranties.

  

	 	4.	Costs representing amounts paid to an affiliate of Landlord for services or materials which are in excess of the amounts which would have been paid in the absence of
such relationship. 

  

	 	5.	Marketing and leasing costs (including, but not limited to, legal fees and brokers’ commissions). 

 

	 	6.	Capital expenditures (except as permitted in Section 3.02(b) above). 

 

	 	7.	Taxes, except for taxes included within the definition of “Real Estate Taxes” in Section 3.02(d) below which are not paid directly by to the
taxing authority by Tenant pursuant to Section 3.05 below. 

  

	 	8.	Costs of correcting defects in the original Building Construction or the original manufacture of the Building equipment. 

 

	 	9.	Costs for repairs made by Landlord because of the condemnation of all or a portion of the Leased Premises, to the extent of condemnation proceeds for such repairs
actually received by Landlord. 

  

	 	10.	All costs and expenses of Landlord incurred for curing its defaults under this Lease or other contracts. 

 

	 	11.	All costs and expenses expressly provided for in this Lease to be borne at Landlord’s cost and expense without pass-through to Tenant as Operating Expenses.

 (c) “Tenant’s Proportionate Share of Operating Expenses” shall mean an amount equal to the
product of Tenant’s Proportionate Share times the Operating Expenses. 
 (d) “Real Estate Taxes” shall mean any
form of real estate tax or assessment or service payments in lieu thereof, and any license fee, commercial rental tax, improvement bond or other similar 

  
 -5-

 
charge or tax (other than transfer, inheritance, personal income or estate taxes) imposed upon the Building or Common Areas, or against Landlord’s business of leasing the Building to the
extent imposed against landlords and not against businesses generally, by any authority having the power to so charge or tax, together with costs and expenses of contesting the validity or amount of the Real Estate Taxes. 

Section 3.03. Payment of Additional Rent. 
 (a) Any amount required to be paid by Tenant hereunder (in addition to Minimum Annual Rent) and any charges or expenses incurred by Landlord on behalf of Tenant under the terms of this Lease shall be
considered “Additional Rent” payable in the same manner and upon the same terms and conditions as the Minimum Annual Rent reserved hereunder, except as set forth herein to the contrary. Any failure on the part of Tenant to pay such
Additional Rent when and as the same shall become due shall entitle Landlord to the remedies available to it for non-payment of Minimum Annual Rent. 
 (b) In addition to the Minimum Annual Rent specified in this Lease, commencing as of the Commencement Date, Tenant shall pay to Landlord as Additional Rent for the Leased Premises, in each calendar year
or partial calendar year during the Lease Term, an amount equal to the Annual Rental Adjustment for such calendar year. Landlord shall estimate the Annual Rental Adjustment annually, and written notice thereof shall be given to Tenant prior to the
beginning of each calendar year. Such written notice to Tenant shall contain a good faith estimate in reasonable detail, consistently applied from year to year, of the Operating Expenses for the upcoming calendar year. Tenant shall pay to Landlord
each month, at the same time the Monthly Rental Installment is due, an amount equal to one-twelfth (1/12) of the estimated Annual Rental Adjustment. If Operating Expenses increase during a calendar year, Landlord may increase the estimated
Annual Rental Adjustment during such year, but in no event more than once per calendar year, by giving Tenant written notice to that effect (such notice to contain a reasonably detailed explanation for such increase), and thereafter Tenant shall pay
to Landlord, in each of the remaining months of such year, an amount equal to the amount of such increase in the estimated Annual Rental Adjustment divided by the number of months remaining in such year. Within a reasonable time after the end of
each calendar year, but in no event later than March 31 of each calendar year, Landlord shall prepare and deliver to Tenant a reasonably detailed statement showing the actual Annual Rental Adjustment (“Operating Expense Statement”).
Such written statement to Tenant shall be consistently applied from year to year. Within thirty (30) days after receipt of the aforementioned statement, Tenant shall pay to Landlord, or Landlord shall credit against the next rent payment or
payments due from Tenant, as the case may be, the difference between the actual Annual Rental Adjustment for the preceding calendar year and the estimated amount paid by Tenant during such year. If such overpayment of Operating Expenses by Tenant
occurs in the final year of the Lease Term, Landlord shall refund to Tenant, within thirty (30) days after Landlord has completed the reconciliation of Operating Expenses for such year, such difference. This Section 3.03 shall
survive the expiration or any earlier termination of this Lease. 
 Section 3.04. Inspection and Audit
Rights. 
 (a) Tenant shall have the right to inspect, at reasonable times and in a reasonable manner, during the ninety
(90) day period following the delivery of the Operating Expense Statement (the “Inspection Period”), such of Landlord’s books of account and records as pertain to and contain information concerning the Annual Rental Adjustment
for the prior calendar year in order to verify the amounts thereof. Such inspection shall take place at Landlord’s office upon at least fifteen (15) days prior written notice from Tenant to Landlord. Only Tenant or a certified public
accountant that is not being compensated for its services on a contingency fee basis shall conduct such inspection. Tenant shall also agree to follow 

  
 -6-

 
Landlord’s reasonable procedures for auditing such books and records. Landlord and Tenant shall act reasonably in assessing the other party’s calculation of the Annual Rental
Adjustment. Tenant shall provide Landlord with a copy of its findings within thirty (30) days after completion of the audit. Tenant’s failure to exercise its rights hereunder within the Inspection Period shall be deemed a waiver of its
right to inspect or contest the method, accuracy or amount of such Annual Rental Adjustment. 
 (b) If Landlord and Tenant agree
that Landlord’s calculation of the Annual Rental Adjustment for the inspected calendar year was incorrect, the parties shall enter into a written agreement confirming such undisputed error and then Landlord shall make a correcting payment in
full to Tenant within thirty (30) days after the determination of the amount of such error or credit such amount against future Additional Rent if Tenant overpaid such amount, and Tenant shall pay Landlord within thirty (30) days after the
determination of such error if Tenant underpaid such amount. In the event of any errors on the part of Landlord that Landlord agrees were errors costing Tenant in excess of the greater of (i) seven percent (7%) of Tenant’s actual
operating expense liability for any calendar year, or (ii) $5,000, Landlord will also reimburse Tenant for the costs of an audit reasonably incurred by Tenant in an amount not to exceed $2,500 within the above thirty (30) day period. If
Tenant provides Landlord with written notice disputing the correctness of Landlord’s statement, and if such dispute shall have not been settled by agreement within thirty (30) days after Tenant provides Landlord with such written notice,
Tenant may submit the dispute to a reputable firm of independent certified public accountants selected by Tenant and approved by Landlord, and the decision of such accountants shall be conclusive and binding upon the parties. If such accountant
decides that there was an error, Landlord will make a correcting payment if Tenant overpaid such amount, and Tenant shall make a correcting payment to Landlord if Tenant underpaid such amount. The fees and expenses involved in such decision shall be
borne by the party required to make the correcting payment, or if no correcting payment is required to be made by either party, such fees and expenses shall be paid by Tenant. 
 (c) All of the information obtained through Tenant’s inspection with respect to financial matters (including, without limitation, costs, expenses and income) and any other matters pertaining to
Landlord, the Leased Premises and/or the Building as well as any compromise, settlement or adjustment reached between Landlord and Tenant relative to the results of the inspection shall be held in strict confidence by Tenant and its officers,
agents, and employees; and Tenant shall cause its independent professionals to be similarly bound. The obligations within the preceding sentence shall survive the expiration or earlier termination of the Lease. 

Section 3.05. Payment of Taxes. The parties acknowledge that ad valorem real estate taxes in Indiana are currently
paid in arrears in two (2) installments. For example, the real estate taxes applicable to the calendar year 2009 are paid one-half (1/2) in May of 2010 and one-half (1/2) in November of 2010. Tenant shall be responsible for ad valorem
real estate taxes with respect to the Building and Land as follows: Tenant shall be responsible to reimburse Landlord for one-sixth (1/6) of the first installment of real estate taxes payable in 2009 within thirty (30) days after Landlord
invoices Tenant therefore, Thereafter, Tenant shall pay all ad valorem real estate taxes that become due and payable during the Lease Term (except during the final calendar year of the Lease Term) directly to the taxing authority prior to
delinquency and shall furnish Landlord with evidence of such payment at least ten (10) days prior to the date such payment becomes delinquent. Respecting the final calendar year of the Lease Term, Landlord shall bill Tenant in advance (and
Tenant shall pay Landlord within thirty (30) days after receipt of such bill) for the estimated amount of ad valorem real estate taxes for the period of January 1, 2021 through May 31, 2021 and any overpayment or underpayment shall be
reimbursed by Tenant or Landlord, as applicable, once the actual amount of the real estate taxes payable in 2021 is known. Tenant shall pay 

  
 -7-

 
prior to delinquency, all taxes assessed against and levied upon trade fixtures, furnishings, equipment and all other personal property of Tenant contained in the Leased Premises or elsewhere.
Tenant shall cause such trade fixtures, furnishings, equipment and personal property to be assessed and billed separately from the Building and Land. Tenant shall have the right, at Tenant’s expense, to contest the existence, amount or validity
of Real Estate Taxes as more particularly set forth in Section 3.07 hereof. 
 Section 3.06. Late
Charges. Tenant acknowledges that Landlord shall incur certain additional unanticipated administrative and legal costs and expenses if Tenant fails to pay timely any payment required hereunder. Therefore, in addition to the other remedies
available to Landlord hereunder, if any payment required to be paid by Tenant to Landlord hereunder shall become overdue, such unpaid amount shall bear interest from the due date thereof to the date of payment at the prime rate of interest, as
reported in the Wall Street Journal (the “Prime Rate”) plus four percent (4%) per annum. 

