Document:

Warehouse Lease

 EXHIBIT 10.18 
  
 LEASE AGREEMENT 
 (California Net Lease) 
  
 THIS LEASE AGREEMENT is dated this 12th day of January, 2000, between W/C Joint Venture (“Landlord”) and the Tenant named below. 
  
 
	 Tenant:
 	  	 Garden Fresh Restaurant Corp., a Delaware corporation
 
	 
	 Tenant’s representative:
 	  	 David W. Qualls (858) 675-1600
 
	 
	 Address and phone no.:
 	  	 9855 Distribution Avenue, Suites A-C, San Diego, CA 92121
 
	 
	 Premises:
 	  	 That portion of the Building, containing approximately 29,832 rentable square feet, as determined by Landlord, as shown on Exhibit
A, situated on a portion of that certain real property legally described in Exhibit A-1 attached hereto.
 
	 
	 Project:
 	  	 Carroll Business Center
 
	 
	 Building:
 	  	 Building 2
 
	 
	 Tenant’s Proportionate Share of Project:
 	  	 12.52%
 
	 
	 Tenant’s Proportionate Share of Building:
 	  	 50%
 
	 
	 Lease Term:
 	  	 Beginning on the Commencement Date and ending on the last day of the sixty-second (62nd) full calendar month thereafter.
 
	 
	 Commencement Date:
 	  	 February 1, 2000.
 
	 
	 Monthly Base Rent:
 	  	  
	  	  	  	  	  	  	  
	  	  	 Months
 
	  	 Annual Rate Per Sq. Ft.
 
	  	 Monthly Base Rent
 

	  	  	 1-12
 	  	 $6.60
 	  	  $16,407.60
 
	  	  	 13-24
 	  	 $7.20
 	  	 $17,899.20
 
	  	  	 25-36
 	  	   $7.416
 	  	 $18,436.18
 
	  	  	 37-48
 	  	   $7.638
 	  	 $18,989.27
 
	  	  	 49-60
 	  	   $7.868
 	  	 $19,558.95
 
	  	  	 61-62
 	  	 $8.10
 	  	 $20,145.72
 
	 
	 Initial Estimated Monthly Operating Expense Payments: (estimates only and subject to adjustment to actual costs and expenses according to the
provisions of this Lease)
 	  	 1. Utilities:
 	  	 To be paid separately in accordance with Paragraph 7 herein.
 
	  	 2. Common Area Charges
 	  	 $1,866.00
 	  	  
	  	 3. Taxes:
 	  	 $1,618.00
 	  	  
	  	 4. Insurance:
 	  	 $379.00
 	  	  
	  	 5. Monthly Base Rent: Others:
 	  	 $0
 	  	  
	 
	 Initial Estimated Monthly   Operating ExpensePayments:
 	  	  	  	 $3,863.00
 
	  	  
	 
	 Initial Monthly Base Rent and
  Operating Expense Payments:
 	  	  	  	 $20,270.60
 	  	  
	 
	 Security Deposit:
 	  	 $20,270.60
 	  	  	  	  
	 
	 Broker:
 	  	 Trammell Crow So. Cal., Inc. and Walker Commercial Realty
 	  	  
	 
	 Addenda:
 	  	 Rules and Regulations; Exhibit A (Premises); and Exhibit A-l (Legal Description of Real
Property)
 	  	  

 

  
 1.   Granting Clause. In consideration of the obligation
of Tenant to pay rent as herein provided and in consideration of the other terms, covenants, and conditions hereof, Landlord leases to Tenant, and Tenant leases from Landlord, the Premises, to have and to hold for the Lease Term, subject to the
terms, covenants and conditions of this Lease. The term of this Lease shall commence on the “Commencement Date” specified in or established above, and except as otherwise provided herein, shall continue in full force and effect through the
number of months as provided above (the “Lease Term”); provided, however, that if the Commencement Date is a date other than the first day of a calendar month, the Term shall consist of the remainder of the calendar month including and
following the Commencement Date, plus said number of full calendar months. If this Lease is executed before the Premises become vacant or otherwise available or if any present tenant or occupant of the Premises holds over, and Landlord cannot
acquire possession of the Premises in time to deliver them by the Commencement Date, or if any required repairs (if any) are not substantially completed by Landlord prior to the scheduled Commencement Date, this Lease shall not be deemed void or
voidable nor shall Landlord be deemed to be in default hereunder, nor shall Landlord be liable for any loss or damage directly or indirectly arising out of such delay. Tenant agrees to accept possession of the Premises at such time as Landlord is
able to tender the same, which date shall thenceforth be deemed the Commencement Date. After the Commencement Date, Tenant shall, upon demand, execute and deliver a letter of acceptance of delivery of the Premises specifying the Commencement Date.
Landlord and Tenant agree that the rentable square footage of the Premises as set forth above and the Building as set forth above shall be conclusive and binding on the parties. 
  
 2.   Acceptance of Premises. Except as may otherwise be expressly provided in a Construction Addendum attached hereto (if any), Tenant shall accept
the Premises on the Commencement Date in its “AS-IS” condition, subject to all applicable laws, ordinances, regulations, covenants and restrictions, and Landlord shall have no obligation to perform or pay for any repair or other work
therein. Landlord has made no representation or warranty as to the suitability of the Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises are suitable for Tenant’s intended purposes.
TENANT ACKNOWLEDGES THAT (1) IT HAS INSPECTED AND ACCEPTS THE PREMISES IN AN “AS IS, WHERE IS” CONDITION (UNLESS OTHERWISE EXPRESSLY PROVIDED IN A CONSTRUCTION ADDENDUM ATTACHED HERETO, IF ANY), (2) THE BUILDINGS AND IMPROVEMENTS
COMPRISING THE SAME ARE SUITABLE FOR THE PURPOSE FOR WHICH THE PREMISES ARE LEASED AND LANDLORD HAS MADE NO WARRANTY, REPRESENTATION, COVENANT, OR AGREEMENT WITH RESPECT TO THE MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE OF THE PREMISES,
(3) THE PREMISES ARE IN GOOD AND SATISFACTORY CONDITION, (4) NO REPRESENTATIONS AS TO THE REPAIR OF THE PREMISES, NOR PROMISES TO ALTER, REMODEL OR IMPROVE THE PREMISES HAVE BEEN MADE BY LANDLORD (UNLESS OTHERWISE EXPRESSLY PROVIDED IN A
CONSTRUCTION ADDENDUM ATTACHED HERETO, IF ANY), AND (5) THERE ARE NO REPRESENTATIONS OR WARRANTIES, EXPRESSED, IMPLIED OR STATUTORY, THAT EXTEND BEYOND THE DESCRIPTION OF THE PREMISES. Except as provided in Paragraph 10, in no event shall Landlord
have any obligation for any defects in the Premises or any limitation on its use. The taking of possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time
possession was taken except for items that are Landlord’s responsibility under Paragraph 10 and any punchlist items agreed to in writing by Landlord and Tenant. 
  
 3.   Use. 
  
 (a)   Subject to Tenant’s compliance with all zoning ordinances and Legal Requirements (as hereinafter defined), the Premises shall be used only for the purpose of receiving, storing, shipping and selling (but limited
to wholesale sales) products, materials and merchandise made and/or distributed by Tenant and for such other lawful purposes as may be incidental thereto; however, no retail sales may be made from the Premises. Tenant shall not conduct or give
notice of any auction, liquidation, or going out of business sale on the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit waste, overload the floor or structure of the Premises or subject the Premises
to use that would damage the Premises. Tenant shall not permit any objectionable or unpleasant odors, smoke, dust, gas, noise, or vibrations to emanate from the Premises, or take any other action that would constitute a nuisance or would disturb,
unreasonably interfere with, or endanger Landlord or any tenants of the Project. Outside storage, including without limitation, storage of trucks and other vehicles, is prohibited without Landlord’s prior written consent. 

 
 (b)   Tenant, at its sole expense, shall use and occupy the Premises in compliance with all laws, including, without
limitation, the Americans With Disabilities Act, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises (collectively, “Legal
Requirements”). The Premises shall not be used as a place of public accommodation under the Americans With Disabilities Act or similar state statutes or local ordinances or any 
  

 
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 regulations promulgated thereunder, all as may be amended from time to time. Tenant shall, at its
expense, make any alterations or modifications, within or without the Premises, that are required by Legal Requirements related to Tenant’s specific use or occupation of the Premises. Tenant will not use or permit the Premises to be used for
any purpose or in any manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler credits. If any increase in the cost of any insurance on the Premises or the Project is
caused by Tenant’s use or occupation of the Premises, or because Tenant vacates the Premises, then Tenant shall pay the amount of such increase to Landlord. Any entrance into or occupation of the Premises by Tenant prior to the Commencement
Date shall be subject to all obligations of Tenant under this Lease. 
  
 (c)   Tenant and its employees and
invitees shall have the non-exclusive right to use, in common with others, any areas designated by Landlord from time to time as common areas for the use and enjoyment of all tenants and occupants of the Project, subject to such reasonable rules and
regulations as Landlord may promulgate from time to time. 
  
 4.   Base Rent. Tenant shall
pay Base Rent in the amount set forth on the first page of this Lease. The first month’s Base Rent, the Security Deposit, and the first monthly installment of estimated Operating Expenses (as hereafter defined) shall be due and payable on the
date hereof, and Tenant promises to pay to Landlord in advance, without demand, deduction or set-off, monthly installments of Base Rent on or before the first day of each calendar month succeeding the Commencement Date. Payments of Base Rent for any
fractional calendar month shall be prorated. All payments required to be made by Tenant to Landlord hereunder shall be payable at such address as Landlord may specify from time to time by written notice delivered in accordance herewith. The
obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations and shall constitute rent. Tenant shall have no right at any time to abate, reduce, or set-off any rent due
hereunder except where expressly provided in this Lease. Tenant acknowledges that late payment by Tenant to Landlord of any rent due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being
extremely difficult and impractical to determine. Therefore, if Tenant is delinquent in any monthly installment of Base Rent, estimated Operating Expenses or other sums due and payable hereunder for more than five (5) days, Tenant shall pay to
Landlord on demand a late charge equal to five percent (5%) of such delinquent sum. The parties agree that such late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of such late payment by Tenant. 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 a penalty. 
  
 Notwithstanding anything to the contrary contained herein, provided that Tenant is not in default under any of the terms, covenants or conditions of this Lease, Tenant
shall be credited with (i) the payment of Base Rent and (ii) the payment of Operating Expenses due and payable under the Lease for the second (2nd) and third (3rd) months of the Term, as and when the same becomes due. Tenant understands and agrees
that the foregoing rent credit is conditioned upon Tenant’s not having wrongfully terminated this Lease or Landlord not having terminated this Lease by reason of Tenant’s default hereunder (each such termination, a “Trigger
Event”). Accordingly, (a) upon the occurrence of any Trigger Event during any portion of the rent credit period, the foregoing rent credit shall be null and void, and all of the rent which, in the absence of such rent credit, would have been
payable during such period up to the date of the Trigger Event shall become immediately due and payable by Tenant, and Tenant shall pay rent during the remainder of the rent credit period as such rent would have become due and payable in the absence
of such rent credit provision, and (b) upon the occurrence of any Trigger Event after the rent credit period, all rent which would have been payable during such rent credit period in the absence of such rent credit shall become immediately due and
payable by Tenant. 
  
 5.   Security Deposit. Concurrently with the execution of this Lease,
Tenant shall deposit with Landlord the Security Deposit in the amount set forth above. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an
advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence of an Event of Default (hereinafter defined), Landlord may use all or part of the Security Deposit to pay delinquent payments due
under this Lease, and the cost of any damage, injury, expense or liability caused by such Event of Default, without prejudice to any other remedy provided herein or provided by law. Tenant shall pay Landlord on demand the amount that will restore
the Security Deposit to its original amount. Landlord’s obligation respecting the Security Deposit is that of a debtor, not a trustee; no interest shall accrue thereon. The Security Deposit shall be the property of Landlord, but shall be paid
to Tenant when Tenant’s obligations under this Lease have been completely fulfilled. Landlord shall be released from any obligation with respect to the Security Deposit upon transfer of this Lease and the Premises to a person or entity assuming
Landlord’s obligations under this Paragraph 5. Landlord may transfer the Security Deposit to the new owner and deliver to Tenant the notice required by Section 1950.7 of the Civil Code of California. Thereafter, Landlord shall be
released by Tenant from all responsibility for returning the Security Deposit. 
  
 6.   Operating
Expense Payments. 
  
 (a)   During each month of the Lease Term, on the same date that Base Rent is
due, Tenant 
  

 
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 shall pay Landlord an amount equal to 1/12 of the annual cost, as estimated by Landlord from time to
time, of Tenant’s Proportionate Share (hereinafter defined) of Operating Expenses for the Project. Payments thereof for any fractional calendar month shall be prorated. 
  
 (b)   The term “Operating Expenses” means all costs and expenses incurred by Landlord with respect to the ownership, maintenance, and operation
of the Project including, but not limited to costs of: Common Area utilities; maintenance, repair and replacement of all portions of the Project, including without limitation, paving and parking areas, roads, roofs (except that Landlord is
responsible for replacement of the roof as provided in Paragraph 10, Tenant being responsible only for Tenant’s Proportionate Share of the cost of roof repairs), roof membrane, alleys, and driveways; mowing, snow removal, landscaping,
and exterior painting; the cost of maintaining utility lines, fire sprinklers and fire protection systems, exterior lighting and mechanical and building systems serving the Building or Project; amounts paid to contractors and subcontractors for work
or services performed in connection with any of the foregoing; charges or assessments of any association to which the Project is subject; fees payable to tax consultants and attorneys for consultation and contesting taxes; environmental insurance or
environmental management fees; the cost of any insurance deductibles for insurance required to be maintained by Landlord hereunder; property management fees payable to a property manager, including any affiliate of Landlord, or if there is no
property manager, an administration fee of fifteen percent (15%) of Operating Expenses payable to Landlord; security services, if any; trash collection, sweeping and removal; and additions or alterations made by Landlord to the Project or the
Building in order to comply with Legal Requirements (other than those expressly required herein to be made by Tenant) or that are appropriate to the continued operation of the Project or the Building as a bulk warehouse/industrial or service center
facility in the market area, provided that the cost of such additions or alterations that are required to be capitalized for federal income tax purposes shall be amortized on a straight line basis over a period equal to the lesser of the useful life
thereof for federal income tax purposes or ten (10) years and included in Operating Expenses only to the extent of the amortized amount for the respective calendar year. In addition, Operating Expenses shall include (i) Taxes (hereinafter defined)
for each calendar year during the Lease term, and (ii) the cost of insurance maintained by Landlord for the Project for each calendar year during the Lease term. 
  
 (c)   Notwithstanding the foregoing, Operating Expenses do not include (i) costs, expenses, depreciation or amortization for capital repairs and capital replacements required to be made by
Landlord under Paragraph 10 of this Lease; (ii) debt service under mortgages or ground rent under ground leases; (iii) costs of restoration to the extent of net insurance proceeds received by Landlord with respect thereto; (iv) leasing
commissions or the costs of renovating space for tenants; or (v) any costs or legal fees incurred in connection with any particular tenant. The cost of any repairs or replacements which are classified as capital improvements under generally accepted
accounting principles shall be amortized with interest over the lesser of the useful life of the improvement or ten (10) years and included in Operating Expenses only to the extent of the amortized amount for the respective calendar year.