Section 3.07. Tax Contests. Tenant may at any time request in writing that Landlord contest the validity or amount of
any Real Estate Taxes, and if (i) Landlord does not desire to conduct such appeal, and (ii) Tenant is not then in Default hereunder, Tenant shall have the right, upon prior written notice to Landlord, to contest in good faith and in
accordance with applicable laws, the validity or amount of any Real Estate Taxes, provided that (a) such contest shall be at Tenant’s sole cost and expense, (b) any such proceeding shall not cloud or jeopardize Landlord’s title
to the real estate, (c) Tenant shall keep Landlord advised of the initiation of and the progress of any such proceeding, and (d) Tenant shall indemnify, defend an hold Landlord harmless from and against any and all costs, liability and
expenses incurred by Landlord in connection with Tenant’s contest of Real Estate Taxes. 
 ARTICLE 4 - SECURITY
DEPOSIT 
 [INTENTIONALLY OMITTED]. 

ARTICLE 5 - OCCUPANCY AND USE 
 Section 5.01. Use. Tenant shall use the Leased Premises for the Permitted Use and for no other purpose without the prior written consent of Landlord. 

Section 5.02. Covenants of Tenant Regarding Use. 

(a) Tenant shall (i) use and maintain the Leased Premises and conduct its business thereon in a safe, careful, reputable and lawful
manner, (ii) comply with all covenants that encumber the Building of which Tenant has been provided written notice, to the extent not in direct conflict with the express terms hereof, and all laws, rules, regulations, orders, ordinances,
directions and requirements of any governmental authority or agency, now in force or which may hereafter be in force, including, without limitation, those which shall impose upon Landlord or Tenant any duty with respect to or triggered by a change
in the use or occupation of, or any improvement or alteration to, the Leased Premises, and (iii) comply with and obey all reasonable directions, rules and regulations of Landlord, including the Building Rules and Regulations attached hereto as
Exhibit E and made a part hereof, as may be modified from time to time by Landlord on reasonable notice to Tenant. 
 (b) Tenant shall not do or permit anything to be done in or about the Leased Premises that will in any way cause a nuisance, obstruct or interfere with the rights of other tenants or occupants of the
Building or injure or annoy them. Tenant shall not overload the floors of the Leased Premises. All damage 

  
 -8-

 
to the floor structure or foundation of the Building due to improper positioning or storage of items or materials shall be repaired by Landlord at the sole expense of Tenant, who shall reimburse
Landlord immediately therefore upon demand. Tenant shall not use the Leased Premises, nor allow the Leased Premises to be used, for any purpose or in any manner that would (i) invalidate any policy of insurance now or hereafter carried by
Landlord on the Building, or (ii) increase the rate of premiums payable on any such insurance policy unless Tenant reimburses Landlord for any increase in premium charged. 

Section 5.03. Landlord’s Rights Regarding Use. Without limiting any of Landlord’s rights specified elsewhere
in this Lease (a) Landlord shall have the right at any time, without notice to Tenant, to control, change or otherwise alter the Common Areas in such manner as it deems necessary or proper so long as reasonable parking and access are not
affected, and (b) Landlord, its agents, employees and contractors and any mortgagee of the Building shall have the right to enter any part of the Leased Premises at reasonable times upon reasonable notice (except in the event of an emergency
when no notice shall be required) for the purposes of examining or inspecting the same (including, without limitation, testing to confirm Tenant’s compliance with this Lease), showing the same to prospective purchasers, mortgagees or tenants,
and making such repairs, alterations or improvements to the Leased Premises or the Building as Landlord may deem necessary or desirable. Landlord shall incur no liability to Tenant for such entry, nor shall such entry constitute an eviction of
Tenant or a termination of this Lease, or entitle Tenant to any abatement of rent therefor. Notwithstanding the foregoing, in exercising its rights under this Section 5.03, Landlord shall use commercially reasonable efforts to minimize
interference with Tenant’s business operations at the Leased Premises. 
 ARTICLE 6 - UTILITIES 

Tenant shall obtain in its own name and pay directly to the appropriate supplier the cost of all utilities and services serving the
Leased Premises. However, if any services or utilities are jointly metered with other property, Landlord shall make a reasonable determination of Tenant’s proportionate share of the cost of such utilities and services (at rates that would have
been payable if such utilities and services had been directly billed by the utilities or services providers) and Tenant shall pay such share to Landlord within thirty (30) days after receipt of Landlord’s written statement Landlord shall
not be liable in damages or otherwise for any failure or interruption of any utility or other building service and no such failure or interruption shall entitle Tenant to terminate this Lease or withhold sums due hereunder. 

Notwithstanding the foregoing, in the event that (i) an interruption of utility service to the Leased Premises is due to
Landlord’s negligence or intentional wrongful acts and (ii) the restoration of such utility service is entirely within Landlord’s control and (iii) such interruption renders all or a portion of the Leased Premises untenantable
(meaning that Tenant is unable to use, and does not use, such space in the normal course of its business for the Permitted Use) for more than ten (10) consecutive business days, then Tenant shall notify Landlord in writing that Tenant intends
to abate rent. If service has not been restored within five (5) business days of Landlord’s receipt of Tenant’s notice, then Minimum Annual Rent shall abate proportionately with respect to the portion of the Leased Premises rendered
untenantable on a per diem basis for each day after such five (5) business-day period during which such portion of the Leased Premises remains untenantable. Such abatement shall be Tenant’s sole remedy for Landlord’s failure to
restore service as set forth above, and Tenant shall not be entitled to damages (consequential or otherwise) as a result thereof. 

  
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 ARTICLE 7 - REPAIRS, MAINTENANCE AND ALTERATIONS 

Section 7.01. Repair and Maintenance of Building. Landlord shall make all necessary repairs, replacements and
maintenance to the roof, gutters, exterior walls, foundation, structural frame of the Building and the parking and landscaped areas and other Common Areas. The cost of the forgoing repairs, replacements and maintenance with respect to the parking
and landscaped areas and other Common Areas shall be included in Operating Expenses to the extent permitted under Section 3.02. The cost of the forgoing repairs, replacements and maintenance with respect to the roof (including, but not
limited to, the roof deck and membrane), gutters, exterior walls, foundation and structural frame of the Building shall be at Landlord’s sole cost and such costs shall not be passed through to Tenant as Operating Expenses. Notwithstanding
anything to the contrary in this Section 7.01, to the extent any repairs, replacements or maintenance which are Landlord’s obligation under this Section 7.01 are required because of the negligence, misuse or default of
Tenant, its employees, agents, contractors, customers or invitees, Landlord shall make such repairs at Tenant’s sole expense. 
 Section 7.02. Repair and Maintenance of Leased Premises. Tenant shall, at its own cost and expense, maintain the Leased Premises, the sprinkler system, the bridges connecting the
Building to the building to the South of the Building (the “Bridges”) and any structures, tanks, cooling towers or silos or other improvements at any time constructed by Tenant, in good condition, ordinary wear and tear excepted, regularly
servicing and promptly making all repairs and replacements thereto, including but not limited to the electrical systems, heating, ventilating and air conditioning systems, plate glass, floors, windows and doors, and plumbing systems. 

Section 7.03. Alterations. Tenant shall not permit alterations in or to the Leased Premises unless and until Landlord
has approved the plans and specifications therefore in writing. Notwithstanding the foregoing, Tenant shall have the right without Landlord’s consent, and in compliance with all other provisions of this Section, to make any non-structural
alterations to the Leased Premises which do not materially impact the Building’s mechanical or electrical systems, do not adversely affect the Building’s appearance or value, and the cost of which does not exceed Fifty Thousand Dollars
($50,000.00) in the aggregate, provided that Tenant gives Landlord fifteen (15) business days prior written notice of any such alterations, along with copies of plans and specifications relating thereto. At the time of Landlord’s approval
of any alterations (or, with respect to any alterations permitted to be made by Tenant hereunder without Landlord’s approval, within five (5) business days after Landlord receives Tenant’s plans and specifications for the same),
Landlord shall notify Tenant which alterations will be required to be removed upon the expiration or earlier termination of this Lease; otherwise, all such alterations shall become a part of the realty and the property of Landlord, and shall not be
removed by Tenant. Tenant shall ensure that all alterations, additions, or improvements shall be made in accordance with all applicable laws, regulations and building codes, in a good and workmanlike manner and of quality equal to or better than the
original construction of the Building. No person shall be entitled to any lien derived through or under Tenant for any labor or material furnished to the Leased Premises, and nothing in this Lease shall be construed to constitute Landlord’s
consent to the creation of any lien. If any lien is filed against the Leased Premises for work claimed to have been done for or material claimed to have been furnished to Tenant, Tenant shall cause such lien to be discharged of record within thirty
(30) days after receiving notice of such filing. Tenant shall indemnify Landlord from all costs, losses, expenses and attorneys’ fees in connection with any construction or alteration and any related lien arising by, through or under
Tenant. Tenant agrees that at Landlord’s option, Duke Construction Limited Partnership or a subsidiary or affiliate of Landlord, who shall receive a fee as Landlord’s construction manager or general contractor, shall perform all work on
any 

  
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alterations to the Leased Premises, provided that its costs and fees are competitive with other contractors in the area whose work meets the quality standards required for a first-class
industrial park. 
 ARTICLE 8 - INDEMNITY AND INSURANCE 

Section 8.01. Release. All of Tenant’s trade fixtures, merchandise, inventory and all other personal property in
or about the Leased Premises, the Building or the Common Areas, which is deemed to include the trade fixtures, merchandise, inventory and personal property of others located in or about the Leased Premises or Common Areas at the invitation,
direction or acquiescence (express or implied) of Tenant (all of which property shall be referred to herein, collectively, as “Tenant’s Property”), shall be and remain at Tenant’s sole risk. Landlord shall not be liable to Tenant
or to any other person for, and Tenant hereby releases Landlord from (a) any and all liability for theft or damage to Tenant’s Property, and (b) any and all liability for any injury to Tenant or its employees, agents, contractors,
guests and invitees in or about the Leased Premises, the Building or the Common Areas, except to the extent of personal injury (but not property loss or damage) caused directly by the negligence or willful misconduct of Landlord, its agents,
employees or contractors. Nothing contained in this Section 8.01 shall limit (or be deemed to limit) the waivers contained in Section 8.06 below. In the event of any conflict between the provisions of Section 8.06
below and this Section 8.01. the provisions of Section 8.06 shall prevail. This Section 8.01 shall survive the expiration or earlier termination of this Lease. 

Section 8.02. Indemnification by Tenant. Tenant shall protect, defend, indemnify and hold Landlord, its agents,
employees and contractors harmless from and against any and all claims, damages, demands, penalties, costs, liabilities, losses, and expenses (including reasonable attorneys’ fees and expenses at the trial and appellate levels) to the extent
(a) arising out of or relating to any act, omission, negligence, or willful misconduct of Tenant or Tenant’s agents, employees, contractors, customers or invitees in or about the Leased Premises, the Building or the Common Areas,
(b) arising out of or relating to any of Tenant’s Property, or (c) arising out of any other act or occurrence within the Leased Premises, in all such cases except to the extent of personal injury caused directly by the negligence or
willful misconduct of Landlord, its agents, employees or contractors. Nothing contained in this Section 8.02 shall limit (or be deemed to limit) the waivers contained in Section 8.06 below. In the event of any conflict
between the provisions of Section 8.06 below and this Section 8.02. the provisions of Section 8.06 shall prevail. This Section 8.02 shall survive the expiration or earlier termination of this Lease.

 Section 8.03. Indemnification by Landlord. Landlord shall protect, defend, indemnify and hold Tenant, its
agents, employees and contractors harmless from and against any and all claims, damages, demands, penalties, costs, liabilities, losses and expenses (including reasonable attorneys’ fees and expenses at the trial and appellate levels) to the
extent arising out of or relating to any act, omission, negligence or willful misconduct of Landlord or Landlord’s agents, employees or contractors. Nothing contained in this Section 8.03 shall limit (or be deemed to limit) the
waivers contained in Section 8.06 below. In the event of any conflict between the provisions of Section 8.06 below and this Section 8.03, the provisions of Section 8.06 shall prevail. This
Section 8.03 shall survive the expiration or earlier termination of this Lease. 
 Section 8.04.
Tenant’s Insurance. 
 (a) During the Lease Term (and any period of early entry or occupancy or holding over by
Tenant, if applicable), Tenant shall maintain the following types of insurance, in the amounts specified below: 

  
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 (i) Liability Insurance. Commercial General Liability Insurance (which insurance
shall not exclude blanket, contractual liability, broad form property damage, personal injury, or fire damage coverage) covering the Leased Premises and Tenant’s use thereof against claims for bodily injury or death and property damage, which
insurance shall provide coverage on an occurrence basis with a per occurrence limit of not less than $3,000,000 for each policy year, which limits may be satisfied by any combination of primary and excess or umbrella per occurrence policies.

 (ii) Property Insurance. Special Form Insurance (which insurance shall not exclude flood or earthquake) in the amount
of the full replacement cost of Tenant’s Property and betterments (including alterations or additions performed by Tenant pursuant hereto, but excluding those improvements, if any, made pursuant to Section 2.02 above), which
insurance shall include an agreed amount endorsement waiving coinsurance limitations. 
 (iii) Worker’s Compensation
Insurance. Worker’s Compensation insurance in amounts required by applicable law. 
 (iv) Business Interruption
Insurance. Business Interruption Insurance with limits not less than an amount equal to two (2) years rent hereunder. 

(v) Automobile Insurance. Comprehensive Automobile Liability Insurance insuring bodily injury and property damage arising from all
owned, non-owned and hired vehicles, if any, with minimum limits of liability of $1,000,000 per accident. 
 (b) All insurance
to be carried by Tenant hereunder shall (i) be issued by one or more insurance companies reasonably acceptable to Landlord, licensed to do business in the State in which the Leased Premises is located and having an AM Best’s rating of A
VII or better, and (ii) provide that said insurance shall not be materially changed, canceled or permitted to lapse on less than thirty (30) days’ prior written notice to Landlord. In addition, Tenant’s insurance shall protect
Tenant and Landlord as their interests may appear, naming Landlord, Landlord’s managing agent, and any mortgagee requested by Landlord, as additional insureds under its commercial general liability policies. On or before the Commencement Date
(or the date of any earlier entry or occupancy by Tenant), and thereafter, within thirty (30) days prior to the expiration of each such policy, Tenant shall furnish Landlord with certificates of insurance in the form of ACORD 25 or ACORD 25-S
(or other evidence of insurance reasonably acceptable to Landlord), evidencing all required coverages, together with a copy of the endorsement(s) to Tenant’s commercial general liability policy evidencing primary and non-contributory coverage
afforded to the appropriate additional insureds. If Tenant fails to carry such insurance and furnish Landlord with such certificates of insurance, Landlord may obtain such insurance on Tenant’s behalf and Tenant shall reimburse Landlord upon
demand for the cost thereof as Additional Rent. Landlord reserves the right from time to time to require Tenant to obtain higher minimum amounts or different types of insurance if it becomes customary for other landlords of similar buildings in the
area to require similar sized tenants in similar industries to carry insurance of such higher minimum amounts or of such different types. 
 Section 8.05. Landlord’s Insurance. During the Lease Term, Landlord shall maintain the following types of insurance, in the amounts specified below (the cost of which shall be included
in Operating Expenses): 
 (a) Liability Insurance. Commercial General Liability Insurance (which insurance shall not
exclude blanket, contractual liability, broad form property damage, personal injury, or fire damage 

  
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coverage) covering the Common Areas against claims for bodily injury or death and property damage, which insurance shall provide coverage on an occurrence basis with a per occurrence limit of not
less than $3,000,000 for each policy year, which limits may be satisfied by any combination of primary and excess or umbrella per occurrence policies. 
 (b) Property Insurance. Special Form Insurance (which insurance shall not exclude flood or earthquake) in the amount of the full replacement cost of the Building, including, without limitation, any
improvements, if any, made pursuant to Section 2.02 above, but excluding Tenant’s Properly and any other items required to be insured by Tenant pursuant to Section 8.04 above. 