  
 (d)   If Tenant’s total payments of Operating Expenses for any year are less than Tenant’s
Proportionate Share of actual Operating Expenses for such year, then Tenant shall pay the difference to Landlord within thirty (30) days after demand, and if more, then Landlord shall retain such excess and credit it against Tenant’s next
payments. For purposes of calculating Tenant’s Proportionate Share of Operating Expenses, a year shall mean a calendar year except the first year, which shall begin on the Commencement Date, and the last year, which shall end on the expiration
of this Lease. 
  
 (e)   With respect to Operating Expenses which Landlord allocates to the entire Project,
Tenant’s “Proportionate Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Proportionate Share of the Project as reasonably adjusted by Landlord in the future for changes in the physical size of
the Premises or the Project; and, with respect to Operating Expenses which Landlord allocates only to the Building, Tenant’s “Proportionate Share” shall be the percentage set forth on the first page of this Lease as Tenant’s
Proportionate Share of the Building as reasonably adjusted by Landlord in the future for changes in the physical size of the Premises or the Building. Landlord may equitably increase Tenant’s Proportionate Share for any item of expense or cost
reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project or Building that includes the Premises or that varies with occupancy or use. The estimated Operating Expenses
for the Premises set forth on the first page of this Lease are only estimates, and Landlord makes no guaranty or warranty that such estimates will be accurate. 
  
 (f)   Provided that Tenant is not then in default beyond any applicable cure period of its obligations to pay rent, or any other payments required to be made by it under this Lease and
provided further that Tenant shall have the right, once each calendar year, to cause a Qualified Person (as defined below) to reasonably review supporting data for any portion of an actual statement of annual Operating Expenses delivered by Landlord
(the “Actual Statement”) (provided, however, Tenant may not have an audit right to all documentation relating to Building operations as this would far-exceed the relevant information necessary to properly document a pass-through billing
statement, but real estate tax statements, and information on utilities, repairs, maintenance and insurance will be available), in accordance with the following procedure: 
  

 
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 (i)   Tenant shall, within thirty (30) days after any Actual Statement
is delivered, deliver a written notice to Landlord specifying the portions of the Actual Statement that are claimed to be incorrect, and Tenant shall simultaneously pay to Landlord all amounts due from Tenant to Landlord as specified in the Actual
Statement. In no event shall Tenant be entitled to withhold, deduct, or offset any monetary obligation of Tenant to Landlord under the Lease (including without limitation, Tenant’s obligation to make all payments of rent and all payments of
Tenant’s Operating Expenses) pending the completion of and regardless of the results of any review of records under this Paragraph. The right of Tenant under this Paragraph may only be exercised once for any Actual Statement, and if Tenant
fails to meet any of the above conditions as a prerequisite to the exercise of such right, the right of Tenant under this Paragraph for a particular Actual Statement shall be deemed waived. 
  
 (ii)   Tenant acknowledges that Landlord maintains its records for the Project at Landlord’s main office, and Tenant agrees that any review of records under
this Paragraph shall be at the sole expense of Tenant and shall be conducted by a Qualified Person. Tenant acknowledges and agrees that any records reviewed under this Paragraph constitute confidential information of Landlord, which shall not be
disclosed to anyone other than the Qualified Person performing the review, the principals of Tenant who receive the results of the review, and Tenant’s accounting employees. The disclosure of such information to any other person, whether or not
caused by the conduct of Tenant, shall constitute a material breach of this Lease. 
  
 (iii)   Any errors
disclosed by the review shall be promptly corrected by Landlord, provided, however, that if Landlord disagrees with any such claimed errors, Landlord shall have the right to cause another review to be made. In the event of a disagreement between the
two reviews, the review that discloses the least amount of deviation from the Actual Statement shall be deemed to be correct. In the event that the results of the review of records (taking into account, if applicable, the results of any additional
review caused by Landlord) reveal that Tenant has overpaid obligations for a preceding period, the amount of such overpayment shall be credited against Tenant’s subsequent installment obligations to pay the estimated Operating Expense. In the
event that such results show that Tenant has underpaid its obligations for a preceding period, the amount of such underpayment shall be paid by Tenant to Landlord with the next succeeding installment obligation of estimated Operating Expense. A
“Qualified Person” means an accountant or other person experienced in accounting for income and expenses of industrial projects engaged solely by Tenant on terms which do not entail any compensation based or measured in any way upon any
savings in rent or reduction in Operating Expenses achieved through the inspection process. 
  
 7.     Utilities. Tenant shall pay for all water, gas, electricity, heat, light, power, telephone, sewer, sprinkler services, refuse and trash collection, and other utilities and services used on the
Premises, all maintenance charges for utilities, and any storm sewer charges or other similar charges for utilities imposed by any governmental entity or utility provider, together with any taxes, penalties, surcharges or the like pertaining to
Tenant’s use of the Premises. Landlord may cause at Tenant’s expense any utilities to be separately metered or charged directly to Tenant by the provider. Tenant shall pay its share of all charges for jointly metered utilities based upon
consumption, as reasonably determined by Landlord. Tenant agrees to limit use of water and sewer for normal restroom use. No interruption or failure of utilities shall result in the termination of this Lease or the abatement of rent. 

 
 8.     Taxes. Landlord shall pay all taxes, assessments and governmental charges
(collectively referred to as “Taxes”) that either (a) accrue against the Project during the Lease Term if such Taxes are payable in advance, or (b) are assessed against the Project during the Lease Term if such Taxes are payable in
arrears. Taxes shall be included as part of the Operating Expenses charged to Tenant pursuant to Paragraph 6 hereof during each year of the Lease Term, based upon Landlord’s reasonable estimate of the amount of Taxes, and shall be
subject to reconciliation and adjustment pursuant to Paragraph 6 once the actual amount of Taxes is known. Taxes shall include, without limitation, any increase in any of the foregoing based upon construction of improvements on the Project or
changes in ownership (as defined in the California and Revenue Taxation Code). Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens thereof and any costs incurred in such contest may be
included as part of Taxes. All capital levies or other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease and any franchise tax, any excise, transaction, sales or privilege tax, assessment, levy or charge
measured by or based, in whole or in part, upon such rents from the Premises and/or the Project or any portion thereof shall be paid by Tenant to Landlord monthly in estimated installments or upon demand, at the option of Landlord, as additional
rent; provided, however, in no event shall Tenant be liable for any net income taxes, estate taxes or capital gains taxes imposed on Landlord unless such net income taxes are in substitution for any Taxes payable hereunder. If any such tax or excise
is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall be liable for all taxes levied or assessed against any
personal property or fixtures placed in the Premises, whether levied or assessed against Landlord or Tenant, and if any such taxes are levied or assessed against Landlord or Landlord’s property and (a) Landlord pays them or (b) the assessed
value of Landlord’s property is increased thereby and Landlord pays the increased taxes, then Tenant shall pay to Landlord such taxes within ten (10) days after Landlord’s request therefor. 
  

 
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 9.     Insurance. 
  
 (a)   Landlord shall maintain all risk property insurance covering the full replacement cost of the Building (excluding
foundations), less a commercially reasonable deductible if Landlord so chooses. Landlord may, but is not obligated to, maintain commercial liability insurance, flood insurance and rent loss insurance (with a duration not to exceed twelve months).
All such insurance shall be included as part of the Operating Expenses charged to Tenant pursuant to Paragraph 6 hereof. The Project or Building may be included in a blanket policy (in which case the cost of such insurance allocable to the
Project or Building will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums as a result of Tenant’s use of the Premises. 
  
 (b)   Effective as of the earlier of: (1) the date Tenant enters or occupies the Premises; or (2) the Commencement Date, and
continuing during the Lease Term, Tenant, at its expense, shall obtain and maintain in full force the following insurance coverage: (i) all risk property insurance covering the full replacement cost of all property and improvements installed or
placed in the Premises by Tenant or for Tenant’s benefit; (ii) worker’s compensation insurance with no less than the minimum limits required by law; (iii) employer’s liability insurance with such limits as required by law; and (iv)
commercial liability insurance, with a minimum limit of $1,000,000 per occurrence and a minimum umbrella limit of $2,000,000, for a total minimum combined general liability and umbrella limit of $3,000,000 for property damage, personal injuries, or
deaths of persons occurring in or about the Premises. Landlord may from time to time require reasonable increases in any such limits. The commercial liability policies shall name Landlord and Landlord’s agents as additional insureds, insure on
an occurrence and not a claims-made basis, be issued by insurance companies which are reasonably acceptable to Landlord, not be cancelable unless thirty (30) days prior written notice shall have been given to Landlord, contain an amended pollution
endorsement, and a contractual liability endorsement and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). Such certificates, or at
Landlord’s option, copies of the policies evidencing coverage shall be delivered to Landlord by Tenant at least ten (10) days prior to the Commencement Date and at least fifteen (15) days prior to each renewal of said insurance. If Tenant fails
to comply with the foregoing insurance requirements or to deliver to Landlord copies of such policies and certificates evidencing the coverage required herein, Landlord, in addition to any remedy available pursuant to this Lease or otherwise, may,
but shall not be obligated to, obtain such insurance and Tenant shall pay to Landlord on demand the premium costs thereof, plus an administrative fee of fifteen percent (15%) of the cost. 
  
 (c)   The all risk property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an
assignment from its insured, against Landlord or Tenant, their officers, directors, employees, managers, agents, invitees and contractors, in connection with any loss or damage thereby insured against. The failure of a party to insure its property
shall not void this waiver. Notwithstanding anything to the contrary contained herein, Tenant hereby waives any claims against Landlord, and its officers, directors, employees, managers, agents, invitees and contractors for any loss or damage
insured against or required to be insured against hereunder (whether by self-insurance or otherwise), regardless of whether the negligence or fault of Landlord caused such loss. Landlord hereby waives any claims against Tenant, and its officers,
directors, employees, managers, agents, invitees and contractors for any loss or damage insured against or required to be insured against hereunder to the extent insurance proceeds are received therefor, regardless of whether the negligence or fault
of Tenant caused such loss; however, Landlord’s waiver shall not apply to any deductible amounts maintained by Landlord under its insurance. 
  
 10.   Landlord’s Repairs. This Lease is intended to be a net lease; accordingly, Landlord’s maintenance and repair obligations are limited to the replacement of the
Building’s roof and maintenance of the foundation piers and structural members of the exterior walls, reasonable wear and tear and uninsured losses and damages caused by Tenant, its agents, employees and contractors excluded. The term
“walls” as used in this Paragraph 10 shall not include windows, glass or plate glass, doors or overhead doors, special store fronts, dock bumpers, dock plates or levelers, or office entries, all of which shall be maintained by
Tenant. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Paragraph 10, after which Landlord shall have a reasonable opportunity to repair such item. Landlord shall also maintain in good
repair and condition the parking areas and other common areas of the Building, including, but not limited to driveways, alleys, landscape and grounds surrounding the Premises, the cost of such maintenance, repair and replacement to be paid in
accordance with Paragraph 6 hereof. Tenant hereby waives the benefit of California Civil Code Sections 1941 and 1942, and any other statute providing a right to make repairs and deduct the cost thereof from the rent. Notwithstanding anything
to the contrary contained herein, if Tenant is prevented from using, and does not use, the Premises or any portion thereof, as a result of Landlord failing to make any repair which Landlord is obligated hereunder to make, and the need for such
repair did not arise because of the negligence of Tenant, its employees, agents or visitors, guests, invitees or licensees (an “Abatement Event”), then Tenant shall give written notice of such Abatement Event to Landlord. If the Abatement
Event continues for five (5) consecutive days (the “Abatement Period”) after Landlord’s receipt of Tenant’s written notice, then rent shall be abated or reduced after expiration of the Abatement Period for such time that Tenant
continues to be so 
  

 
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 prevented from using, and does not use, the Premises or a portion thereof, in the proportion that the
rentable area of the portion of the Premises that Tenant is prevented from using, and does not use, bears to the total rentable area of the Premises, provided that rent shall be abated completely if the portion of the Premises that Tenant is
prevented from using, and does not use, is so significant as to make it impractical for Tenant to conduct its business in the Premises and Tenant does not, in fact, for that reason, conduct its business in the Premises. 
  
 11.     Tenant’s Repairs. 
  
 (a)     Subject to Landlord’s obligation in Paragraph 10, Tenant, at its sole expense, shall repair, replace and maintain in good condition
all portions of the Premises and all areas, improvements and systems exclusively serving the Premises including, without limitation, dock, dock equipment and loading areas, dock doors, plumbing, water, and sewer lines up to points of common
connection, entries, doors, ceilings, windows, interior walls, and the interior side of demising walls, and heating, ventilation and air conditioning systems, and other building and mechanical systems serving the Premises. Such repair and
replacements include capital expenditures and repairs whose benefit may extend beyond the Term. Maintenance and repair of the heating, ventilation and air conditioning systems and other mechanical and building systems serving the Premises, and any
repairs to the roof, shall be at Tenant’s expense pursuant to maintenance service contracts entered into by Tenant; provided, however, if Tenant fails to enter into such maintenance service contracts or if the maintenance and repair of the
heating, ventilation and air conditioning systems and other mechanical and building systems serving the Premises is not satisfactory to Landlord (as determined by Landlord in its reasonable discretion), Landlord may enter into such maintenance
service contracts (but at Tenant’s expense). The scope of services and contractors under such maintenance contracts shall be subject to Landlord’s prior written approval. 
  
 (b)     In the event that any repair or maintenance obligation required to be performed by Tenant hereunder may affect the structural integrity of the
Building (e.g., roof, foundation, structural members of the exterior walls), prior to commencing any such repair, Tenant shall provide Landlord with written notice of the necessary repair or maintenance and a brief summary of the structural
component or components of the Building that may be affected by such repair or maintenance. Within ten (10) business days after Landlord’s receipt of Tenant’s written notice, Landlord shall have the right, but not the obligation, to elect
to cause such repair or maintenance to be performed by Landlord, or a contractor selected and engaged by Landlord, but at Tenant’s sole cost and expense. The foregoing sentence is not intended to obligate Tenant to pay for repairs or
maintenance to those structural items which are Landlord’s responsibility pursuant to Paragraph 10 above, but shall only require Tenant to pay for the repair and maintenance to such structural components to the extent such repair or
maintenance is necessitated due to the performance of Tenant’s repair and maintenance obligations pursuant to this Paragraph 11. 
  
 (c)     Within the fifteen (15) day period prior to the expiration or termination of this Lease, Tenant shall deliver to Landlord a certificate from an engineer reasonably
acceptable to Landlord certifying that the hot water equipment and the HVAC system are then in good repair and working order. If Tenant fails to perform any repair or replacement for which it is responsible, Landlord may perform such work and be
reimbursed by Tenant within ten (10) days after demand therefor. Subject to Paragraphs 9 and 15, Tenant shall bear the full cost of any repair or replacement to any part of the Building or Project that results from damage caused by Tenant,
its agents, contractors, or invitees and any repair that benefits only the Premises. 
  
 12.
    Tenant-Made Alterations and Trade Fixtures. 
  
 (a)     Any
alterations, additions, or improvements made by or on behalf of Tenant to the Premises (“Tenant-Made Alterations”) shall be subject to Landlord’s prior written consent. Such consent shall not be unreasonably withheld or
delayed, except if such alterations affect structural, exterior, electrical or mechanical aspects of the Premises, in which event Landlord may withhold its consent in its sole and absolute discretion. Tenant shall cause, at its expense, all
Tenant-Made Alterations to comply with insurance requirements and with Legal Requirements and shall construct at its expense any alteration or modification required by Legal Requirements as a result of any Tenant-Made Alterations. 