Section 8.06. Waiver of Subrogation. Notwithstanding anything contained in this Lease to the contrary, Landlord and
Tenant hereby waive any rights each may have against the other on account of any loss of or damage to their respective property, the Leased Premises, its contents, or other portions of the Building or Common Areas arising from any risk which is
required to be insured against by Sections 8.04(a)(ii) and 8.05(b) above. The special form coverage insurance policies maintained by Landlord and Tenant as provided in this Lease shall include an endorsement containing an express
waiver of any rights of subrogation by the insurance company against Landlord and Tenant, as applicable. 
 ARTICLE 9 -
CASUALTY 
 In the event of total or partial destruction of the Building or the Leased Premises by fire or other
casualty, Landlord agrees promptly to restore and repair same; provided, however, Landlord’s obligation hereunder with respect to the tenant improvements contained in the Leased Premises shall be limited to the reconstruction of such of the
Tenant Improvements as were originally required to be made by Landlord pursuant to Section 2.02 above, if any. Rent shall proportionately abate during the time that the Leased Premises or part thereof are unusable because of any such
damage. Notwithstanding the foregoing, if the Leased Premises are (a) so destroyed that they cannot be repaired or rebuilt within two hundred ten (210) days from the casualty date; or (b) destroyed by a casualty that is not covered by
the insurance required hereunder or, if covered, such insurance proceeds are not released by any mortgagee entitled thereto or are insufficient to rebuild the Building and the Leased Premises; then, in case of a clause (a) casualty, either
Landlord or Tenant may, or, in the case of a clause (b) casualty, then Landlord may, upon thirty (30) days’ written notice to the other party, terminate this Lease with respect to matters thereafter accruing. Tenant waives any right
under applicable laws inconsistent with the terms of this paragraph. 
 ARTICLE 10 - EMINENT DOMAIN 

If all or any substantial part of the Building or common Areas shall be acquired by the exercise of eminent domain, Landlord may
terminate this Lease by giving written notice to Tenant on or before the date possession thereof is so taken. If all or any part of the Leased Premises or Common Areas shall be acquired by the exercise of eminent domain so that the Leased Premises
shall become impractical for Tenant to use for the Permitted Use, Tenant may terminate this Lease by giving written notice to Landlord as of the date possession thereof is so taken. In the event of any such termination, any prepaid rent will be
appropriately prorated to the date of termination. Notwithstanding the foregoing, if a partial taking directly affecting a portion of the Leased Premises or Common Areas occurs and this Lease is not terminated by Landlord or Tenant pursuant to this
Section 10, Landlord shall equitably reduce the Minimum Annual Rent and Additional Rent for the Leased Premises. All damages awarded shall belong to Landlord; provided, however, that Tenant may prosecute its own claim by separate
proceeding against the condemning 

  
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authority for damages legally due to it (such as loss of fixtures that Tenant was entitled to remove and moving expenses) so long as Tenant’s claim does not diminish or adversely affect
Landlord’s award. 
 ARTICLE 11 - ASSIGNMENT AND SUBLEASE 

Section 11.01. Assignment and Sublease. 
 (a) Tenant shall not assign this Lease or sublet the Leased Premises in whole or in part without Landlord’s prior written consent in which shall not be unreasonably withheld, delayed or conditioned.
In the event of any permitted assignment or subletting, Tenant shall remain primarily liable hereunder, and any extension, expansion, rights of first offer, rights of first refusal or other options granted to Tenant under this Lease shall be
rendered void and of no further force or effect. The acceptance of rent from any other person shall not be deemed to be a waiver of any of the provisions of this Lease or to be a consent to the assignment of this Lease or the subletting of the
Leased Premises. Any assignment or sublease consented to by Landlord shall not relieve Tenant (or its assignee) from obtaining Landlord’s consent to any subsequent assignment or sublease. 

(b) By way of example and not limitation, Landlord shall be deemed to have reasonably withheld consent to a proposed assignment or
sublease if in Landlord’s opinion (i) the Leased Premises are or may be in any way adversely affected; or (ii) the business reputation of the proposed assignee or subtenant is unacceptable. If Landlord refuses to give its consent to
any proposed assignment or subletting, Landlord may, at its option, within thirty (30) days after receiving a request to consent, terminate this Lease by giving Tenant thirty (30) days’ prior written notice of such termination,
whereupon each party shall be released from all further obligations and liability hereunder, except those which expressly survive the termination of this Lease. 
 (c) If Tenant shall make any assignment or sublease, with Landlord’s consent, for a rental in excess of the rent payable under this Lease, Tenant shall pay to Landlord fifty percent (50%) of any
such excess rental upon receipt. Tenant agrees to pay Landlord Five Hundred Dollars ($500.00) upon demand by Landlord for reasonable accounting and attorneys’ fees incurred in conjunction with the processing and documentation of any requested
assignment, subletting or any other hypothecation of this Lease or Tenant’s interest in and to the Leased Premises as consideration for Landlord’s consent. 
 Section 11.02. Permitted Transfer. Notwithstanding anything to the contrary contained in Section 11.01 above, Tenant shall have the right, without Landlord’s consent,
but upon ten (10) days’ prior notice to Landlord, to (a) sublet all or part of the Leased Premises to any related corporation or other entity which controls Tenant, is controlled by Tenant or is under common control with Tenant;
(b) assign all or any part of this Lease to any related corporation or other entity which controls Tenant, is controlled by Tenant, or is under common control with Tenant, or to a successor entity into which or with which Tenant is merged or
consolidated or which acquires substantially all of Tenant’s assets or property; or (c) effectuate any public offering of Tenant’s stock on the New York Stock Exchange or in the NASDAQ over the counter market, provided that in the
event of a transfer pursuant to clause (b), the tangible net worth after any such transaction is not less than the tangible net worth of Tenant as of the date hereof and provided further that such successor entity assumes all of the obligations and
liabilities of Tenant (any such entity hereinafter referred to as a “Permitted Transferee”). For the purpose of this Article 11 (i) “control” shall mean ownership of not less than fifty percent (50%) of all
voting stock or legal and equitable interest in such corporation or entity, and (ii) “tangible net worth” shall mean the excess of the value of tangible assets (i.e. assets excluding those which are intangible such as goodwill,
patents and trademarks) over liabilities. Any 

  
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such transfer shall not relieve Tenant of its obligations under this Lease. Nothing in this paragraph is intended to nor shall permit Tenant to transfer its interest under this Lease as part of a
fraud or subterfuge to intentionally avoid its obligations under this Lease (for example, transferring its interest to a shell corporation that subsequently files a bankruptcy), and any such transfer shall constitute a Default hereunder. Any change
in control of Tenant resulting from a merger, consolidation, or a transfer of partnership or membership interests, a stock transfer, or any sale of substantially all of the assets of Tenant that do not meet the requirements of this
Section 11.02 shall be deemed an assignment or transfer that requires Landlord’s prior written consent pursuant to Section 11.01 above. 
 ARTICLE 12 - TRANSFERS BY LANDLORD 
 Section 12.01.
Sale of the Building. Landlord shall have the right to sell the Building at any time during the Lease Term, subject only to the rights of Tenant hereunder; and such sale shall operate to release Landlord from liability hereunder for claims
that accrue after the date of such conveyance, provided that the transferee agrees in writing to assume such obligations. 

Section 12.02. Estoppel Certificate. Within ten (10) days following receipt of a written request from Landlord,
Tenant shall execute and deliver to Landlord, without cost to Landlord, an estoppel certificate in such form as Landlord may reasonably request certifying, to the best of Tenant’s knowledge, (a) that this Lease is in full force and effect
and unmodified or stating the nature of any modification, (b) the date to which rent has been paid, (c) that there are not, to Tenant’s knowledge, any uncured defaults or specifying such defaults if any are claimed, and (d) any
other matters or state of facts reasonably required respecting the Lease. Such estoppel may be relied upon by Landlord and by any purchaser or mortgagee of the Building. 
 Section 12.03. Subordination. Landlord shall have the right to subordinate this Lease to any mortgage, deed to secure debt, deed of trust or other instrument in the nature thereof, and
any amendments or modifications thereto (collectively, a “Mortgage”) presently existing or hereafter encumbering the Building by so declaring in such Mortgage. Within ten (10) days following receipt of a written request from Landlord,
Tenant shall execute and deliver to Landlord, without cost, any instrument that Landlord deems reasonably necessary or desirable to confirm the subordination of this Lease. Notwithstanding the foregoing, and as a condition to such subordination, if
the holder of the Mortgage shall take title to the Leased Premises through foreclosure or deed in lieu of foreclosure, Tenant shall be allowed to continue in possession of the Leased Premises as provided for in this Lease so long as Tenant is not in
Default. Landlord represents that as of the date of this Lease, there is no Mortgage encumbering the Land or the Building. 

ARTICLE 13 - DEFAULT AND REMEDY 
 Section 13.01. Default. The occurrence of any of the following shall be a “Default”: 
 (a) Tenant fails to pay any Monthly Rental Installments or Additional Rent within five (5) days after the same is due. Notwithstanding the foregoing sentence, before exercising any of the default
remedies of Landlord set forth in this Article 13, Landlord shall provide Tenant with a written notice of such default and Tenant shall have an additional five (5) business days to cure such default; provided, however, that Landlord
shall not be required to give such notice more than one (1) time with respect to any particular default, nor more than two (2) times in any consecutive twelve (12)-month period with respect to any payment defaults in the aggregate.

  
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 (b) Tenant fails to perform or observe any other term, condition, covenant or obligation
required under this Lease for a period of thirty (30) days after written notice thereof from Landlord; provided, however, that if the nature of Tenant’s default is such that more than thirty (30) days are reasonably required to cure,
then such default shall be deemed to have been cured if Tenant commences such performance within said thirty (30) day period and thereafter diligently completes the required action within a reasonable time. 

(c) [Intentionally Omitted]. 
 (d) Tenant shall assign or sublet all or a portion of the Leased Premises in contravention of the provisions of Article 11 of this Lease. 