 
 (b)     All Tenant-Made Alterations shall be constructed in a good and workmanlike manner by contractors
reasonably acceptable to Landlord and only good grades of materials shall be used. All plans and specifications for any Tenant-Made Alterations shall be submitted to Landlord for its approval. Landlord shall review such plans and specifications
within thirty (30) days of Landlord’s receipt of such plans and specifications. If Landlord shall fail to respond to Tenant within such thirty (30) day period, such plans and specifications shall be deemed approved by Landlord. Landlord may
monitor construction of the Tenant-Made Alterations. Tenant shall reimburse Landlord for its reasonable costs in reviewing plans and specifications and in monitoring construction not to exceed ten percent (10%) of the total cost of such Tenant-Made
Alterations. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications or construction comply with applicable
laws, codes, rules and regulations. 
  

 
 7 

  
 (c)    Tenant shall provide Landlord with the identities and
mailing addresses of all persons performing work or supplying materials, prior to beginning such construction, and Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall furnish security or
make other arrangements satisfactory to Landlord to assure payment for the completion of all work free and clear of liens and shall provide certificates of insurance for worker’s compensation and other coverage in amounts and from an insurance
company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn statements setting forth the
names of all contractors and subcontractors who did work on the Tenant-Made Alterations and final lien waivers from all such contractors and subcontractors. 
  
 (d)    Upon surrender of the Premises, all Tenant-Made Alterations and any leasehold improvements constructed by Landlord or Tenant shall remain on the Premises as Landlord’s
property, except to the extent Landlord’s requires removal at Tenant’s expense of any such items or Landlord and Tenant have otherwise agreed in writing in connection with Landlord’s consent to any Tenant-Made Alterations. Prior to
the expiration or termination of this Lease, Tenant, at its sole expense, shall repair any and all damage caused by such removal. 
  
 (e)    Tenant, at its own cost and expense and without Landlord’s prior approval, may erect such shelves, bins, machinery and trade fixtures (collectively “Trade Fixtures”) in the ordinary
course of its business provided that such items do not alter the basic character of the Premises, do not overload or damage the Premises, and may be removed without injury to the Premises, and the construction, erection, and installation thereof
complies with all Legal Requirements and with Landlord’s requirements set forth above. Prior to the expiration or termination of this Lease, Tenant, at its sole expense, shall remove its Trade Fixtures and shall repair any and all damage caused
by such removal. All furniture, trade fixtures, and equipment installed by Tenant and located on the Premises shall remain the property of Tenant, and Landlord agrees that Tenant shall have the right, but not the obligation, to remove any or all of
said furniture, trade fixtures or equipment at any time during the term hereof; provided, however, that Tenant shall repair any damage to the Premises occasioned thereby. 
  
 13.  Signs.    All signs, decorations, advertising media, blinds, draperies and other window treatment or bars or other security
installations visible from outside the Premises shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld, and shall conform in all respects to Landlord’s requirements. Tenant shall not make any
changes to the exterior of the Premises, install any exterior lights, decorations, balloons, flags, pennants, banners, or painting, or erect or install any signs, windows or door lettering, placards, decorations, or advertising media of any type
which can be viewed from the exterior of the Premises, without Landlord’s prior written consent, which consent shall not be unreasonably withheld. Landlord shall not be required to notify Tenant of whether it consents to any sign until it (a)
has received detailed, to-scale drawings thereof specifying design, material composition, color scheme, and method of installation, and (b) has had thirty (30) days to review them. Upon surrender or vacation of the Premises, Tenant shall have
removed all signs and repair, paint, and/or replace the building facia surface to which its signs are attached. Tenant shall obtain all applicable governmental permits and approvals for sign and exterior treatments. 
  
 14.  Parking.    Tenant shall be entitled to park in common with other tenants of the Project
in those areas designated for nonreserved parking. Landlord may allocate parking spaces among Tenant and other tenants in the Project at Landlord’s sole discretion. Landlord shall not be responsible for enforcing Tenant’s parking rights
against any third parties. 
  
 15.  Restoration. 
  
 (a)   If at any time during the Lease Term the Premises are damaged by a fire or other casualty, Landlord shall notify
Tenant within sixty (60) days after such damage as to the amount of time Landlord reasonably estimates it will take to restore the Premises. If the restoration time is estimated to exceed 180 days from the date Landlord receives all permits,
approvals, and licenses required to begin reconstruction, either Landlord or Tenant may elect to terminate this Lease upon notice to the other party given no later than thirty (30) days after Landlord’s notice. If neither party elects to
terminate this Lease or if Landlord estimates that restoration will take 180 days or less, then, subject to receipt of sufficient insurance proceeds, Landlord shall promptly restore the Premises excluding the improvements installed by Tenant or by
Landlord and paid by Tenant, subject to delays arising from the collection of insurance proceeds or from Force Majeure events. Tenant at Tenant’s expense shall promptly perform, subject to delays arising from the collection of insurance
proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either party
may terminate this Lease upon thirty (30) days written notice to the other if the Premises are damaged during the last year of the Lease Term and Landlord reasonably estimates that it will take more than thirty (30) days to repair such damage.

  
 (b)   If the Premises are destroyed or substantially damaged by any peril not covered by the

 
 8 

  
 insurance maintained by Landlord or any Landlord’s mortgagee requires that insurance proceeds be
applied to the indebtedness secured by its mortgage (defined hereinafter), Landlord may terminate this Lease by delivering written notice of termination to Tenant within thirty (30) days after such destruction or damage or such requirement is made
known by any such Landlord’s mortgagee, as applicable, whereupon all rights and obligations hereunder shall cease and terminate, except for any liabilities of Tenant which accrued prior to Lease termination. 
  
 (c)  If such damage or destruction is caused by the act(s) or omission(s) of Tenant, its employees, agents or contractors,
Tenant shall pay to Landlord with respect to any damage to the Premises and/or Project the amount of the commercially reasonable deductible under Landlord’s insurance policy within ten (10) days after presentment of Landlord’s invoice.
Base Rent and Operating Expenses shall be abated for the period of repair and restoration in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Such abatement shall be the
sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate the Lease by reason of damage or casualty loss, including, without limitation, Sections 1932 and 1933 of the California Civil Code. 
  
 16.  Condemnation.    If any part of the Premises or the Project should be taken for any
public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and (a) the Taking would prevent or
materially interfere with Tenant’s use of the Premises, (b) in Landlord’s judgment would materially interfere with or impair its ownership or operation of the Project or (c) as a result of such Taking, Landlord’s mortgagee accelerates
the payment of any indebtedness securing all or a portion of the Project, then upon written notice by Landlord this Lease shall terminate and Base Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is
not terminated as provided above, the Base Rent payable hereunder during the unexpired Lease Term shall be reduced to such extent as may be fair and reasonable under the circumstances, and Landlord shall restore the Premises to its condition prior
to the Taking; provided, however, Landlord’s obligation to so restore the Premises shall be limited to the award Landlord receives in respect of such Taking that is not required to be applied to the indebtedness secured by a mortgage. In the
event of any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the
right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and
damage to Tenant’s Trade Fixtures, if a separate award for such items is made to Tenant. 
  
 This paragraph
shall be Tenant’s sole and exclusive remedy in the event of any taking and Tenant hereby waives the benefits of Section 1265.130 of the California Code of Civil Procedure or any other statute granting Tenant specific rights in the event of a
Taking which are inconsistent with the provisions of this Paragraph. 
  
 17.  Assignment and
Subletting. 
  
 (a)   Without Landlord’s prior written consent, which shall not be
unreasonably withheld, Tenant shall not assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises (each being a
“Transfer”) and any attempt to do any of the foregoing shall be void and of no effect. For purposes of this Paragraph 17, a transfer of the ownership interests controlling Tenant shall be deemed a Transfer of this Lease
unless such ownership interests are publicly traded. Notwithstanding the above, Tenant may assign or sublet the Premises, or any part thereof, to any entity controlling Tenant, controlled by Tenant or under common control with Tenant (a
“Tenant Affiliate”), without the prior written consent of Landlord; provided, however, Tenant shall provide at least ten (10) days written notice prior to assigning this Lease to, or entering into any sublease with, any Tenant
Affiliate. Tenant shall reimburse Landlord for all of Landlord’s reasonable out-of-pocket expenses in connection with any Transfer, other than to a Tenant Affiliate. Upon Landlord’s receipt of Tenant’s written notice of a desire to
assign or sublet the Premises, or any part thereof (other than to a Tenant Affiliate), Landlord may, by giving written notice to Tenant within thirty (30) days after receipt of Tenant’s notice, terminate this Lease with respect to the space
described in Tenant’s notice, as of the date specified in Tenant’s notice for the commencement of the proposed assignment or sublease; provided, however, Tenant shall have the right to rescind any proposal to assign or sublet the Premises
within forty-eight (48) hours after receiving Landlord’s notice of its intent to terminate this Lease. Tenant acknowledges and agrees that Landlord may withhold its consent to any proposed assignment or subletting for any reasonable basis
including, but not limited to: (a) Tenant is in default of this Lease; (b) the assignee or subtenant is unwilling to assume in writing all of Tenant’s obligations hereunder; (c) the assignee or subtenant has a financial condition which is
reasonably unsatisfactory to Landlord or Landlord’s mortgagee; (d) the Premises will be used for different purposes than those set forth in Section 3 (a) or for a use requiring or generating Hazardous Materials, or (e) the proposed assignee or
subtenant or an affiliate thereof is an existing tenant in the Project or is or has been in discussions with Landlord regarding space within the Project. 
  
 (b)   Notwithstanding any Transfer, Tenant and any guarantor or surety of Tenant’s 

 
 9 

  
 obligations under this Lease shall at all times remain fully responsible and liable for the payment of
the rent and for compliance with all of Tenant’s other obligations under this Lease (regardless of whether Landlord’s approval has been obtained for any such Transfer). In the event that the rent due and payable by a sublessee or assignee
(or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto) exceeds the rental payable under this Lease, then Tenant shall be bound and obligated to pay Landlord as
additional rent hereunder all such excess rental and other excess consideration within ten (10) days following receipt thereof by Tenant. 
  
 (c)  If this Lease is assigned or if the Premises is subleased (whether in whole or in part) or in the event of the mortgage, pledge, or hypothecation of Tenant’s leasehold interest or grant of any concession
or license within the Premises or if the Premises be occupied in whole or in part by anyone other than Tenant, then upon a default by Tenant hereunder Landlord may collect rent from the assignee, sublessee, mortgagee, pledgee, party to whom the
leasehold interest was hypothecated, concessionee or licensee or other occupant and, except to the extent set forth in the preceding subparagraph, apply the amount collected to the next rent payable hereunder; and all such rentals collected by
Tenant shall be held in trust for Landlord and immediately forwarded to Landlord. No such transaction or collection of rent or application thereof by Landlord, however, shall be deemed a waiver of these provisions or a release of Tenant from the
further performance by Tenant of its covenants, duties, or obligations hereunder. Any approved assignment or sublease shall be expressly subject to the terms and conditions of this Lease. Landlord’s consent to any Transfer shall not waive
Landlord’s rights as to any subsequent Transfers. 
  
 18.  Indemnification.    Tenant agrees to indemnify, defend (with counsel reasonably acceptable to Landlord) and hold harmless Landlord, and Landlord’s agents, employees and
contractors, from and against any and all claims, demands, losses, liabilities, causes of action, suits, judgments, damages, costs and expenses (including attorneys’ fees) arising from any occurrence on the Premises, the use and occupancy of
the Premises, or from any activity, work, or thing done, permitted or suffered by Tenant in or about the Premises or due to any other act or omission of Tenant, its subtenants, assignees, invitees, employees, contractors and agents, or from
Tenant’s failure to perform its obligations under this Lease (other than any loss arising from the sole or gross negligence of Landlord or its agents). This indemnity provision shall survive termination or expiration of this Lease for event
occuring during the term of the Lease. The furnishing of insurance required hereunder shall not be deemed to limit Tenant’s obligations under this Paragraph 18. 
  
 19.  Inspection and Access.    Landlord and its agents, representatives, and contractors may enter the Premises at any
reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s representatives may enter the Premises during business hours for
the purpose of showing the Premises to prospective purchasers or, during the last year of the Lease Term, to prospective tenants. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is
available for sale. Landlord may grant easements, make public dedications, designate common areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially interferes with
Tenant’s use or occupancy of the Premises. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. 
  
 20.  Quiet Enjoyment.    If Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant,
Tenant shall, subject to the terms of this Lease, at all times during the Lease Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord, but not otherwise. 
  
 21.  Surrender.     No act by Landlord shall be an acceptance of a surrender of the Premises,
and no agreement to accept a surrender of the Premises shall be valid unless it is in writing and signed by Landlord. Upon termination of the Lease Term or earlier termination of Tenant’s right of possession, Tenant shall surrender the Premises
to Landlord in the same condition as received, broom clean, ordinary wear and tear and casualty loss and condemnation covered by Paragraphs 15 and 16 excepted. Any Trade Fixtures, Tenant- Made Alterations and property not so removed by Tenant
as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and
disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the Lease Term shall survive the termination of the Lease Term, including without limitation, indemnity obligations, payment obligations
with respect to Operating Expenses and all obligations concerning the condition and repair of the Premises. 
  
 22.  Holding Over.    If Tenant fails to vacate the Premises after the termination of the Lease Term, Tenant shall be a tenant at will or at sufferance, and Tenant shall pay, in addition to
any other rent or other sums then due Landlord, a daily base rental equal to 200% of the Base Rent in effect on the expiration or termination date, even if Landlord consents to such holdover (which consent shall be effective only if in writing).
Tenant shall also be liable for all Operating Expenses incurred during such holdover period. In addition, Tenant shall be liable for all damages (including attorneys' fees and expenses) of whatever type (including consequential 

 
 10 

 
damages) incurred by Landlord as a result of such holding over. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise
expressly provided, and this Paragraph 22 shall not be construed as consent for Tenant to retain possession of the Premises. 
  
 23. Events of Default. Each of the following events shall be an event of default (“Event of Default”) by Tenant under this Lease: 
  
 (i) Tenant shall fail to pay any installment of Base Rent or any other payment required herein within five (5) calendar days after notice that the same is due or payable
hereunder. 
  
 (ii) Tenant or any guarantor or surety of Tenant’s obligations hereunder shall (A) make a general
assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement,
adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a
“proceeding for relief”); (C) become the subject of any proceeding for relief which is not dismissed within sixty (60) days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 
  
 (iii) Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, except, in each case, as
permitted in this Lease. 
  
 (iv) Tenant shall fail to occupy or shall vacate the Premises or shall fail to
continuously operate its business at the Premises for the permitted use set forth herein, whether or not Tenant is in monetary or other default under this Lease. 
  
 (v) Tenant shall attempt or there shall occur any assignment, subleasing or other transfer of Tenant’s interest in or with respect to this Lease except as otherwise permitted in this Lease.

  
 (vi) Tenant shall fail to discharge or bond over any lien placed upon the Premises in violation of this Lease
within thirty (30) days after any such lien or encumbrance is filed against the Premises. 
  
 (vii) Tenant shall fail
to execute any instrument of subordination or attornment or any estoppel certificate within the time periods set forth in Paragraphs 27 and 29 respectively following Landlord’s request for the same. 
  
 (viii) Tenant shall breach any of the requirements of Paragraph 30 and such failure shall continue for a period of ten (10) days or
more after notice from Landlord to Tenant. 
  
 (ix) Tenant shall fail to comply with any provision of this Lease
other than those specifically referred to in this Paragraph 23, and except as otherwise expressly provided herein, such default shall continue for more than thirty (30) days after Landlord shall have given Tenant written notice of such
default. 
  
 Any notices to be provided by Landlord under this Paragraph 23 shall be in lieu of, and not in addition
to, any notice required under Section 1161 et seq of the California Code of Civil Procedure. 
  
 24.
Landlord’s Remedies. Upon the occurrence of any default, Landlord shall have the following rights and remedies, in addition to those allowed by law or in equity, any one or more of which may be exercised or not exercised without
precluding the Landlord from exercising any other remedy provided in this Lease or otherwise allowed by law or in equity: 
  
 (a) Termination of Lease. Landlord may terminate this Lease and Tenant’s right to possession of the Premises. If Tenant has abandoned and vacated the Premises, the mere entry of the Premises by Landlord in order to
perform acts of maintenance, cure defaults, preserve the Premises or to attempt to relet the Premises, or the appointment of a receiver in order to protect the Landlord’s interest under this Lease, shall not be deemed a termination of
Tenant’s right to possession or a termination of this Lease unless Landlord has notified Tenant in writing that this Lease is terminated. Notification of any default described in Section 23 of this Lease shall be in lieu of, and not in addition
to, any notice required under Sections 1161 et seq. of the California Code of Civil Procedure. If Landlord terminates this Lease and Tenant’s right to possession of the Premises, Landlord may recover from Tenant: 

  
 (i) The worth at the time of the award of unpaid rent which had
been earned at the time of termination; plus 
  
 (ii) The worth at the time of the award of the
amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
  
 (iii) The worth at the time of the award of the amount by which the unpaid rent for the balance of the Term after the time
of the award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus 
  
 (iv) Any other amounts necessary to compensate the Landlord for all of the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to
result therefrom, including any legal expenses, brokers commissions or finders fees (in connection with reletting the Premises and the pro rata portion of any leasing commission paid by Landlord in connection with this Lease which is applicable to
the portion of the Term, including option periods, which is unexpired as of the date on which this Lease terminated), the costs of repairs, cleanup, refurbishing, removal and storage or disposal of Tenant’s personal property, equipment,
fixtures and anything else that Tenant is required under this Lease to remove but does not remove (including those alterations which Tenant is required to remove pursuant to an election by Landlord and Landlord actually removes whether notice to
remove shall be delivered to Tenant), and any costs for alterations, additions and renovations incurred by Landlord in regaining possession of and reletting (or attempting to relet) the Premises. Tenant shall also reimburse Landlord for the pro rata
portion of leasehold improvement costs paid by Landlord to install leasehold improvements on the Premises which is applicable to that portion of the Term including any terminated option periods which is unexpired as of the date on which this Lease
terminated, discounted to present value. 
  
 All computations of the “worth at the time of the award” of
amounts recoverable by Landlord under (1) and (2) hereof shall be computed by allowing interest at the maximum lawful contract rate per annum. The “worth at the time of the award” recoverable by Landlord under (3) and the discount rate for
purposes of determining any amounts recoverable under (4), if applicable, shall be computed by discounting the amount recoverable by Landlord at the discount rate of the Federal Reserve Bank, San Francisco, California, at the time of the award plus
one percent (1%). 
  
 Upon termination of this Lease, whether by lapse of time or otherwise, Tenant shall immediately
vacate the Premises and deliver possession to Landlord, and Landlord shall have the right to re-enter the Premises. 
  
 (b) Lease to Remain in Effect. Notwithstanding Landlord’s right to terminate this Lease, Landlord may, at its option, even though Tenant has breached this Lease and abandoned the Premises, continue this Lease in full
force and effect and not terminate Tenant’s right to possession, and enforce all of Landlord’s rights and remedies under this Lease. In such event, Landlord shall have the remedy described in California Civil Code Section 1951.4 (Landlord
may continue Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has right to sublet or assign, subject only to reasonable limitations). Further, in such event Landlord shall be entitled to
recover from Tenant all costs of maintenance and preservation of the Premises, and all costs, including attorneys’ fees and receivers’ fees, incurred in connection with appointment of and performance by a receiver to protect the Premises
and Landlord’s interest under this Lease. No re-entry or taking possession of the Premises by Landlord shall be construed as an election to terminate this Lease unless a notice (signed by a duly authorized representative of Landlord) of
intention to terminate this Lease is given to Tenant. 
  
 (c) All Sums Collectible as Rent. All sums due and
owing to Landlord by Tenant under this Lease shall be collectible by Landlord as rent. 
  
 (d) No Surrender.
No act or omission by Landlord or its agents during the Term shall be an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless made in writing and signed by a duly authorized
representative of Landlord. Landlord shall be entitled to a restraining order or injunction to prevent Tenant from defaulting under any of its obligations other than the payment of rent or other sums due hereunder. 
  
 (e) Effect of Termination. Neither the termination of this Lease nor the exercise of any remedy under this Lease or otherwise
available at law or in equity shall affect Landlord’s right of indemnification set forth in this Lease or otherwise available at law or in equity for any act or omission of Tenant, and all rights to indemnification and other obligations of
Tenant intended to be performed after termination of this Lease shall survive termination of this Lease. 

  
 25. Tenant’s Remedies/Limitation of Liability. Landlord shall
not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within thirty (30) days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation,
require a period of time in excess of thirty (30) days, then after such period of time as is reasonably necessary). All obligations of Landlord hereunder shall be construed as covenants, not conditions; and Tenant may not terminate this Lease for
breach of Landlord’s obligations hereunder. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term “Landlord” in this Lease shall
mean only the owner, for the time being of the Premises, and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but
such obligations shall be binding during the Lease Term upon each new owner for the duration of such owner’s ownership. Any liability of Landlord under this Lease or arising out of the relationship between Landlord and Tenant shall be limited
solely to Landlord’s interest in the Building, and in no event shall any personal liability be asserted against Landlord in connection with this Lease nor shall any recourse be had to any other property or assets of Landlord. 

 
 26. Waiver of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN
RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED
HERETO. 
  
 27. Subordination. 
  
 (a) This Lease and Tenant’s interest and rights hereunder are and shall be subject and subordinate at all times to the lien of any first mortgage, now existing or
hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the
part of Tenant. Tenant agrees, at the election of the holder of any such mortgage, to attorn to any such holder. The provisions of this Paragraph 27 shall be self-operative and no further instrument shall be required to effect such
subordination or attornment; however, Tenant agrees to execute, acknowledge and deliver such instruments, confirming such subordination and such instruments of attornment as shall be requested by any such holder within ten (10) days of such request;
provided, however, that Tenant’s obligation to execute, acknowledge and deliver such instruments shall be contingent on such instruments containing customary subordination and non- disturbance language. Tenant’s obligation to furnish each
such instrument requested hereunder in the time period provided is a material inducement for Landlord’s execution of this Lease and any failure of Tenant to timely deliver each instrument shall be deemed an Event of Default. 

 
 (b) Notwithstanding the foregoing, any such holder may at any time subordinate its mortgage to this Lease, without
Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such mortgage without regard to their respective dates of execution, delivery or recording and in that event such holder shall have the same
rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such mortgage and had been assigned to such holder. The term “mortgage” whenever used in this Lease shall be
deemed to include deeds of trust, security assignments and any other encumbrances, and any reference to the “holder” of a mortgage shall be deemed to include the beneficiary under a deed of trust. 
  
 (c) Tenant shall not seek to enforce any remedy it may have for any default on the part of Landlord without first giving written notice by
certified mail, return receipt requested, specifying the default in reasonable detail to any mortgage holder whose address has been given to Tenant, and affording such mortgage holder a reasonable opportunity to perform Landlord’s obligations
hereunder. Notwithstanding any such attornment or subordination of a mortgage to this Lease, the holder of any mortgage shall not be liable for any acts of any previous landlord, shall not be obligated to install any tenant improvements, and shall
not be bound by any amendment to which it did not consent in writing nor any payment of rent made more than one month in advance. 
  
 28. Mechanic’s Liens. Tenant has no express or implied authority to create or place any lien or encumbrance of any kind upon, or in any manner to bind the interest of Landlord or Tenant in, the Premises or to
charge the rentals payable hereunder for any claim in favor of any person dealing with Tenant, including those who may furnish materials or perform labor for any construction or repairs. Tenant covenants and agrees that it will pay or cause to be
paid all sums legally due and payable by it on account of any labor performed or materials furnished in connection with any work performed on the Premises and that it will save and hold Landlord harmless from all loss, cost or expense based on or
arising out of asserted claims or liens against the leasehold estate or against the interest of Landlord in the Premises or under this Lease. Tenant shall give Landlord immediate written notice of the placing of any lien or encumbrance against the
Premises and cause such lien or encumbrance to be discharged within thirty (30) days of the filing or recording thereof; provided, however, Tenant may contest such liens or encumbrances as long as such contest prevents foreclosure of the lien

 or encumbrance and Tenant causes such lien or encumbrance to be bonded or insured over in a manner satisfactory to Landlord within such thirty
(30) day period. 
  
 29. Estoppel Certificates. Tenant agrees, from time to time, within ten (10) days
after request of Landlord, to execute and deliver to Landlord, or Landlord’s designee, any estoppel certificate requested by Landlord, stating that this Lease is in full force and effect, the date to which rent has been paid, that Landlord is
not in default hereunder (or specifying in detail the nature of Landlord’s default), the termination date of this Lease and such other matters pertaining to this Lease as may be requested by Landlord. Tenant’s obligation to furnish each
estoppel certificate in a timely fashion is a material inducement for Landlord’s execution of this Lease and any failure of Tenant to timely deliver each estoppel certificate shall be deemed an Event of Default. No cure or grace period provided
in this Lease shall apply to Tenant’s obligation to timely deliver an estoppel certificate. 
  
 30.
Environmental Requirements. 
  
 (a) Except for Hazardous Material contained in products used by Tenant
in de minimis quantities for ordinary cleaning and office purposes, Tenant shall not permit or cause any party to bring any Hazardous Material upon the Premises or transport, store, use, generate, manufacture, dispose, or release any Hazardous
Material on or from the Premises without Landlord’s prior written consent. Tenant, at its sole cost and expense, shall operate its business in the Premises in strict compliance with all Environmental Requirements and all requirements of this
Lease. Tenant shall complete and certify to disclosure statements as requested by Landlord from time to time relating to Tenant’s transportation, storage, use, generation, manufacture, or release of Hazardous Materials on the Premises, and
Tenant shall promptly deliver to Landlord a copy of any notice of violation relating to the Premises or Project of any Environmental Requirement. Landlord hereby represents to Tenant that, to Landlord’s actual knowledge, without any independent
inquiry or investigation, Landlord has not received any written notice from any governmental authority that the Premises, the Building or the Project are currently in violation of any Environmental Requirements. 
  
 (b) The term “Environmental Requirements” means all applicable present and future statutes, regulations, ordinances,
rules, codes, judgments, permits, authorizations, orders, policies or other similar requirements of any governmental authority, agency or court regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or
the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; the Clean Air Act; the Clean Water Act; the Toxic Substances Control
Act and all state and local counterparts thereto, and any common or civil law obligations including, without limitation, nuisance or trespass, and any other requirements of Paragraphs 4 and 31 of this Lease. The term “Hazardous
Materials” means and includes any substance, material, waste, pollutant, or contaminant that is or could be regulated under any Environmental Requirement or that may adversely affect human health or the environment, including, without
limitation, any solid or hazardous waste, hazardous substance, asbestos, petroleum (including crude oil or any fraction thereof, natural gas, synthetic gas, polychlorinated biphenyls (PCBs), and radioactive material). For purposes of Environmental
Requirements, to the extent authorized by law, Tenant is and shall be deemed to be the responsible party, including without limitation, the “owner” and “operator” of Tenant’s “facility” and the “owner” of
all Hazardous Materials brought on the Premises by Tenant, its agents, employees, contractors or invitees, and the wastes, by-products, or residues generated, resulting, or produced therefrom. 
  

(c) Tenant, at its sole cost and expense, shall remove all Hazardous Materials stored, disposed of or otherwise released by Tenant, its assignees, subtenants, agents,
employees, contractors or invitees onto or from the Premises, in a manner and to a level satisfactory to Landlord in its sole discretion, but in no event to a level and in a manner less than that which complies with all Environmental Requirements
and does not limit any future uses of the Premises or require the recording of any deed restriction or notice regarding the Premises. Tenant shall perform such work at any time during the period of the Lease upon written request by Landlord or, in
the absence of a specific request by Landlord, before Tenant’s right to possession of the Premises terminates or expires. If Tenant fails to perform such work within the time period specified by Landlord or before Tenant’s right to
possession terminates or expires (whichever is earlier), Landlord may at its discretion, and without waiving any other remedy available under this Lease or at law or equity (including without limitation an action to compel Tenant to perform such
work), perform such work at Tenant’s cost. Tenant shall pay all costs incurred by Landlord in performing such work within ten (10) days after Landlord’s request therefor. Such work performed by Landlord is on behalf of Tenant and Tenant
remains the owner, generator, operator, transporter, and/or arranger of the Hazardous Materials for purposes of Environmental Requirements. Tenant agrees not to enter into any agreement with any person, including without limitation any governmental
authority, regarding the removal of Hazardous Materials that have been disposed of or otherwise released onto or from the Premises without the written approval of the Landlord. 
  
 (d) Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all losses (including, without limitation, diminution in value of the Premises or
the Project and loss of rental income from the Project), claims, demands, actions, suits, damages (including, without limitation, punitive damages), expenses (including, without limitation, remediation, removal, repair, corrective action, or cleanup

 expenses), and costs (including, without limitation, actual attorneys’ fees, consultant fees or expert fees and including, without
limitation, removal or management of any asbestos brought into the Premises or disturbed in breach of the requirements of this Paragraph 30 (provided, however, that Tenant shall be provided with a copy of the Carroll Business Center Asbestos
Operations and Maintenance Program which identifies areas of asbestos in the Premises), regardless of whether such removal or management is required by law) which are brought or recoverable against, or suffered or incurred by Landlord as a result of
any release of Hazardous Materials or any breach of the requirements under this Paragraph 30 by Tenant, its agents, employees, contractors, subtenants, assignees or invitees, regardless of whether Tenant had knowledge of such noncompliance.
The obligations of Tenant under this Paragraph 30 shall survive any termination of this Lease for an occurrence during the Lease. 
  
 (e) Landlord shall have access to, and a right to perform inspections and tests of, the Premises to determine Tenant’s compliance with Environmental Requirements, its obligations under this Paragraph 30, or the
environmental condition of the Premises. Access shall be granted to Landlord upon Landlord’s prior written notice to Tenant and at such times so as to minimize, so far as may be reasonable under the circumstances, any disturbance to
Tenant’s operations. Such inspections and tests shall be conducted at Landlord’s expense, unless such inspections or tests reveal that Tenant has not complied with any Environmental Requirement, in which case Tenant shall reimburse
Landlord for the reasonable cost of such inspection and tests. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. Tenant shall promptly notify Landlord of any
communication or report that Tenant makes to any governmental authority regarding any possible violation of Environmental Requirements or release or threat of release of any Hazardous Materials onto or from the Premises. Tenant shall, within five
(5) days of receipt thereof, provide Landlord with a copy of any documents or correspondence received from any governmental agency or other party relating to a possible violation of Environmental Requirements or claim or liability associated with
the release or threat of release of any Hazardous Materials onto or from the Premises. 
  