(e) All or substantially all of Tenant’s assets in the Leased Premises or Tenant’s interest in this Lease are attached or
levied under execution (and Tenant does not discharge the same within sixty (60) days after receiving notice thereof); a petition in bankruptcy, insolvency or for reorganization or arrangement is filed by or against Tenant (and Tenant fails to
secure a stay or discharge thereof within ninety (90) days thereafter); Tenant is insolvent and unable to pay its debts as they become due; Tenant makes a general assignment for the benefit of creditors; Tenant takes the benefit of any
insolvency action or law; the appointment of a receiver or trustee in bankruptcy for Tenant or its assets if such receivership has not been vacated or set aside within thirty (30) days thereafter; or, dissolution or other termination of
Tenant’s corporate charter if Tenant is a corporation. 
 In addition to the defaults described above, the parties agree
that if Tenant receives written notice of a violation of the performance of any (but not necessarily the same) term or condition of this Lease three (3) or more times during any twelve (12) month period, regardless of whether such
violations are ultimately cured, then such conduct shall, at Landlord’s option, represent a separate Default 

Section 13.02. Remedies. Upon the occurrence of any Default, Landlord shall have the following rights and remedies, in
addition to those stated elsewhere in this Lease and those allowed by law or in equity, any one or more of which may be exercised without further notice to Tenant: 
 (a) Landlord may re-enter the Leased Premises and cure any Default of Tenant, and Tenant shall reimburse Landlord as Additional Rent for any costs and expenses which Landlord thereby incurs; and Landlord
shall not be liable to Tenant for any loss or damage which Tenant may sustain by reason of Landlord’s action. 
 (b)
Without terminating this Lease, Landlord may terminate Tenant’s right to possession of the Leased Premises, and thereafter, neither Tenant nor any person claiming under or through Tenant shall be entitled to possession of the Leased Premises,
and Tenant shall immediately surrender the Leased Premises to Landlord, and Landlord may re-enter the Leased Premises and dispossess Tenant and any other occupants of the Leased Premises by any lawful means and may remove their effects, without
prejudice to any other remedy that Landlord may have. Upon termination of possession, Landlord may (i) re-let all or any part thereof for a term different from that which would otherwise have constituted the balance of the Lease Term and for
rent and on terms and conditions different from those contained herein, whereupon Tenant shall be immediately obligated to pay to Landlord an amount equal to the present value (discounted at the Prime Rate) of the difference between the rent
provided for herein and that provided for in any lease covering a subsequent re-letting of the Leased Premises, for the period which would otherwise have constituted the balance of the Lease Term (the “Accelerated Rent Difference”), or
(ii) without re-letting, 

  
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declare the present value (discounted at the Prime Rate) of all rent which would have been due under this Lease for the balance of the Lease Term to be immediately due and payable as liquidated
damages (the “Accelerated Rent”). Upon termination of possession, Tenant shall be obligated to pay to Landlord (A) the Accelerated Rent Difference or the Accelerated Rent, whichever is applicable, (B) all loss or damage that
Landlord may sustain by reason of Tenant’s Default (“Default Damages”), which shall include, without limitation, expenses of preparing the Leased Premises for re-letting, demolition, repairs, tenant finish improvements, brokers’
commissions and attorneys’ fees, and (C) all unpaid Minimum Annual Rent and Additional Rent that accrued prior to the date of termination of possession, plus any interest and late fees due hereunder (the “Prior Obligations”).

 (c) Landlord may terminate this Lease and declare the Accelerated Rent to be immediately due and payable, whereupon Tenant
shall be obligated to pay to Landlord (i) the Accelerated Rent, (ii) all of Landlord’s Default Damages, and (iii) all Prior Obligations. It is expressly agreed and understood that all of Tenant’s liabilities and obligations
set forth in this subsection (c) shall survive termination. 
 (d) Landlord and Tenant acknowledge and agree that the
payment of the Accelerated Rent Difference or the Accelerated Rent as set above shall not be deemed a penalty, but merely shall constitute payment of liquidated damages, it being understood that actual damages to Landlord are extremely difficult, if
not impossible, to ascertain. Neither the filing of a dispossessory proceeding nor an eviction of personalty in the Leased Premises shall be deemed to terminate the Lease. 
 (e) Landlord may sue for injunctive relief or to recover damages for any loss resulting from the Default. 
 Section 13.03. Landlord’s Default and Tenant’s Remedies. Landlord shall be in default if it fails to perform any term, condition, covenant or obligation required under this
Lease for a period of thirty (30) days after written notice thereof from Tenant to Landlord; provided, however, that if the term, condition, covenant or obligation to be performed by Landlord is such that it cannot reasonably be performed
within thirty (30) days, such default shall be deemed to have been cured if Landlord commences such performance within said thirty-day period and thereafter diligently completes the required action within a reasonable time. Upon the occurrence
of any such default, Tenant may sue for injunctive relief or to recover damages for any loss directly resulting from the breach, but Tenant shall not be entitled to terminate this Lease or withhold, offset or abate any sums due hereunder, except
pursuant to a final order of a court of competent jurisdiction. 
 Section 13.04. Limitation of Landlord’s
Liability. If Landlord shall fail to perform any term, condition, covenant or obligation required to be performed by it under this Lease and if Tenant shall, as a consequence thereof, recover a money judgment against Landlord, Tenant agrees that
it shall look solely to Landlord’s right, title and interest in and to the Building and the Land for the collection of such judgment; and Tenant further agrees that no other assets of Landlord shall be subject to levy, execution or other
process for the satisfaction of Tenant’s judgment. 
 Section 13.05. Nonwaiver of Defaults. Neither
party’s failure or delay in exercising any of its rights or remedies or other provisions of this Lease shall constitute a waiver thereof or affect its right thereafter to exercise or enforce such right or remedy or other provision. No waiver of
any default shall be deemed to be a waiver of any other default. Landlord’s receipt of less than the full rent due shall not be construed to be other than a payment on account of rent then due, nor shall any statement on Tenant’s check or
any letter accompanying Tenant’s check be deemed an accord and satisfaction. No act or omission by 

  
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Landlord or its employees or agents during the Lease Term shall be deemed an acceptance of a surrender of the Leased Premises, and no agreement to accept such a surrender shall be valid unless in
writing and signed by Landlord. 
 Section 13.06. Attorneys’ Fees. If either party defaults in the
performance or observance of any of the terms, conditions, covenants or obligations contained in this Lease and the non-defaulting party obtains a judgment against the defaulting party, then the defaulting party agrees to reimburse the
non-defaulting party for reasonable attorneys’ fees incurred in connection therewith. In addition, if a monetary Default shall occur and Landlord engages outside counsel to exercise its remedies hereunder, and then Tenant cures such monetary
Default, Tenant shall pay to Landlord, on demand, all expenses incurred by Landlord as a result thereof, including reasonable attorneys’ fees, court costs and expenses actually incurred. 

ARTICLE 14 - LANDLORD’S RIGHT TO RELOCATE TENANT 

[INTENT1ONALLY OMITTED] 
 ARTICLE 15 - TENANT’S RESPONSIBILITY REGARDING 

ENVIRONMENTAL LAWS AND HAZARDOUS SUBSTANCES 
 Section 15.01. Environmental Definitions. 
 (a)
“Environmental Laws” shall mean all present or future federal, state and municipal laws, ordinances, rules and regulations applicable to the environmental and ecological condition of the Leased Premises, and the rules and regulations of
the Federal Environmental Protection Agency and any other federal, state or municipal agency or governmental board or entity having jurisdiction over the Leased Premises. 
 (b) “Hazardous Substances” shall mean those substances included within the definitions of “hazardous substances,” “hazardous materials,” “toxic substances”
“solid waste” or “infectious waste” under Environmental Laws and petroleum products. 

Section 15.02. Restrictions on Tenant. Tenant shall not cause or permit the use, generation, release, manufacture,
refining, production, processing, storage or disposal of any Hazardous Substances on, under or about the Leased Premises, or the transportation to or from the Leased Premises of any Hazardous Substances, except as necessary and appropriate for its
Permitted Use in which case the use, storage or disposal of such Hazardous Substances shall be performed in compliance with the Environmental Laws and the highest standards prevailing in the industry. 

Section 15.03. Notices, Affidavits, Etc. Tenant shall immediately (a) notify Landlord of (i) any violation
by Tenant, its employees, agents, representatives, customers, invitees or contractors of any Environmental Laws on, under or about the Leased Premises, or (ii) the presence or suspected presence of any Hazardous Substances on, under or about
the Leased Premises, and (b) deliver to Landlord any notice received by Tenant relating to (a)(i) and (a)(ii) above from any source. Tenant shall execute affidavits, representations and the like within fifteen (15) days of Landlord’s
request therefore concerning Tenant’s best knowledge and belief regarding the presence of any Hazardous Substances on, under or about the Leased Premises. 

  
 -18-

 Section 15.04. Tenant’s Indemnification. Tenant shall indemnify
Landlord and Landlord’s managing agent from any and all claims, losses, liabilities, costs, expenses and damages, including attorneys’ fees, costs of testing and remediation costs, incurred by Landlord in connection with any breach by
Tenant of its obligations under this Article 15. The covenants and obligations under this Article 15 shall survive the expiration or earlier termination of this Lease. 