 (f) In addition to all
other rights and remedies available to Landlord under this Lease or otherwise, Landlord may, in the event of a breach of the requirements of this Paragraph 30 that is not cured within thirty (30) days following notice of such breach by
Landlord, require Tenant to provide financial assurance (such as insurance, escrow of funds or third party guarantee) in an amount and form satisfactory to Landlord. The requirements of this Paragraph 30 are in addition to and not in lieu of
any other provision in the Lease. 
  
 (g) Landlord agrees not to bring any Hazardous Material upon the Premises or
transport, store, use, generate or manufacture or release any Hazardous Material in or about the Premises without Tenant’s prior written consent. Landlord shall indemnify, defend and hold Tenant harmless from and against any and all direct
losses, claims, demands, actions, suits, damages, expenses, and costs which are brought or recoverable against, or suffered or incurred by Tenant as a result of any release of Hazardous Materials on or about the Premises to the extent caused by
Landlord, its agents or employees, and for which Landlord is obligated to remediate in accordance with any Environmental Requirements. 
  
 31. Rules and Regulations. Tenant shall, at all times during the Lease Term and any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord
covering use of the Premises and the Project. The current rules and regulations are attached hereto. In the event of any conflict between said rules and regulations and other provisions of this Lease, the other terms and provisions of this Lease
shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project. 
  
 32. Security Service. Tenant acknowledges and agrees that, while Landlord may (but shall not be obligated to) patrol the Project, Landlord is not providing any security services with
respect to the Premises and that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry
into the Premises or any other breach of security with respect to the Premises. 
  
 33. Force Majeure.
Landlord or Tenant shall not be held responsible for delays in the performance of its obligations hereunder when caused by strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefor,
governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of Landlord or
Tenant (“Force Majeure”); provided, however, that in no event shall the foregoing apply to the financial obligations of either Landlord or Tenant to the other under this Lease, including Tenant’s obligation to pay rent or any
amount payable to Landlord hereunder. 
  
 34. Entire Agreement. This Lease constitutes the complete and
entire agreement of Landlord and Tenant with respect to the subject matter hereof. No representations, inducements, promises or agreements, oral or written, have been made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant,
which are not contained herein, and any prior agreements, promises, negotiations, or representations are superseded by this Lease. This Lease may not be amended except by an instrument in writing signed by both 

 parties hereto. 
  
 35. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this
Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or
provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable. 
  
 36. Brokers. Tenant represents and warrants that it has dealt with no broker, agent or other person in connection with this transaction and that no broker, agent or other person brought
about this transaction, other than the broker, if any, set forth on the first page of this Lease, and Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any other broker, agent or other person claiming a commission
or other form of compensation by virtue of having dealt with Tenant with regard to this leasing transaction. 
  
 37.
Miscellaneous. 
  
 (a) Any payments or charges due from Tenant to Landlord hereunder shall be
considered rent for all purposes of this Lease. 
  
 (b) If and when included within the term “Tenant,” as
used in this instrument, there is more than one person, firm or corporation, each shall be jointly and severally liable for the obligations of Tenant. 
  
 (c) All notices required or permitted to be given under this Lease shall be in writing and shall be sent by registered or certified mail, return receipt requested, or by a reputable national overnight
courier service, postage prepaid, or by hand delivery and, if to Tenant, addressed to Tenant at the address for Tenant noted on the first page of this Lease, and if to Landlord, addressed to Landlord at c/o Crow Holdings Industrial Trust, 2100
McKinney Avenue, Suite 700, Dallas, Texas 75201, Attention: James C. Hendricks, with a copy to Trammell Crow Company, 3570 Cammo del Rio North, Suite 100, San Diego, California 92108-1747, Attention: Property Manager. Either party may by notice
given aforesaid change its address for all subsequent notices. Except where otherwise expressly provided to the contrary, notice shall be deemed given upon delivery. 
  
 (d) Except as otherwise expressly provided in this Lease or as otherwise required by law, Landlord retains the absolute right to withhold any consent or approval.

  
 (e) At Landlord’s request from time to time Tenant shall furnish Landlord with true and complete copies of
its most recent annual and quarterly financial statements prepared by Tenant or Tenant’s accountants and any other financial information or summaries that Tenant typically provides to its lenders or shareholders. Such annual statements shall be
audited by an independent certified public accountant at Tenant’s sole cost and expense. Landlord shall hold such financial statements and information in confidence, and shall not disclose the same except: (i) to Landlord’s lenders or
potential lenders, (ii) to potential purchasers of all or a portion of the Project, (iii) otherwise as reasonably necessary for the operation of the Project or administration of Landlord’s business or (iv) if disclosure is required by any
judicial or administrative order or ruling. 
  
 (f) Neither this Lease nor a memorandum of lease shall be filed by or
on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord, Tenant will execute a memorandum of lease. 
  
 (g) Each party acknowledges that it has had the opportunity to consult counsel with respect to this Lease, and therefore, the normal rule of construction to the effect that any ambiguities are to be
resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. 
  
 (h) The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party
until execution of this Lease by both parties. 
  
 (i) Words of any gender used in this Lease shall be held and
construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise
describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease. 
  
 (j) Any amount not paid by Tenant within five (5) days after its due date in accordance with the terms of this Lease shall bear interest from such due date until paid in full at the lesser of the highest rate permitted by applicable
law or fifteen percent (15%) per year. It is expressly the intent of Landlord and Tenant 

 at all times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If
applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s
express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately
shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise
called for hereunder. 
  
 (k) Construction and interpretation of this Lease shall be governed by the laws of the
state in which the Project is located, excluding any principles of conflicts of laws. 
  
 (l) Time is of the essence
as to the performance of Tenant’s obligations under this Lease. 
  
 (m) All exhibits and addenda attached hereto
are hereby incorporated into this Lease and made a part hereof. In the event of any conflict between such exhibits or addenda (other than the rules and regulations) and the terms of this Lease, such exhibits or addenda shall control. In the event of
a conflict between the rules and regulations attached hereto and the terms of this Lease, the terms of this Lease shall control. 
  
 (n) If either party should prevail in any litigation instituted by or against the other related to this Lease, the prevailing party, as determined by the court, shall receive from the non-prevailing party all costs and reasonable
attorneys’ fees (payable at standard hourly rates) incurred in such litigation, including costs on appeal, as determined by the court. 
  
 38. Intentionally Omitted. 
  
 39. Limitation of
Liability of Landlord’s Partners, and Others. Tenant agrees that any obligation or liability whatsoever of Landlord which may arise at any time under this Lease, or any obligation or liability which may be incurred by Landlord pursuant
to any other instrument, transaction, or undertaking contemplated hereby, shall not be personally binding upon, nor shall resort for the enforcement thereof be had to the property of the constituent partners of Landlord or any of their respective
directors, officers, representatives, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort, or otherwise. 
  
 40. Intentionally Omitted. 
  
 41.
Landlord’s Contingency. Landlord’s obligations under this Lease re expressly subject to and conditioned upon the surrender of the Premises by the existing tenant to Landlord on terms acceptable to Landlord in its sole and
absolute discretion; provided, however, that failure by Landlord to release this contingency by the Commencement Date shall result in the Commencement Date being extended day for day until such contingency is satisfied. 
  
 42. Option to Extend Term. Landlord grants to Tenant one (1) option to extend the Term of this Lease for a sixty (60) month
period (the “Option”) commencing upon the expiration of the initial Term (or upon the expiration of the preceding Option if any), upon each of the following conditions and terms: 
  
 (a) Tenant shall give to Landlord, and Landlord shall actually receive, on a date which is at least six (6) months and not more than twelve (12) months prior to the then
scheduled expiration date of the Term, a written notice of Tenant’s exercise of such Option (the “Option Notice”), time being of the essence. If the Option Notice is not timely so given and received, such Option shall automatically
expire. 
  
 (b) Tenant shall have no right to exercise an Option, notwithstanding any provision hereof to the
contrary, (a) during the time commencing from the date Landlord gives to Tenant a notice of default pursuant to Paragraph 18.10 of this Lease and continuing until the noncompliance alleged in said notice of default is cured, or (b) during the period
of time commencing on the day after a monetary obligation to Landlord is due from Tenant and unpaid (without any necessity for notice thereof to Tenant) and continuing until the obligation is paid, or (c) if Landlord has given to Tenant three or
more notices of default under Paragraph 23(ix) of this Lease, whether or not the defaults are cured, or Tenant has been late on three or more occasions in the payment of a monetary obligation to Landlord (without any necessity for notice thereof to
Tenant), during the 12 month period of time immediately prior to the time that Tenant attempts to exercise the Option, or (d) if Tenant has committed any non-curable breach, or is otherwise in default of any of the terms, covenants or conditions of
this Lease. 
  
 (c) The period of time within which the Option may be exercised shall not be extended or enlarged by
reason of Tenant’s inability to exercise an Option because of the provisions of Paragraph 42(b) above. 

  
 (d) All Option rights of Tenant under this Paragraph 42 shall terminate and be of
no further force or effect, notwithstanding Tenant’s due and timely exercise of the Option, if, after such exercise and during the initial Term of this Lease (as and if previously extended), (a) Tenant fails to pay to Landlord a monetary
obligation of Tenant for a period of ten (10) days after such obligation becomes due (without any necessity of Landlord to give notice thereof to Tenant), or (b) Tenant fails to commence to cure a default specified in Paragraph 23(ix) of this Lease
within ten (10) days after the date that Landlord gives notice to Tenant of such default and/or Tenant fails thereafter to diligently prosecute said cure to completion within thirty (30) days after the date of such notice, or (c) Landlord gives to
Tenant one (1) or more notices of default under Paragraph 23(ix) of this Lease, or Tenant is late on one (1) or more occasions in the payment of a monetary obligation to Landlord (without any necessity of notice thereof to Tenant), whether or not
the defaults are cured, or (d) Tenant has committed any incurable breach, or is otherwise in default of any of the terms, covenants and conditions of this Lease. 
  
 (e) The Option granted to Tenant in this Lease is personal to the original Tenant and may be exercised only by the original Tenant while occupying the Premises who does so without the intent of
thereafter assigning this Lease or subletting the Premises or any portion thereof, and may not be exercised or be assigned, voluntarily or involuntarily, by or to any person or entity other than Tenant. The Option herein granted to Tenant is not
assignable separate and apart from this Lease, nor may the Option be separated from this Lease in any manner, either by reservation or otherwise. 
  
 (f) All of the terms and conditions of this Lease except where specifically modified by this Paragraph A shall apply during the extended Term. 
  
 (g) The monthly Base Rent payable during any extended Term (each of which such extended Terms is herein referred to as an “Option Period”) shall be equal to the
then current fair market value for the highest and best use of the Premises determined as of the beginning of such Option Period, as follows: 
  
 (1) Promptly following receipt by Landlord of Tenant’s Option Notice, Landlord and Tenant shall attempt to reach agreement on the Base Rent for the Option Period, which Base Rent shall be set at
the then current fair market monthly rental value for the highest and best use of the Premises. If Landlord and Tenant are able to agree on the Base Rent for the Option Period, Landlord and Tenant shall immediately execute an amendment to this Lease
stating the Base Rent for such Option Period. 
  
 (2) If the parties are unable to agree on the Base Rent for the
Option Period within forty-five (45) days following Landlord’s receipt of the Option Notice, then each party, at its cost and by giving notice to the other party, shall have ten (10) days within which to appoint an MAI full-time commercial
appraiser experienced in the area in which the Premises are located, to appraise and set the Base Rent for such Option Period at the then current fair market monthly rental value of the Premises for a term equal to the Option Period. If a party does
not appoint an appraiser within such ten (10) day period, the single appraiser appointed shall be the sole appraiser and shall set the Base Rent for such Option Period. If two appraisers are appointed by the parties as stated in this paragraph, they
shall meet promptly and attempt to set the Base Rent for such Option Period. If they are unable to agree within forty five (45) days after the second appraiser has been appointed, they shall attempt to select a third appraiser meeting the
qualifications stated in this paragraph within ten (10) days after the last day the two appraisers are given to set the Base Rent for such Option Period. If they are unable to agree on the third appraiser, either of the parties to this Lease, by
giving ten (10) days notice to the other party, may apply to the presiding judge of the Superior Court of the County in which the Premises are located, for the selection of a third appraiser who meets the qualifications stated in this paragraph.
Each of the parties shall bear the cost of its own appraiser and one-half (1/2) of the cost of appointing the third appraiser and of paying the third appraiser’s fee. The third appraiser, however selected, shall be a person who has not
previously acted in any capacity for either party. 
  
 (3) Within twenty (20) days after the selection of the third
appraiser, a majority of the appraisers shall set the Base Rent for the Option Period. If a majority of the appraisers are unable to agree upon the Base Rent within the stipulated period of time, the two closest appraisals shall be added together
and their total divided by two, and the resulting quotient shall be the Base Rent for the Premises during such Option Period. In no event, however, shall the Base Rent for such Option Period be less than the Base Rent payable during the immediately
preceding period. 
  
 (h) If Tenant has been granted more than one Option to extend the Term of this Lease, a later
Option may not be exercised until the prior Option has been so exercised. 

  
 (i) If the Base Rent for the Option Period has not been determined by the
commencement date of the Option Period, then until such Base Rent is determined, Tenant shall pay Base Rent to Landlord at the rate in effect immediately preceding the Option Period, and if the actual Base Rent for the Option Period is determined to
be higher, then within ten (10) days after the determination of such higher Base Rent, Tenant shall pay to Landlord the difference for each month of the Option Period for which Base Rent has already become due. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written. 
  
 
	 TENANT:
  
 GARDEN FRESH
RESTAURANT CORP.,
 a Delaware corporation
 
	 
	 By:
 	 	 /s/    MICHAEL P. MACK        
 

	 Name:
 	 	 Michael P. Mack
 
	 Title:
 	 	 President and Chief Executive Officer
 
	 
	 By:
 	 	 /s/    DAVID W. QUALLS        
 

	 Name:
 	 	 David W. Qualls
 
	 Title:
 	 	 Chief Financial Officer and Secretary
 

 
  
  
 
	 LANDLORD:
  
 W/C JOINT
VENTURE,
 a California general partnership
 
	 
	 By:
 	 	 Carroll Business Center, LLC,
 a Delaware limited liability company
 Its: Managing General Partner
 
	 
	  	 	 By:
 	 	 CROW FAMILY HOLDINGS
 INDUSTRIAL LIMITED PARTNERSHIP,
 a Delaware limited partnership
 
	 
	  	 	  	 	 By:
 	 	 CFH Industrial Trust, Inc.,
 a Maryland corporation
 Its sole general partner
 
	 
	  	 	  	 	  	 	 By: /s/  Stacey
Magee                              
 
	 
	  	 	  	 	  	 	 Name: Stacey
Magee                              
 
	 
	  	 	  	 	  	 	 Title:
Vice-President                               
 

 

  
 Rules and Regulations 
  

In the event of a conflict between the following Rules and Regulations and the terms of the Lease to which this Addendum is attached, the terms of the Lease shall
control. 
  
 1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or its agents,
or used by them for any purpose other than ingress and egress to and from the Premises. 
  
 2. Tenant shall not place
any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 
  
 3. Except for seeing-eye dogs, no animals shall be allowed in the offices, halls, or corridors in the Project. 
  
 4. Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises.

  
 5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent
will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense. 

 
 6. Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except
as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project.