Section 15.05. Existing Conditions. Notwithstanding anything contained in this Article 15 to the contrary,
Tenant shall not have any liability to Landlord under this Article 15 resulting from any conditions existing, or events occurring, or any Hazardous Substances existing or generated, at, in, on, under or in connection with the Leased Premises
prior to the Commencement Date of this Lease (or any earlier occupancy of the Leased Premises by Tenant) except to the extent Tenant exacerbates the same. 
 ARTICLE 16 - MISCELLANEOUS 
 Section 16.01. Benefit
of Landlord and Tenant. This Lease shall inure to the benefit of and be binding upon Landlord and Tenant and their respective successors and assigns. 
 Section 16.02. Governing Law. This Lease shall be governed in accordance with the laws of the State where the Building is located. 

Section 16.03. Force Majeure. Landlord and Tenant (except with respect to the payment of any monetary obligation)
shall be excused for the period of any delay in the performance of any obligation hereunder when such delay is occasioned by causes beyond its control, including but not limited to work stoppages, boycotts, slowdowns or strikes; shortages of
materials, equipment, labor or energy; unusual weather conditions; or acts or omissions of governmental or political bodies. 

Section 16.04. Examination of Lease. Submission of this instrument by Landlord to Tenant for examination or signature
does not constitute an offer by Landlord to lease the Leased Premises. This Lease shall become effective, if at all, only upon the execution by and delivery to both Landlord and Tenant. Execution and delivery of this Lease by Tenant to Landlord
constitutes an offer to lease the Leased Premises on the terms contained herein. 
 Section 16.05.
Indemnification for Leasing Commissions. The parties hereby represent and warrant that the only real estate brokers involved in the negotiation and execution of this Lease are the Brokers and that no other party is entitled, as a result of
the actions of the respective party, to a commission or other fee resulting from the execution of this Lease. Each party shall indemnify the other from any and all liability for the breach of this representation and warranty on its part and shall
pay any compensation to any other broker or person who may be entitled thereto. Landlord shall pay any commissions due Brokers based on this Lease pursuant to separate agreements between Landlord and Brokers. 

Section 16.06. Notices. Any notice required or permitted to be given under this Lease or by law shall be deemed to
have been given if it is written and delivered in person or by overnight courier or mailed by certified mail, postage prepaid, to the party who is to receive such notice at the address specified in Section 1.01(l). If sent by overnight
courier, the notice shall be deemed to have been given one (1) day after sending. If mailed, the notice shall be deemed to have been given on the date that is three (3) business days following mailing. Either party may change its address
by giving written notice thereof to the other party. 

  
 -19-

 Section 16.07. Partial Invalidity; Complete Agreement. If any provision
of this Lease shall be held to be invalid, void or unenforceable, the remaining provisions shall remain in full force and effect. This Lease represents the entire agreement between Landlord and Tenant covering everything agreed upon or understood in
this transaction. There are no oral promises, conditions, representations, understandings, interpretations or terms of any kind as conditions or inducements to the execution hereof or in effect between the parties. No change or addition shall be
made to this Lease except by a written agreement executed by Landlord and Tenant. 
 Section 16.08. Financial
Statements. During the Lease Term and any extensions thereof, Tenant shall provide to Landlord on an annual basis, within ninety (90) days following the end of Tenant’s fiscal year, a copy of Tenant’s most recent financial
statements prepared as of the end of Tenant’s fiscal year. Such financial statements shall be signed by Tenant or an officer of Tenant, if applicable, who shall attest to the truth and accuracy of the information set forth in such statements,
or if the Minimum Annual Rent hereunder exceeds $100,000,00, said statements shall be certified and audited. All financial statements provided by Tenant to Landlord hereunder shall be prepared in conformity with generally accepted accounting
principles, consistently applied. Notwithstanding the forgoing, so long as North American Packaging Corporation is the tenant under this Lease, Tenant may satisfy the above requirement by providing on an annual basis the following information (which
shall be certified by an officer of Tenant as being true and correct) within ninety (90) days following the end of each fiscal year of Tenant: Tenant’s net worth and tangible net worth; Tenant’s earnings before income taxes,
depreciation and amortization; Tenant’s cash balances on deposit; and Tenant’s working capital, all such information to be prepared in conformity with generally accepted accounting principles, consistently applied. 

Section 16.09. Representations and Warranties. 

(a) Tenant hereby represents and warrants that (i) Tenant is duly organized, validly existing and in good standing (if applicable) in
accordance with the laws of the State under which it was organized; (ii) Tenant is authorized to do business in the State where the Building is located; and (iii) the individual(s) executing and delivering this Lease on behalf of Tenant
has been properly authorized to do so, and such execution and delivery shall bind Tenant to its terms. 
 (b) Landlord hereby
represents and warrants that (i) Landlord is duly organized, validly existing and in good standing (if applicable) in accordance with the laws of the State under which it was organized; (ii) Landlord is authorized to do business in the
State where the Building is located; and (iii) the individual(s) executing and delivering this Lease on behalf of Landlord has been properly authorized to do so, and such execution and delivery shall bind Landlord to its terms. 

Section 16.10. Signage. Tenant may, at its own expense, erect a sign concerning the business of Tenant that shall be
in keeping with the decor and other signs on the Building. All signage (including the signage described in the preceding sentence) in or about the Leased Premises shall be first approved by Landlord and shall be in compliance with the any codes and
recorded restrictions applicable to the sign or the Building. The location, size and style of all signs shall be approved by Landlord. Tenant agrees to maintain any sign in good state of repair, and upon expiration of the Lease Term, Tenant agrees
to promptly remove such signs and repair any damage to the Leased Premises. Landlord acknowledges that Tenant’s existing signage has been approved by Landlord. 

  
 -20-

 Section 16.11. Consent. Where the consent of a party is required, such consent
will not be unreasonably withheld. 
 Section 16.12. Time. Time is of the essence of each term and provision
of this Lease. 
 Section 16.13. Guaranty. [Intentionally Omitted]. 

Section 16.14. Patriot Act. Each of Landlord and Tenant, each as to itself, hereby represents its compliance and its
agreement to continue to comply with all applicable anti-money laundering laws, including, without limitation, the USA Patriot Act, and the laws administered by the United States Treasury Department’s Office of Foreign Assets Control,
including, without limitation, Executive Order 13224 (“Executive Order”). Each of Landlord and Tenant further represents (such representation to be true throughout the Lease Term) (i) that it is not, and it is not owned or controlled
directly or indirectly by any person or entity, on the SDN List published by the United States Treasury Department’s Office of Foreign Assets Control and (ii) that it is not a person otherwise identified by government or legal authority as
a person with whom a U.S. Person is prohibited from transacting business. As of the date hereof, a list of such designations and the text of the Executive Order are published under the internet website address
www.ustreas.gov/offices/enforcement/ofac. 
 Section 16.15. Options to Extend. 

(a) Grant and Exercise of Option. Provided that (i) no Default has occurred and is then continuing (ii) the
creditworthiness of Tenant is then reasonably acceptable to Landlord and (iii) Tenant originally named herein or a Permitted Transferee remains in possession of and has been continuously operating in the entire Leased Premises throughout the
term immediately preceding the Extension Term (as defined below), Tenant shall have the option to extend the Lease Term for two (2) additional periods of five (5) years each (the “Extension Term(s)”). Each Extension Term shall be
upon the same terms and conditions contained in the Lease except (x) this provision giving two (2) extension options shall be amended to reflect the remaining options to extend, if any, and (y) any improvement allowances or other
concessions applicable to the Leased Premises under the Lease shall not apply to the Extension Term, and (z) the Minimum Annual Rent shall be adjusted as set forth below in Section 16.15(b) (the “Rent Adjustment”). Tenant
shall exercise each option by (i) delivering to Landlord on or before August 31, 2020 with respect to the first extension term and on or before August 31, 2025 with respect to the second extension term, written notice of Tenant’s
desire to extend the Lease Term. Tenant’s failure to timely exercise such option shall be deemed a waiver of such option and any succeeding option. Landlord shall notify Tenant of the amount of the Rent Adjustment no later than one hundred
eighty (180) days prior to the commencement of the Extension Term. Tenant shall be deemed to have accepted the Rent Adjustment if it fails to deliver to Landlord a written objection thereto within thirty (30) days after receipt thereof. If
Tenant properly exercises its option to extend, Landlord and Tenant shall execute an amendment to the Lease (or, at Landlord’s option, a new lease on the form then in use for the Building) reflecting the terms and conditions of the Extension
Term within thirty (30) days after Tenant’s acceptance (or deemed acceptance) of the Rent Adjustment. 
 (b) Rent
Adjustment. The Minimum Annual Rent for the applicable Extension Term shall be an amount equal to the market rate then being charged in Indianapolis, Indiana for space comparable to the Leased Premises taking into consideration: (i) the use
and location of the applicable building, (ii) the value of leasehold improvements, (iii) the condition, quality and age of the applicable building and its systems, (iv) rent concessions and other inducements given to the tenant, and
(v) all other relevant factors; provided, 

  
 -21-

 
however, that in no event shall the Minimum Annual Rent during any Extension Term be less than the highest Minimum Annual Rent payable during the immediately preceding term. The Monthly Rental
Installments shall be an amount equal to one-twelfth (1/12) of the Minimum Annual Rent for the Extension Term and shall be paid at the same time and in the same manner as provided in the Lease. 

Section 16.16. Elevated Driveway. Landlord and Tenant acknowledge that Tenant has constructed elevated driveways
connecting the Leased Premises with the building to the South of the Land. Tenant agrees that upon termination of this Lease, Tenant, if requested by Landlord, shall remove such driveways in a careful and workmanlike manner and restore the Leased
Premises and Land to the condition which existed prior to the construction and attachment of such driveways (including proper closure of the Building walls). Landlord may also require Tenant to remove the elevated driveways and restore the Leased
Premises and Land during the term of this Lease upon reasonable prior written notice from Landlord, but only if such removal is required by law, by a party or parties having rights under a certain Agreement Granting Railroad Easements recorded
July 11, 1973 as Instrument No. 73-4413 in Marion County, Indiana, or by the owner of the premises to the South of the Land and Tenant is not able to make modifications to comply with all requirements of such party or parties. Prior to
removal, Tenant shall maintain such driveways in a good state of repair and defend, indemnify and hold Landlord harmless from, all claims, liabilities and damages, including costs and attorneys’ fees, which may arise in connection with the
maintenance or use of such driveways, including, without implied limitation, claims under zoning laws and for injuries to person or property subject to the provisions of Section 8.06 hereof. 

[SIGNATURES CONTAINED ON THE FOLLOWING PAGES] 

  
 -22-

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the day and year first
above written. 
  

							
	LANDLORD:	 	
		
	 DUKE REALTY LIMITED PARTNERSHIP,
 an Indiana limited partnership,
	 	
			
	By:	 	Duke Realty Corporation,	 	
		 	its general partner	 	
				
		 	By:	 	   /s/ Charles E. Podell
	 	
		 		 	  Charles E. Podell	 	
		 		 	  Senior Vice President	 	
		 		 	  Indiana Industrial	 	
	
	TENANT:
	
	 NORTH AMERICA PACKAGING CORPORATION,
 a Delaware corporation

			
	By:	 	 /s/ Kevin C. Kern
	 	
	Printed:	 	Kevin C. Kern	 	
	Title:	 	Vice President & Treasurer	 	

 [SIGNATURES CONTINUED ON THE FOLLOWING PAGE] 

  
 -23-

					
	STATE OF Georgia	  	)	  	
		  	) SS:	  	
	COUNTY OF Fulton	  	)	  	

 Before me, a Notary Public in and for said County and State, personally appeared Kevin C. Kern by
me known and by me known to be the VP & Treasurer of North America Packaging Corporation, a Delaware corporation, who acknowledged the execution of the foregoing “Lease” on behalf of said corporation. 

WITNESS my hand and Notarial Seal this 15 day of December, 2008. 

 

					
		  	 /s/ Lisa Vallery
	  	
		  	Notary Public	  	
			
		  	 /s/ Lisa Vallery
	  	
		  	Printed Signature	  	
			
	My Commission Expires:                        
                     	  	 Lisa I. Vallery

Notary Public, Fulton County Georgia
 My Commission Expires: October 26,2011
	  	
	My County of Residence:                       
                      	  	  

  
 -24-

 EXHIBIT A, page 1 of 3 

 

 

  

 EXHIBIT A, page 2 of 3 

 

 

  

 EXHIBIT A, page 3 of 3 

 

 

  

 EXHIBIT A-1 

DESCRIPTION OF REAL ESTATE 
 Part of the Northwest Quarter of Section 5, Township 16 North, Range 3 East in Marion County, Indiana, more particularly described as follows: 

Commencing at the intersection of the North line of the Northwest Quarter of Section 5, Township 16 North, Range 3 East, and the old Southwesterly
right-of-way line of the c.c.c. and St. L. Railroad, said point being 120 feet Southwesterly, measured at right angles from the centerline of the Railroad, said point also being 977.7 feet (978.23 feet measured) South 89 degrees 34 minutes 30
seconds West (assumed bearing) from the Northeast corner of said Northwest Quarter; thence South 18 degrees 20 minutes 15 seconds East on and along said old right-of-way line and parallel with the centerline of the c.c.c. and St. L. Railroad, 181.50
feet; thence North 89 degrees 34 minutes 30 seconds East parallel with the North line of said Northwest Quarter 94.58 feet to a point which is 30 feet, measured at right angles Southwesterly of the centerline of the Railroad; thence South 18 degrees
20 minutes 15 seconds East and parallel with the centerline of the c.c.c. and St. L. Railroad, 822.36 feet to the place of beginning of this tract; thence South 18 degrees 20 minutes 15 seconds East parallel with the centerline with the C.C.C. and
St. L. Railroad, 320.94 feet; thence South 89 degrees 37 minutes 20 seconds West 956.43 feet to the centerline of Guion Road; thence North 08 degrees 54 minutes 45 seconds East on and along said centerline 228.62 feet; thence North 05 degrees 24
minutes 00 seconds West on and along said centerline 79.99 feet; thence North 89 degrees 37 minutes 20 seconds East 827.56 feet to the place of beginning, containing 6.20 acres, more or less. 

  

 EXHIBIT B 

TENANT IMPROVEMENTS 
 1. Landlord’s Obligations. Tenant is currently in the Leased Premises and accepts the same “AS IS” without representation or warranty by Landlord of any kind and with the
understanding that Landlord shall have no responsibility with respect thereto except as expressly provided in the Lease. Landlord shall construct and install within the Leased Premises, in a good and workmanlike manner, the Tenant Improvements, in
accordance with this Exhibit B. Tenant agrees to cooperate with Landlord to make the areas of the Leased Premises available to Landlord to complete the Tenant Improvements, if necessary, when requested by Landlord. 

 

	 	2.	Construction Drawings, Cost Statement and Allowance. 

 (a) Promptly following the date hereof, Tenant will work with Landlord’s space planner to develop a space plan for the Leased Premises that is reasonably acceptable to Landlord (the “Space
Plan”). Tenant shall deliver the Space Plan to Landlord within ten (10) days after the date of this Lease. Within twenty (20) days after Landlord’s receipt of the Space Plan, Landlord shall prepare and submit to Tenant (i) a
set of construction drawings (the “CD’s”) covering all work to be performed by Landlord in constructing the Tenant Improvements in accordance with the Space Plan, and (ii) a statement of the cost to construct and install the
Tenant Improvements (the “Cost Statement”). Tenant acknowledges and agrees that (A) the Cost Statement shall include design fees and a fee payable to the project’s construction manager or general contractor, not to exceed
eight percent (8%) of the cost of the work, and (B) such construction manager or general contractor may be comprised of a subsidiary, affiliate or employees of Landlord. Tenant shall have ten (10) days after receipt of the CD’s
and the Cost Statement in which to review both the CD’s and the Cost Statement and to give Landlord written notice of Tenant’s approval of the CD’s or its requested changes thereto. Tenant shall have no right to request any changes to
the CD’s that would materially alter the exterior appearance or basic nature of the Building or the Building systems. If Tenant fails to approve or request changes to the CD’s within ten (10) days after its receipt thereof, then
Tenant shall be deemed to have approved the CD’s and the Cost Statement and the same shall thereupon be final. If Tenant requests any changes to the CD’s, Landlord shall make those changes which are reasonably requested by Tenant and shall
within ten (10) days of its receipt of such request submit the revised portion of the CD’s (and, to the extent applicable, the revised Cost Statement) to Tenant. Tenant may not thereafter disapprove the revised portions of the CD’s
unless Landlord has unreasonably failed to incorporate reasonable comments of Tenant and, subject to the foregoing, the CD’s and the Cost Statement, as modified by said revisions, shall be deemed to be final upon the submission of said
revisions to Tenant. Tenant shall at all times in its review of the CD’s and the Cost Statement, and of any revisions thereto, act reasonably and in good faith. Without limiting the foregoing, Tenant agrees to confirm Tenant’s consent to
the CD’s and acknowledge the Cost Statement in writing within three (3) days following Landlord’s written request therefore. 
 (b) Tenant shall be responsible for the cost to construct and install the Tenant Improvements only to the extent that the Cost Statement, taking into account any increases or decreases resulting from any
Change Orders (as hereinafter defined), exceeds One Hundred Sixty-five Thousand and No/100 Dollars ($165,000.00) (the “Allowance”). If, following Tenant’s approval (or deemed approval) of the CD’s, the Cost Statement shows that
the cost to construct and install the Tenant Improvements will exceed the Allowance, Tenant shall deliver to Landlord, within ten (10) days following Landlord’s written request, an amount equal to one-half (1/2) of such excess.
Following Substantial Completion of the Tenant Improvements, Tenant shall pay to Landlord the remaining difference between the Cost Statement (taking into account any increases or decreases resulting from any Change Orders) and the Allowance within
ten 