  
 7. Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the
overnight parking of operative vehicles or as expressly permitted in the Lease, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no
“For Sale” or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking,
numbering or lettering of individual spaces will be permitted except as specified by Landlord. 
  
 8. Tenant shall
maintain the Premises free from rodents, insects and other pests. 
  
 9. Landlord reserves the right to exclude or
expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 
  
 10. Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order
and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person. 
  
 11. Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and
fixtures, heating apparatus, or any other service equipment affecting the Premises. 
  
 12. Tenant shall not permit
storage outside the Premises, including without limitation, outside storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises.

  
 13. All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash
enclosure areas, if any, provided for that purpose. 
  
 14. No auction, public or private, will be permitted on the
Premises or the Project. 
  
 15. No awnings shall be placed over the windows in the Premises except with the prior
written consent of Landlord. 
  
 16. The Premises shall not be used for lodging, sleeping or cooking or for any
immoral or illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 

  
 17. Tenant shall ascertain from Landlord the maximum amount of electrical current
which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the
installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 
  
 18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 
  
 19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration, noise and
air waves which may be transmitted beyond the Premises. 
  
 20. Tenant shall not introduce, disturb or release
asbestos or PCBs onto or from the Premises. 
  
 21. Tenant shall at all times conduct its operations in a good and
workmanlike manner, employing best management practices to minimize the threat of any violation of Environmental Requirements. 

  
 Exhibit A 
  
 Premises 

  
 
	 CARROLL BUSINESS CENTER
  
 
	 San Diego, California
 	 	 A Development of [ILLEGIBLE] Crow Company
 
	  	 	 [ILLEGIBLE]
 

 
  
 [PLAN] 

  
 Exhibit A-l 
  
 Legal Description of Real Property 

 

  
 01-147572 
  
 LEGAL DESCRIPTION 
  
 THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA,
COUNTY OF SAN DIEGO COUNTY AND IS DESCRIBED AS FOLLOWS: 
  
 PARCEL A : 
  
 PARCELS 1 THROUGH 5, INCLUSIVE, OF PARCEL MAP NO. 12403, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, OCTOBER 29,
1982 AS FILE NO. 82-333854 OF OFFICIAL RECORDS. 
 
PARCEL B : 
  
 PARCELS 1 AND 2 OF PARCEL MAP NO. 9713, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1980, AS FILE
NO. 80-54420 OF OFFICIAL RECORDS. 
  
 PARCEL C : 
  
 PARCEL 6 OF PARCEL MAP NO. 9713, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1980, AS FILE NO. 80-54420 OF OFFICIAL
RECORDS. 
  
 PARCEL C1 : 
  
 A
NON-EXCLUSIVE EASEMENT AND SERVITUDE FOR INGRESS, EGRESS AND REGRESS, INCLUDING FULL AND FREE USE OF PASSAGE FOR VEHICULAR TRAFFIC TOGETHER WITH ACCESS TO AND MAINTENANCE, REPAIR, REMOVAL AND REPLACEMENT OF THE GUTTER, IN, ON, WITHIN, OVER AND
ACROSS THAT PORTION OP PARCEL 7 OF PARCEL MAP NO. 9713, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1980, AS FILE NO. 80-54420 OF OFFICIAL RECORDS
AND AS MORE PARTICULARLY DESCRIBED IN DOCUMENT ENTITLED “EASEMENT AGREEMENT AND DEED” RECORDED APRIL 29, 1993 AS FILE NO. 93-263142 OF OFFICIAL RECORDS. 
  
 EXHIBIT A 

 
 15-AWarehouse Lease

 EXHIBIT 10.19 
  
 INDUSTRIAL SPACE LEASE AGREEMENT 
  
 BETWEEN 
  
 OAKMONT INDUSTRIAL GROUP I, L. P., 
 a Georgia
Limited Partnership 
  
 AND 
  
 GARDEN FRESH RESTAURANT CORP., 
 a Delaware corporation 

  
 BASIC LEASE INFORMATION 
  
 

	 
	 Lease Date
 	  	 May 31, 2001
 
	 
	 Landlord
 	  	 Oakmont Industrial Group I, L.P., a Georgia limited partnership
 
	 
	 Tenant
 	  	 Garden Fresh Restaurant Corp., a Delaware corporation
 
	 
	 Building Address
 	  	 1325 Chastain Road, Kennesaw, Georgia 30144
 
	 
	 Premises
 	  	 Approximately 32,040 square feet of Rentable Area located in the Building
 
	 
	 Permitted Use
 	  	 Office, Warehouse and Food and Product Distribution
 
	 
	 Lease Term
 	  	 Eighty-Four (84) Months
 
	 
	 Commencement Date
 	  	 July 1, 2001
 
	 
	 Expiration Date
 	  	 June 30, 2008
 
	 
	 Rentable Area
 of Building
 	  	 241,100 square feet
 
	 
	 Rentable Area
 of Premises
 	  	 32,040 square feet
 
	 
	 Tenant’s
 Percentage Share
 	  	 13.29 percent
 
	 
	 Base Rental

 (per annum per sq. ft. of

 Rentable Area of Premises)
 	  	 $3.50 for the first year of the Lease Term with annual increases effective as of each anniversary of the Commencement Date in an amount equal to the lesser
of: (i) three percent (3%) or (ii) two hundred percent (200%) of the increase in the Price Index, as defined in Exhibit “E,” occurring during the preceding year of the Lease Term (See Special Stipulation #1 of Exhibit
“E”).
 
	 
	 Security Deposit
 	  	 $18,690
 
	 
	 Landlord’s Address
 	  	 For Notices:
 
	 
	  	  	 OAKMONT INDUSTRIAL GROUP I, L.P.
 
	  	  	 Suite 365
 
	  	  	 3520 Piedmont Road
 
	  	  	 Atlanta, Georgia 30305
 
	  	  	 Attn: Stephen L. Nelsen
 
	 
	 Tenant’s Address
 	  	 Prior to and following Rental commencement date:
 
	 
	  	  	 17180 Bernardo Center Drive
 
	  	  	 San Diego, California 92128
 
	  	  	 ATTN: Kathleen E. Salerno
 

 

  
 
	 
	 Tenant’s Broker
 	  	 CB Richard Ellis
 
	 
	 Exhibits
 	  	 EXHIBIT “A”:
 	  	 Floor Plan(s)
 
	 
	  	  	 EXHIBIT “B”:
 	  	 Memorandum of Commencement of Rental
 
	 
	  	  	 EXHIBIT “C”:
 	  	 Rules and Regulations
 
	 
	  	  	 EXHIBIT “D”:
 	  	 Subordination, Non-Disturbance and Attornment Agreement
 
	 
	  	  	 EXHIBIT “E”
 	  	 Additional Provisions
 
	 
	  	  	 EXHIBIT “F”
 	  	 Work Agreement
 
	 
	  	  	 EXHIBIT “G”
 	  	 Form Landlord Lien Subordination
 
	 
	 Landlord’s Contribution
 	  	 Not Applicable
 

 
  
 Where references to particular Basic Lease Information appear in the Lease, such
references shall incorporate the applicable Basic Lease Information set forth herein. 
  
 
	 LANDLORD:
  
 OAKMONT INDUSTRIAL GROUP I, L.P., a Georgia limited partnership
 
	 
	 By:
 	 	 Oakmont Industrial Group, LLC, a Georgia limited liability company, its general partner
 
	 
	  	 	 By:
 	 	 /s/ [ILLEGIBLE]
 

	  	 	 Its:
 	 	 Exec. VP
 

	 
	  	 	 [SEAL]
 

 
  
 
	 TENANT:
 
	 
	 GARDEN FRESH RESTAURANT CORP., a Delaware corporation
 
	 
	 By:
 	 	 /s/ [ILLEGIBLE]
 

	 
	 Its:
 	 	 CEO President
 

	 
	 Attest:
 
	 
	 By:
 	 	 /s/ [ILLEGIBLE]
 

	 
	 Its:
 	 	 CFO Secretary
 

	 
	  	 	 [CORPORATE SEAL]
 

 
  
 [SEAL OF GARDEN FRESH RESTAURANT CORP.] 

 INDUSTRIAL SPACE LEASE AGREEMENT 
 TABLE OF 
  
 
	 PARAGRAPHS
 
	    	 PAGE
 

	 1.
 	  	 Definitions
 	    	  
	 2.
 	  	 Term; Completion of Improvements
 	    	  
	 3.
 	  	 Rental
 	    	  
	 4.
 	  	 Use
 	    	  
	 5.
 	  	 Services
 	    	  
	 6.
 	  	 Personal Property Taxes
 	    	  
	 7.
 	  	 Alterations
 	    	  
	 8.
 	  	 Liens
 	    	  
	 9.
 	  	 Repairs
 	    	  
	 10.
 	  	 Destruction or Damage
 	    	  
	 11.
 	  	 Insurance
 	    	  
	 12.
 	  	 Release and Subrogation
 	    	  
	 13.
 	  	 Tenant’s Personal Property
 	    	  
	 14.
 	  	 Indemnification
 	    	  
	 15.
 	  	 Compliance with Legal Requirements
 	    	  
	 16.
 	  	 Assignment and Subletting
 	    	  
	 17.
 	  	 Signs
 	    	  
	 18.
 	  	 Rules
 	    	  
	 19.
 	  	 Entry by Landlord
 	    	  
	 20.
 	  	 Environmental Matters
 	    	  
	 21.
 	  	 Landlord’s Lien
 	    	  
	 22.
 	  	 Events of Defaults
 	    	  
	 23.
 	  	 Remedies
 	    	  
	 24.
 	  	 Landlord’s Right to Cure Defaults
 	    	  
	 25.
 	  	 Attorney’s Fees
 	    	  
	 26.
 	  	 Landlord’s Default
 	    	  
	 27.
 	  	 Eminent Domain
 	    	  
	 28.
 	  	 Subordination
 	    	  
	 29.
 	  	 No Merger
 	    	  
	 30.
 	  	 Sale
 	    	  
	 31.
 	  	 Estoppel Certificate
 	    	  
	 32.
 	  	 No Light, Air or View Easement
 	    	  
	 33.
 	  	 Holding Over
 	    	  
	 34.
 	  	 Abandonment
 	    	  
	 35.
 	  	 Security Deposit
 	    	  
	 36.
 	  	 Waiver
 	    	  
	 37.
 	  	 Notices
 	    	  
	 38.
 	  	 Complete Agreement
 	    	  
	 39.
 	  	 Corporate Authority
 	    	  
	 40.
 	  	 Landlord Liability
 	    	  
	 41.
 	  	 Quiet Enjoyment
 	    	  
	 42.
 	  	 Force Majeure
 	    	  
	 43.
 	  	 Certain Rights Reserved to Landlord
 	    	  
	 44.
 	  	 Bankruptcy Matters
 	    	  
	 45.
 	  	 Americans With Disabilities Act
 	    	  
	 46.
 	  	 Miscellaneous
 	    	  
	 47.
 	  	 Broker Representation
 	    	  
	 48.
 	  	 Financial Reports
 	    	  
	 49.
 	  	 Exhibits; Additional Provisions
 	    	  

 

  
 INDUSTRIAL SPACE LEASE AGREEMENT 
  
 THIS INDUSTRIAL SPACE LEASE AGREEMENT (hereinafter referred to as the “Lease”), dated as of May 31, 2001 (for the purpose of reference only), is made
and entered into by and between OAKMONT INDUSTRIAL GROUP I, L.P., a Georgia limited partnership (hereinafter referred to as “Landlord”), and GARDEN FRESH RESTAURANT CORP., a Delaware corporation (hereinafter referred to as
“Tenant”); 
  
 WITNESSETH: 
  
 Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises for the term of this Lease and subject to the terms, covenants, agreements and conditions hereinafter set forth,
to each and all of which Landlord and Tenant hereby mutually agree. 
  
 
	 1.
 	  	 Definitions
 	  	 For the purposes of this Lease and in addition to the terms defined elsewhere in this Lease, the following defined terms shall have the meanings ascribed
thereto in this Paragraph 1:
 
	 
	  	  	  	  	 1.01 “Additional Rental” shall mean the sums payable pursuant to subparagraph 3.01(b) of this Lease.
 
	 
	  	  	  	  	 1.02 “Base Rental” shall mean the sums payable pursuant to subparagraph 3.01 (a) of this Lease.
 
	 
	  	  	  	  	 1.03 “Intentionally Omitted.”
 
	 
	  	  	  	  	 1.04 “Building” shall mean the land and other real property located at the address set forth in the Basic Lease Information, the building
constructed thereon, and all other improvements on or appurtenances to said real property.
 
	 
	  	  	  	  	 1.05 “Common Area” shall mean those areas and parts of the Building intended for the common use and/or benefit of all occupants of the
Building, including among other facilities, shared use stairs, common corridors, common restrooms, parking areas (excluding, however, any reserved or designated parking areas), shared use sidewalks, shared use driveways, shared use service areas,
shared use trash dumpsters, common loading areas, and landscaped areas, as such areas exist from time to time.
 
	 
	  	  	  	  	 1.06 “Default Rate” shall mean a rate per annum equal to the lesser of (i) the Prime Rate plus three (3) percentage points or (ii) the
highest rate of interest permitted by law.
 
	 
	  	  	  	  	 1.07 “Insurance Expenses” shall mean all costs and expenses incurred by Landlord for all hazard, public-liability, and property damage
insurance attributable to Building procured by Landlord in its sole and reasonable discretion.
 
	 
	  	  	  	  	 1.08 “Premises” shall mean the portion of the Building which is highlighted or cross-hatched on the floor plan(s) attached hereto as
Exhibit “A” and by this reference made a part hereof.
 
	 
	  	  	  	  	 1.09 “Prime Rate” shall mean the prime rate or its equivalent announced and in effect from time to time by the Atlanta office of the Bank of
America or its successor.
 
	 
	  	  	  	  	 1.10 “Rentable Area” of the Premises and of the Building is stipulated by Landlord and Tenant to be the respective number of square feet set
forth for each in the Basic Lease Information.
 

 

 
 1 

  
 
	  	  	  	  	 1.11 “Real Estate Taxes” shall mean all real estate taxes and assessments levied against, in respect to, or attributable to the Building or
any other tax levied against Landlord as a substitution for, or in lieu of, any tax which would otherwise constitute a real estate tax or a specific tax on rentals from the Building, plus the cost of real estate tax consultants hired by Landlord in
an effort to reduce the tax or assessment on which any tax provided for in this paragraph is based, plus the cost, including attorneys’ and appraisers’ fees, of any negotiation, contest, or appeal pursued by Landlord in an effort to reduce
the tax or assessment on which any tax provided for in this Paragraph is based. Notwithstanding the foregoing, Landlord acknowledges and agrees that Tenant’s liability for the payment of the tax consultants fees shall be limited to the
following: Tenant shall reimburse Landlord for up to $500.00 per year for the subject tax consultants base fee and shall reimburse Landlord for the percentage fee earned by the subject tax consultants based on the realized tax savings. Furthermore,
Landlord acknowledges and agree that in the event Landlord is dissatisfied with the results of the initial contesting of the subject taxes by the tax consultants, and Landlord desires to further pursue the contesting thereof through legal action,
then, in such event, Tenant shall only be responsible for the costs of the appeal thereof in the event Tenant consents to the appeal thereof, such consent not to be unreasonably withheld or delayed.
 
	 
	  	  	  	  	 1.12 “Rental” shall mean, collectively, Base Rental, Additional Rental and all other sums payable by Tenant to Landlord which are deemed or
designated Rental, additional rent or rent pursuant to the terms of this Lease.
 
	 
	  	  	  	  	 1.13 “Tenant’s Percentage Share” shall mean the percentage figure specified in the Basic Lease Information. Landlord and Tenant
acknowledge that Tenant’s Percentage Share has been obtained by dividing the Rentable Area of the Premises by the total Rentable Area of the Building, and multiplying such quotient by 100. In the event Tenant’s Percentage Share is changed
during a calendar year by reason of a change in the Rentable Area of the Premises, Tenant’s Percentage Share shall thereafter mean the result obtained by dividing the new Rentable Area of the Premises by the total Rentable Area of the Building
and multiplying such quotient by 100, and for the purposes of Paragraph 3 of this Lease, Tenant’s Percentage Share shall be determined on the basis of the number of days during such calendar year at each such percentage share.

	 
	 2.
 	  	 Term; Completion of Improvements
 	  	 2.01 The term of this Lease shall commence on the Commencement Date and, unless sooner terminated as hereinafter provided, shall end on the Expiration
Date, as such dates are respectively specified in the Basic Lease Information. In relation to the foregoing, Landlord agrees to allow Tenant to enter into the Premises prior to the Commencement Date to allow for Tenant’s construction of the
Tenant Improvements, as hereinafter defined. Landlord agrees to make the Premises available to Tenant for such entry immediately following Landlord’s and Tenant’s agreement on the Approved Plans and Specifications, as hereinafter defined.
With respect thereto, Tenant and Landlord acknowledge and agree that all terms and conditions of this Lease shall be and remain in full force and effect from and after the date of Tenant’s initial entry into the Premises, provided, however,
Additional Rental and Base Rental shall not be due and owing until such time as provided for under Section 2.02 below. In the event Tenant elects to enter the Premises early for the purpose of completing the Tenant Improvements, Tenant agrees that
neither it nor its contractors or subcontractors will, in any manner, interfere with Landlord’s completion of the Landlord Improvements, as hereinafter defined. In addition to the above, Landlord acknowledges and agrees that, in the event
Tenant completes the construction of its Tenant Improvements prior to the Commencement Date, Tenant shall have the right to commence conducting its business operations from the Premises at that time; provided, however, such early commencement of
operations shall not change the Commencement Date or the Expiration Date of the Lease.
 

 

 
 2 

  
 
	 
	  	  	  	  	 2.02 Base Rental and Additional Rental shall begin to accrue on the Commencement Date. Upon the request of Landlord, Tenant shall execute a memorandum
confirming such commencement date of Base Rental and Additional Rental in the form attached hereto as Exhibit “B” and by this reference made a part hereof. Notwithstanding any other provision contained herein to the contrary, in the
event the Additional Rental or Base Rental commencement dates, as provided for in the Memorandum of Commencement of Rental, differs from those dates provided for in the body of this Lease, for any reason whatsoever, the dates contained in said
Memorandum of Commencement of Rental shall prevail. The first year of the Lease Term shall run from said Base Rental commencement date through that date which is one (1) year following said Base Rental commencement date.
 
	 
	  	  	  	  	 2.03 Taking of possession by Tenant, for the purposes of commencing construction on the Tenant Improvements, shall be deemed conclusively
to establish that the Premises are in good and satisfactory condition, as of when possession was so taken, subject, however, to only (i) punchlist items for the Landlord Improvements (which punchlist items must be identified within ten (10) days of
substantial completion of such Landlord Improvements), and (ii) latent defects, if any, identified by Tenant in writing to Landlord within one year of the Commencement Date. Notwithstanding the foregoing, Landlord represents and warrants that the
heating, ventilation and air conditioning system as well as the plumbing and electrical systems shall be operational as of the Commencement Date. In relation thereto, Tenant must advise Landlord of any components of such heating, ventilation, air
conditioning, plumbing or electrical systems which Tenant finds not to be operational as of the Commencement Date within thirty (30) days following the Commencement Date. In the event Tenant fails to provide Landlord any such notice, Tenant shall be
deemed to have accepted said heating, ventilation, air conditioning, plumbing and electrical systems as being operational as of the Commencement Date. Furthermore, Landlord hereby agrees that in the event any existing component(s) of either the
plumbing system, electrical system or heating, ventilation or air-conditioning system serving the Premises which were in place prior to Tenant’s construction of the Tenant Improvements are in need of repair at anytime during the first year of
the Lease term, then, Tenant shall only be responsible for the payment of the first $500.00 of the costs of each such repair, with Landlord being responsible for the payment of the costs of each such repair exceeding $500.00 during said first year
of the Lease term. Tenant acknowledges that no representations as to the improvement or repair of Premises have been made by Landlord, unless such are expressly set forth in this Lease.
 
	 
	 3.
 	  	 Rental
 	  	 3.01 Tenant shall pay to Landlord throughout the term of this Lease, as rental for the Premises, the following sums:
 
	 
	  	  	  	  	 (a
 	 )
 	  	 The Base Rental due hereunder shall be due and owing annually; provided, however, said Base Rental shall be paid in equal monthly installments of one-twelfth
(1/12th) of the product of (i) the number of square feet of Rentable Area of the Premises as specified in the Basic Lease Information, and (ii) the applicable square foot rate specified in the Basic Lease Information as the “Base
Rental”.
 
	 
	  	  	  	  	 (b
 	 )
 	  	 In addition to the Base Rental payable pursuant to subparagraph 3.01 (a), for each calendar year of the term of this Lease, Tenant, as Additional Rental,
shall pay Tenant’s Percentage Share, as specified in the Basic Lease Information, of each of (i) the Common Area maintenance and operation expenses (the “CAM Expenses”) and (ii) Landlord’s Real Estate Taxes and Insurance Expenses
for such calendar year. CAM Expenses shall include all costs of Landlord in the operation, management, and maintenance of the Common Area, the manner and expenditures thereof to be in the sole discretion of Landlord. Such CAM Expenses shall include,
but shall not be limited to, expenses incurred for water, sewer, landscape maintenance and irrigation, general maintenance and services, lighting, painting, cleaning, policing, inspecting, repair and replacement and management fees. In relation to
the foregoing, Landlord acknowledges and agrees that the management fees it may charge a component of
 

 

 
 3 

  
 
	  	  	 CAM Expenses shall not exceed five percent (5%) of the gross revenues it receives from leases for space within the Building. In addition, the CAM Expenses
shall include all costs and expenses of Landlord incurred in relation to the general maintenance of the roof of the Building. However, CAM Expenses shall not include costs associated with the replacement of the roof or the costs of those repairs
thereto which are structural in nature as opposed to non-structural repairs such as patching, the repairing of flashing and the like. Prior to, or within a reasonable period of time following, the commencement of the term of this Lease, Landlord
shall give Tenant written notice of Landlord’s estimate of the amount of Additional Rental per month payable pursuant to this subparagraph 3.01(b) for the period from the commencement of the term of this Lease through the immediately following
December. Thereafter, the Additional Rental payable pursuant to this subparagraph 3.01(b) shall be determined and adjusted in accordance with the provisions of subparagraph 3.02. In relation to the foregoing, Landlord acknowledges that it has
provided Tenant an estimate of (x) CAM Expenses of twenty-eight cents (.28) per square foot per year for the year 2001, (y) Insurance Expenses of two cents (.02) per square foot per year for the year 2001, and (z) Real Estate Taxes of twenty-seven
cents (.27) per square foot per year for the year 2001; provided, however, Tenant acknowledges and agrees that said amounts are only Landlord’s good faith estimates, and the actual amounts of CAM Expenses, Insurance Expenses and Real Estate
Taxes may vary from said estimated amounts.
 
	 
	 3.02 The determination and adjustment of Additional Rental contemplated under subparagraph 3.01(b) shall be made in accordance with the
following procedures:
 
	 
	 (a)
 	  	 During December of each calendar year during the term of this Lease, or as soon after each such December as practicable, Landlord shall give Tenant written
notice of its estimate of Additional Rental payable under subparagraph 3.01(b) for the ensuing calendar year. On or before the first day of each month during the ensuing calendar year, Tenant shall pay to Landlord one-twelfth (1/12th) of such
estimated amount together with the Base Rental.
 
	 
	 (b)
 	  	 In the event Landlord’s notice set forth in subparagraph 3.02(a) is not given in December, until the calendar month after such notice is delivered by
Landlord Tenant shall continue to pay to Landlord monthly during the ensuing calendar year estimated payments equal to the amounts payable during the calendar year just ended. Upon receipt of any such post-December notice, Tenant shall (i) commence
as of the immediately following calendar month, and continue for the remainder of the calendar year, to pay to Landlord monthly such new estimated payments and (ii) if the monthly installment of the new estimate of such Additional Rental is greater
than the monthly installment of the estimate for the previous calendar year, pay to Landlord within thirty (30) days of the receipt of such notice an amount equal to the difference of such monthly installment multiplied by the number of full and
partial calendar months of such year preceding the delivery of such notice.
 
	 
	 (c)
 	  	 If at any time or times it appears to Landlord that the amount payable under subparagraph 3.01(b) for the current calendar year will vary from
Landlord’s estimate by more than five percent (5%), Landlord may revise, by notice to Tenant, its estimate for such year, and subsequent payments by Tenant for such year shall be based upon such revised estimate. Failure to deliver an estimate
of Additional Rental payable under this Paragraph 3 or to make a revision contemplated by the immediately preceding sentence shall not prejudice Landlord’s right to collect the full amounts of Additional Rental.
 
	 
	 (d)
 	  	 Within one hundred twenty (120) days after the close of each calendar year or as soon after such one hundred twenty (120) day period as practicable, Landlord
shall deliver to Tenant a statement of the adjustment to be made pursuant to subparagraph 3.01(b) for the calendar year just ended certified by Landlord, and such statement shall be final and binding upon Landlord and Tenant absent manifest error.
If on the basis of such statement Tenant owes an amount that is less than the estimated payments for the
 

 

 
 4 

  
 
	  	  	 calendar year just ended previously made by Tenant, Landlord shall credit such excess to the next payments of Rental coming due or, if the term of this Lease
is about to expire, refund such excess to Tenant if Tenant is not in default under this Lease (in the instance of a default such excess shall be held as additional security for Tenant’s performance, may be applied by Landlord to cure any such
default, and shall not be refunded until any such default is cured). If on the basis of such statement Tenant owes an amount that is more than the estimated payments for the calendar year just ended previously made by Tenant, Tenant shall pay the
deficiency to Landlord within thirty (30) days after delivery of the statement. If Tenant wishes to dispute the determination of Additional Rental due under this Lease or the calculation of any amount payable hereunder, Tenant shall give Landlord
written notice of such dispute within thirty (30) days after the receipt of notice from Landlord giving rise to the dispute. Promptly after the giving of such written notice, Landlord shall meet with Tenant and shall allow Tenant’s
representatives to examine Landlord’s books and records with respect to the subject matter of the dispute in Landlord’s offices within ninety (90) days after such notice of dispute, in an attempt to reconcile any outstanding disputes. If
such efforts do not succeed, Tenant may, at its election, cause to be made a complete audit of Landlord’s records relating to the matter in dispute by independent certified accountants to be selected by Tenant. Tenant agrees that the certified
accountant(s) performing such audit shall be compensated on the basis of hourly fees and not on a contingency or percentage basis. Furthermore, Tenant agrees to keep the results of any such audit collected by Tenant confidential. The cost of such
audit shall be borne by Tenant; provided, however, in the event the audit reveals that Tenant was overcharged by more than seven percent (7%) for the immediately preceding calendar year, then, in such event, Landlord shall pay for Tenant’s
reasonable out-of-pocket cost for the audit up to a maximum of One Thousand and No/100 dollars ($1,000.00). If such audit reveals that the amounts previously shown by Landlord were incorrect, and Tenant was overcharged, then, Landlord shall promptly
(not to exceed 30 days) return to Tenant any overpayment. Notwithstanding the pendency of any dispute hereunder, Tenant shall make payments based upon Landlord’s determination or calculation until such determination or calculation has been
established hereunder to be incorrect.
 
	 
	 (e)
 	  	 For partial calendar years during the term of this Lease, the amount of Additional Rental payable pursuant to subparagraph 3.02(d) that is applicable to that
partial calendar year shall be prorated based on the ratio of the number of days of such partial calendar year falling during the term of this Lease to 365. The expiration or termination of this Lease shall not affect the obligations of Tenant and
rights of Landlord pursuant to subparagraph 3.02(d) which remain to be performed after such expiration or termination, Landlord and Tenant agreeing that said obligations and rights shall survive such expiration or termination.
 
	 
	 (f)
 	  	 Notwithstanding any other provision contained herein to the contrary, Landlord acknowledges and agrees that for purposes of determining Additional Rent, CAM
Expenses (exclusive of the Non-Capped CAM Expenses, as hereinafter defined) for any calendar year shall not be increased over the amount of CAM Expenses (exclusive of Non-Capped CAM Expenses) during the calendar year in which the term of this Lease
commences by more than seven and one-half percent (7 1⁄2%) per year on a cumulative basis, compounded annually. For example, if CAM Expenses (exclusive of Non-Capped CAM Expenses) during the calendar year in which the term of this Lease commences
were $100,000, the cap on CAM Expenses (exclusive of the Non-Capped CAM Expenses) for the fourth full calendar year would be $133,546.91 (100,000 x 1.075 x 1.075 x 1.075 x 1.075). It is understood and agreed that there shall be no cap on Non-Capped
CAM Expenses, which are hereby defined to mean utility costs and repair and replacement costs.
 
	 
	 3.03 The first full calendar month Base Rental payment along with the Security Deposit, if applicable, shall be due and payable upon
execution of this Lease. Thereafter, Base Rental and Additional Rental shall be paid to Landlord, in advance, on or before the first day of the
 

 

 
 5 

  
 
	  	  	  	  	 term hereof (with Tenant being given appropriate credit for its prepayment of the first full calendar month Base Rental as required above) and on
or before the first day of each and every successive calendar month thereafter during the term of this Lease. All other Rental shall be paid as provided elsewhere in this Lease. In the event the term of this Lease commences on a day other than the
first day of a calendar month or ends on a day other than the last day of a calendar month, then the monthly rental for the first and last fractional months of the term hereof shall be appropriately prorated.
 
	 
	  	  	  	  	 3.04 Rental shall be paid to Landlord, without demand, deduction or offset, in lawful money of the United States of America at
Landlord’s address for notices hereunder or to such other person or at such other place as Landlord may from time to time designate in writing. All Rental and other amounts of money payable by Tenant to Landlord under this Paragraph 3 or under
this Lease, if not paid within five (5) days of when due, shall be subject to a late fee of five percent (5%) of the amount past due (which late fee represents an agreed upon charge for the administrative expense suffered by Landlord as the result
of such late payment and not payment for the use of money) and shall bear simple interest until paid at the Default Rate, and Tenant agrees to pay said late fee and interest immediately and without demand.
 
	 
	 4.
 	  	 Use
 	  	 (a)
 	  	 The Premises shall be used for the Permitted Use set forth in the Basic Lease Information and for no other purpose. Related thereto, Landlord hereby
acknowledges that the operation of a food warehousing and distribution center shall constitute a permitted use under this Lease. By entry hereunder, Tenant accepts the Premises as being suited for the use intended by Tenant.
 
	 
	  	  	  	  	 (b)
 	  	 Tenant shall, subject to the Rules and Regulations of Landlord, have access with all other tenants of Landlord to the Common Area, and agrees not to
interfere with the use and access of the Common Area by other occupants of the Building. Notwithstanding the foregoing, Tenant acknowledges and agrees that their use of the parking areas serving the Premises shall be limited to those parking areas
lying immediately adjacent to and in front of the Premises.
 