  
 B-1

 
(10) business days of Landlord’s request therefore. Tenant’s failure to deliver the payments required in this paragraph shall entitle Landlord to stop the construction and installation
of the Tenant Improvements until such payment is received, and any resulting delay shall constitute a Tenant Delay (as hereinafter defined) hereunder. In addition, all delinquent payments shall accrue interest at 15% per annum. If the Allowance
exceeds the Cost Statement (taking into account any increases or decreases resulting from any Change Orders), such savings shall be the property of Landlord. 
 3. Schedule. Landlord shall provide Tenant with a proposed schedule for the construction and installation of the Tenant Improvements and shall notify Tenant of any material changes to said
schedule. 
 4. Change Orders. Tenant shall have the right to request changes to the CD’s at any time following the
date hereof by way of written change order (each, a “Change Order”, and collectively, “Change Orders”). Provided such Change Order is reasonably acceptable to Landlord, Landlord shall prepare and submit promptly to Tenant a
memorandum setting forth the impact on cost and schedule resulting from said Change Order (the “Change Order Memorandum of Agreement”). Tenant shall, within three (3) days following Tenant’s receipt of the Change Order Memorandum
of Agreement, either (a) execute and return the Change Order Memorandum of Agreement to Landlord, or (b) retract its request for the Change Order. At Landlord’s option, Tenant shall pay to Landlord (or Landlord’s designee),
within ten (10) days following Landlord’s request, any increase in the cost to construct the Tenant Improvements resulting from the Change Order, as set forth in the Change Order Memorandum of Agreement. Landlord shall not be obligated to
commence any work set forth in a Change Order until such time as Tenant has delivered to Landlord the Change Order Memorandum of Agreement executed by Tenant and, if applicable, Tenant has paid Landlord in full for said Change Order. 

5. Letter of Understanding. Promptly following substantial completion of the Tenant Improvements, Tenant shall execute
Landlord’s Letter of Understanding in substantially the form attached hereto as Exhibit C and made a part hereof, acknowledging (a) the Commencement Date of this Lease, and (b) except for any punchlist items, that Tenant
has accepted the Leased Premises. If Tenant takes possession of and occupies the Leased Premises, Tenant shall be deemed to have accepted the Leased Premises and that the condition of the Leased Premises and the Building was at the time satisfactory
and in conformity with the provisions of this Lease in all respects, subject to any punchlist items. 

  
 B-2

 EXHIBIT C 

LETTER OF UNDERSTANDING 
  

			
	  
	  	
	Attention:                            
             , Property Manager	  	
	 7225 Woodland Drive

Indianapolis, IN 46278
	  	

  

							
	         
	 	RE:  	  	Lease Agreement between
                                         
                                         
                                         
                                         
        
		 		  	(“Landlord”) and
                                         
                                         
                                         
              (“Tenant”) for the
		 		  	Leased Premises located at
                                         
                                         
                              ,
                                    ,
		 		  	                           
                  (the “Leased Premises”), dated
                                         
                            (the “Lease”).

Dear                        
                : 
 The undersigned, on
behalf of Tenant, certifies to Landlord as follows: 
  

	 	1.	The Commencement Date under the Lease is
                                         
                               . 

 

	 	2.	The rent commencement date is
                                         
               . 

  

	 	3.	The expiration date of the Lease is
                                         
                   . 

  

	 	4.	The Lease (including amendments or guaranty, if any) is the entire agreement between Landlord and Tenant as to the leasing of the Leased Premises and is in full force
and effect. 

  

	 	5.	The Landlord has completed the improvements designated as Landlord’s obligation under the Lease (excluding punchlist items as agreed upon by Landlord and Tenant),
if any, and Tenant has accepted the Leased Premises as of the Commencement Date. 

  

	 	6.	To the best of the undersigned’s knowledge, there are no uncured events of default by either Tenant or Landlord under the Lease. 

IN WITNESS WHEREOF, the undersigned has caused this Letter of Understanding to be executed this      day of
             , 2008. 
 EXHIBIT - NOT FOR SIGNATURE

  
 C-1

 EXHIBIT D 

[INTENTIONALLY OMITTED] 

  
 D-1

 EXHIBIT E 

RULES AND REGULATIONS 
 1. The sidewalks, entrances, driveways and roadways serving and adjacent to the Leased Premises shall not be obstructed or used for any purpose other than ingress and egress. 

2. No awnings or other projections shall be attached to the outside walls of the Building. 

3. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed on, about or from any part of the
Leased Premises, the Building or in the Common Areas including the parking area without the prior written consent of Landlord. In the event of the violation of the foregoing, Landlord may remove or stop same without any liability, and may charge the
expense incurred in such removal or stopping to tenant. 
 4. The sinks and toilets and other plumbing fixtures shall not be
used for any purpose other than those for which they were constructed, and no sweepings, rubbish, rags, or other substances shall be thrown therein. All damages resulting from any misuse of the fixtures shall be borne by Tenant. 

5. No boring, cutting or stringing of wires or laying of any floor coverings shall be permitted, except with the prior written consent of
the Landlord and as the Landlord may direct. Landlord shall direct electricians as to where and how telephone or data cabling are to be introduced. The location of telephones, call boxes and other office equipment affixed to the Leased Premises
shall be subject to the approval of Landlord. 
 6. No bicycles, vehicles, birds or animals of any kind (except seeing eye dogs)
shall be brought into or kept in or about the Leased Premises, and no cooking shall be done or permitted on the Leased Premises, except microwave cooking, and the preparation of coffee, tea, hot chocolate and similar items for employees. No tenant
shall cause or permit any unusual or objectionable odors to be produced in or permeate from the Leased Premises. 
 7. No tenant
shall occupy or permit any portion of the Leased Premises to be occupied as an office for the manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or a dance, exercise or music
studio, or any type of school or daycare or copy, photographic or print shop or an employment bureau without the express written consent of Landlord. The Leased Premises shall not be used for lodging or sleeping or for any immoral or illegal
purpose. 
 8. Tenant shall not make, or permit to be made any unseemly, excessive or disturbing noises or disturb or interfere
with occupants of neighboring buildings or premises or those having business with them, whether by the use of any musical instrument, radio, phonograph, unusual noise, or in any other way. Tenant shall not throw anything out of doors, windows or
down the passageways. 
 9. Neither Tenant nor any of its servants, employees, agents, visitors or licensees, shall at any time
bring or keep upon the Leased Premises any flammable, combustible or explosive fluid, chemical or substance except in compliance with Section 15.02 of the Lease. Neither Tenant nor any of its servants, employees, agents, visitors or
licensees, shall at any time bring or keep upon the Leased Premises any firearm. 
 10. No additional locks or bolts of any kind
shall be placed upon any of the doors or windows, nor shall any changes be made to existing locks or the mechanism thereof. Tenant must upon the termination of his tenancy, restore to the Landlord all keys of doors, offices, and toilet rooms, either
furnished to, or otherwise 

  
 E-1

 
procured by Tenant and in the event of the loss of keys so furnished, Tenant shall pay to the Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if
Landlord shall deem it necessary to make such changes. 
 11. No tenant shall overload the floors of the Leased Premises. All
damage to the floor, structure or foundation of the Building due to improper positioning or storage items or materials shall be repaired by Landlord at the sole cost and expense of tenant, who shall reimburse Landlord immediately therefore upon
demand. 
 12. Tenant shall be responsible for all persons entering the Building at Tenant’s invitation, express or
implied. Landlord shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. 
 13. Canvassing, soliciting and peddling in the Building are prohibited, and Tenant shall report and otherwise cooperate to prevent the same. 

14. There shall not be used in any space, either by Tenant or others, any hand trucks except those equipped with rubber tires and rubber
side guards. 
 15. [Intentionally Omitted]. 

16. The Building is a smoke-free Building. Smoking is strictly prohibited within the Building. Smoking shall only be allowed in areas
designated as a smoking area by Landlord. Tenant and its employees, representatives, contractors or invitees shall not smoke within the Building or throw cigar or cigarette butts or other substances or litter of any kind in or about the Building,
except in receptacles for that purpose. Landlord may, at its sole discretion, impose a charge against monthly rent of $50.00 per violation by Tenant or any of its employees, representatives, contractors or invitees, of this smoking policy.

 17. Tenant, its employees, customers, invitees and guests shall, when using the parking facilities in and around the
Building, observe and obey all signs regarding fire lanes and no-parking and driving speed zones and designated handicapped and visitor spaces, and when parking always park between the designated lines. All vehicles shall be parked at the sole risk
of the owner, and Landlord assumes no responsibility for any damage to or loss of vehicles. 
 18. No outside storage is
permitted including without limitation the storage of trucks and other vehicles. 
 19. Tenant shall not be allowed to conduct
an auction from the Leased Premises without the prior written consent of Landlord. 
 It is Landlord’s desire to maintain in the Building
and Common Areas the highest standard of dignity and good taste consistent with comfort and convenience for Tenant. Any action or condition not meeting this high standard should be reported directly to Landlord, The Landlord reserves the right to
make such other and further rules and regulations as in its judgment may from time to time be necessary for the safety, care and cleanliness of the Building and Common Areas, and for the preservation of good order therein. 

  
 E-2

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