	 
	  	  	  	  	 (c)
 	  	 Tenant will permit no lien to attach or exist against the Premises, and shall not commit any waste.
 
	 
	  	  	  	  	 (d)
 	  	 Tenant shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises, and shall promptly comply with all
governmental orders and directives for the correction, prevention and abatement of nuisances in or upon, or connected with the Premises, all at Tenant’s sole expense. Tenant shall not permit any objectionable or unpleasant odors, smoke, dust,
gas, noise or vibrations to emanate from the Premises, nor take any other action which would constitute nuisance or would disturb or endanger any other tenants of the Building or unreasonably interfere with their use of their respective premises.
Without Landlord’s prior written consent, Tenant shall not receive, store or otherwise handle any product, material or merchandise which is explosive, highly flammable or constitutes a Hazardous Substance, as defined in Paragraph 20 hereof.
Tenant will not permit the Premises to be used for any purpose or in any manner (including, without limitation, any method of storage) which would render the insurance thereon void or the insurance risk more hazardous or cause the State Board of
Insurance or other insurance authority to disallow any sprinkler credits. If any increase in the fire or extended coverage insurance premiums paid by Landlord or other tenants for the Building is caused by Tenant’s use and occupancy of the
Premises, or if Tenant vacates the Premises and causes an increase in such premiums, then Tenant shall pay as additional rental the amount of such increase to Landlord.
 
	 
	  	  	  	  	 (e)
 	  	 Tenant agrees that the floor load resulting from Tenant’s furniture, inventory and equipment pertaining to Tenant’s use of the Premises shall not
exceed allowable design floor loading for the Building. Tenant shall be responsible to distribute floor loading to the Building design loads. In relation to the foregoing, Landlord represents and warrants that the allowable design for loading on the
floor slab of the Building shall be
 

 

 
 6 

  
 
	  	  	  	  	  	  	 12,000 lbs. per support leg of racking. Tenant shall hold harmless Landlord from any loss, liability, and expenses, both real and alleged, arising out of
such damage or repair caused by Tenant’s negligence or failure to comply with this paragraph.
 
	 
	 5.
 	  	 Services
 	  	 5.01 Landlord shall maintain in good order and repair, subject to normal wear and tear, casualty and condemnation, the exterior walls,
foundation and structural components of the Building including the structural components of the roof, as well as all sewer facilities, plumbing and electrical systems (excluding however, those portions of said sewer facilities and plumbing and
electrical systems located within the Premises and other portions of the Building leased to other tenants). In addition, Landlord agrees to maintain and keep clean the Common Area. Notwithstanding the foregoing obligation, the cost of any repairs or
maintenance to the foregoing necessitated by the intentional acts or omissions, negligence or gross negligence of Tenant, or its agents, employees, contractors, invitees, licensees, Tenants or assignees, shall be deemed Rental hereunder and shall be
reimbursed by Tenant to Landlord upon demand.
 
	 
	  	  	  	  	 5.02 Landlord agrees to provide at its cost water, sewer, electrical and telephone service connections stubbed out to the exterior
demising wall of the Premises; Tenant agrees to pay directly to the provider (except as otherwise set forth below) all charges, fees (hook-up, installation and the like) and deposits incurred for any utility services used on the Premises. Landlord
shall in no event be liable for any interruption or failure of utility service to the Premises, but, if requested by Tenant, Landlord shall use reasonable efforts to cooperate with Tenant in securing speedy resumption of said interrupted service.
Tenant shall promptly notify the proper public authorities and utility companies to provide service for water, sewer, trash removal, gas electricity and all other utilities required or desired by Tenant, which services are to be in Tenant’s
name and all costs for such services shall be borne by Tenant as its sole responsibility. In the event the water and sewer connections into the Premises are jointly metered with other premises, Tenant covenants and agrees to pay to Landlord on a
monthly basis as additional rent, its pro rata share of such services as determined by Landlord in its reasonable discretion. Unless the same is caused solely by the negligent action or inaction of Landlord, Landlord shall not be liable to Tenant or
to any other person for any damage occasioned by failure in any utility system or by the breakage of any vessel or pipe in or about the Premises, or for any damage occasioned by water coming into the Premises or arising from the acts or neglects of
occupants or adjacent property or the public.
 
	 
	 6.
 	  	 Personal
 Property Taxes
 	  	 6.01 Tenant covenants and agrees to be liable for and pay in a timely manner all taxes and assessments levied or assessed against personal
property, furniture and fixtures placed by Tenant in the Premises. In addition to Base Rental, Additional Rental and other charges to be paid by Tenant hereunder, Tenant shall reimburse Landlord upon demand, as Rental, for any and all taxes payable
by Landlord (other than net income taxes) whether or not now customary or within the contemplation of the parties hereto: (a) upon, measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture, fixtures and other
personal property located in the Premises or by the cost or value of any improvements made in or to the Premises by Tenant, other than Tenant Improvements made by Landlord, if any, regardless of whether title to such improvements shall be in Tenant
or Landlord; (b) upon or measured by the monthly rental payable hereunder, including, without limitation, any gross income tax or excise tax levied by any governmental entity or any other governmental body with respect to the receipt of such rental;
(c) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion thereof; (d) upon this transaction or any document to which Tenant is a party
creating or transferring an interest in the Premises. In the event that it shall not be lawful for Tenant so to reimburse Landlord, the monthly Base Rental payable to Landlord under this Lease shall be revised to net Landlord the same net Base
Rental after imposition of any such tax upon Landlord as would have been payable to Landlord prior to the imposition of any such tax.
 

 

 
 7 

  
 
	 7.
 	  	 Alterations
 	  	 7.01 Except for any initial improvements of the Premises pursuant to Exhibit “F” hereof, which shall be governed by the terms and conditions
of Exhibit “F” hereof, Tenant shall not make, suffer or permit to be made any alterations, additions or improvements to or of the Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining
Landlord’s written consent. Notwithstanding the foregoing provisions, provided Tenant provides Landlord prior written notice, Tenant shall, without having to obtain Landlord’s consent, be entitled to make alterations, additions or
improvements to the Premises having a cost of less than Ten Thousand Dollars ($10,000.00) for each such alteration, addition or improvement, provided such alterations, additions or improvements are (i) non-structural in nature; (ii) do not diminish
the value of the Building; and (iii) do not affect the electrical, mechanical and plumbing systems of the Building. As to any alterations, additions or improvements having a cost of over Ten Thousand Dollars ($ 10,000.00) for each such alteration,
addition or improvement which meet each of requirements (i) – (iii) above, Tenant must first receive Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed. As to any alterations, additions or
improvements failing to meet all of requirements (i) – (iii) above, Tenant must first receive Landlord’s prior written consent, which consent may be withheld in Landlord’s sole and absolute discretion. Any such alterations, additions
or improvements to the Premises consented to by Landlord shall, at the election of the Landlord, be made by a contractor approved by Landlord, such approval not to be unreasonably withheld and or under Landlord’s supervision. The Tenant
Improvements and all such alterations, additions and improvements shall become Landlord’s property at the expiration or earlier termination of the term hereof and shall remain on the Premises without compensation to Tenant. Notwithstanding the
foregoing, Landlord may elect by notice to Tenant to have Tenant remove such alterations, additions and improvements at the expiration or earlier termination of the term hereof, in which event, notwithstanding any contrary provisions respecting such
alterations, additions and improvements contained in Paragraph 9 hereof, Tenant shall promptly restore, at its sole cost and expense, the Premises to its condition prior to the installation of such alterations, additions and improvements, normal
wear and tear excepted.
 
	 
	  	  	  	  	 7.02 All repairs, alterations, additions and improvements done by Tenant within the Premises shall be performed in a good and workmanlike manner, in
compliance with all governmental requirements, and at such times and in such manner as will cause a minimum of interference with other construction in progress and with the transaction of business in the Building. Whenever Tenant proposes to do any
construction work within the Premises, Tenant shall first furnish to Landlord plans and specifications covering such work in such detail as Landlord may reasonably request. Such plans and specifications shall comply with such requirements as
Landlord may from time to time prescribe for construction within the Building. In no event shall any construction work be commenced within the Premises without Landlord’s prior written approval of such plans and specifications except as
otherwise expressly provided for in Section 7.01 above. In the event Tenant does perform any construction work without the prior written approval of Landlord, Landlord shall, in addition to all other remedies it might have hereunder or at law, have
the right to require Tenant to immediately remove any unapproved additions or improvements and restore the Premises to the condition existing prior to such unauthorized construction. Without limiting the generality of the foregoing, Tenant shall
under no circumstances make any penetration of the roof or walls of the Building without Landlord’s consent. In the event Landlord consents to a penetration of the roof or walls of the Building, all such work shall be performed by contractors
designated or approved by Landlord and shall be supervised by Landlord or its designees and performed under conditions and subject to such conditions and requirements as may be established by Landlord. Tenant shall and hereby agrees to indemnify and
hold Landlord harmless from and against any and all loss, cost, damage, expense or liability (including, without limitation, court costs and attorneys’ fees) suffered or incurred by Landlord as a result of any penetration of the roof or walls
of the Building, including, without limitation, costs of repair, loss of income, claims for damages from other tenants of the Building and damages which result if any warranty on the roof held or
 

 

 
 8 

  
 
	  	  	  	  	 maintained by Landlord is voided or impaired by such penetration. The provisions hereof shall survive the termination of this Lease.
Additionally, any penetration of the roof or walls of the Building without Landlord’s consent shall be deemed an immediate event of default hereunder entitling Landlord to the exercise of all rights and remedies provided in this Lease or at law
or equity. Tenant agrees that in the event Landlord consents to any penetration of the roof, floor or walls of the Building pursuant to the provisions hereof, Tenant shall, on or before the termination of the term hereof, and at Tenant’s sole
cost and expense, repair and restore such areas so penetrated to the condition they were in prior to such penetration. Notwithstanding the foregoing provisions, Landlord acknowledges and agrees that Tenant and its contractors shall be permitted to
go onto the roof, as necessary to make repairs to the heating, ventilation and air conditioning systems serving the Premises as well as Tenant’s freezer cooler units which might be located upon the roof, however, in no event shall Tenant or its
contractors make any penetration of the roof without having first received Landlord’s consent in accordance with the above provisions.
 
	 
	  	  	  	  	 7.03 Under no circumstances may Tenant penetrate the floor slab of the Building without Landlord’s prior written consent. Tenant
agrees that the point pressure resulting from the Tenant’s racking system, inventory, forklifts and equipment pertaining to Tenant’s use of the Premises shall not exceed allowable design for loading for floor slabs on grade. Tenant shall
be responsible to provide steel plates, angles or channels as required to distribute floor loading to the Building design loads. Tenant agrees not to use any vehicle, including, but not limited to those having steel wheels, that will cause damage to
the floor slab. Tenant shall hold harmless Landlord from any loss, liability, any expenses, both real and alleged, arising out of such damage or repair caused by Tenant’s negligence or failure to comply with this paragraph.
 
	 
	 8.
 	  	 Liens
 	  	 Tenant shall at all times keep the Premises and the Building free from any liens arising out of any work performed, materials furnished or
obligations incurred by Tenant. Landlord shall have the right to post and keep posted on the Premises any notices that may be provided by law or which Landlord may deem to be proper for the protection of Landlord, the Premises and the Building from
such liens.
 
	 
	 9.
 	  	 Repairs
 	  	 9.01 Except as otherwise specifically provided for in Section 2.03 hereof, by entry hereunder Tenant accepts the Premises as being in the
condition in which Landlord is obligated to deliver the Premises. To the fullest extent permitted by law, Tenant hereby waives all rights to make repairs at the expense of Landlord or in lieu thereof to vacate the Premises as may be provided by any
law, statute or ordinance now or hereafter in effect. Landlord has no obligation and has made no promise to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof, except as specifically and expressly herein set forth.
No representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, except as specifically and expressly herein set forth.
 
	 
	  	  	  	  	 9.02
 	  	  
	 
	  	  	  	  	 (a)
 	  	 From and after the Rental commencement date and throughout the term, Tenant shall, at its own cost and expense, maintain the Premises, in good condition and
repair, including but not limited to the electrical systems, heating, air conditioning and ventilation systems serving the Premises, plate glass, windows and doors, sprinkler and plumbing systems, fixtures, interior walls, floors, ceilings,
skylights, all electrical facilities and equipment including, without limitation, lighting fixtures, lamps, fans, and any exhaust equipment and systems, electrical motors, and all other appliances and equipment of any kind located in, upon or about
the Premises. All glass, exterior and interior, is at the sole risk of Tenant; and any broken glass shall be promptly replaced at Tenant’s expense by glass of like kind, size and quality. Tenant agrees to maintain adequate dumpster service and
to keep the Premises in a neat, clean and attractive
 

 
  

 
 9 

  
 
	  	  	  	  	  	  	 manner. In relation thereto, Landlord reserves the right to require Tenant to increase the frequency of its dumpster service should Landlord determine, in
its reasonable discretion, that the frequency of Tenant’s existing service is insufficient to maintain the Premises and/or any shared use dumpster area in a neat, clean and attractive condition.
 
	 
	  	  	  	  	 (b)
 	  	 Tenant agrees to enter into a service contract with a reliable certified heating and air conditioning company acceptable to Landlord, in its reasonable
discretion, to maintain the heating and air conditioning units serving the Premises and keep them in good working order. Tenant shall furnish Landlord a copy of the service contract within thirty (30) days of the Commencement Date and, upon request
of Landlord, Tenant shall also furnish copies of routine maintenance reports or invoices. Tenant shall be responsible for pest and termite control and for the maintenance of the sprinkler valves and any alarm systems in the Premises. Tenant shall
not damage any demising wall or disturb the integrity and support provided by any demising wall and shall, at its sole cost and expense, promptly repair any damage or injury to any demising wall caused by Tenant of its employees, agents or
invitees.
 
	 
	  	  	  	  	 (c)
 	  	 Tenant shall not allow any damage to be committed on any portion of the Premises, and at the termination of this Lease, by lapse of time or otherwise, Tenant
shall deliver the Premises to Landlord in as good condition as existed at the Rental commencement date of this Lease, ordinary wear and tear insured casualty and condemnation excepted. Furthermore, Tenant agrees to remove all of Tenant’s
personalty, equipment and trade fixtures from the Premises on or before the expiration of the Lease term and to repair any and all damage to the Premises occasioned by such removal. The cost or expense of any repairs necessary to restore the
condition of the Premises shall be borne by Tenant, and if Landlord undertakes to restore the Premises it shall have a right of reimbursement against Tenant so long as Landlord provided Tenant prior notice of the need of such repair.

	 
	  	  	  	  	 (d)
 	  	 All requests for repairs or maintenance that are the responsibility of Landlord pursuant to any provision of this Lease must be made in writing to Landlord
at the address set forth below.
 
	 
	 10.
 	  	 Destruction or Damage
 	  	 10.01 In the event the Premises or the portion of the Building necessary for Tenant’s occupancy are damaged by fire, earthquake, act of
God, the elements or other casualty, Landlord shall forthwith repair the same, subject to the provisions of this Paragraph 10 hereinafter set forth, if such repairs can, in Landlord’s opinion, be made within one hundred eighty (180) days
following the date of such fire or other casualty. Notwithstanding any other provision contained in this Paragraph, the commencement of repair or restoration work by Landlord hereunder shall in no event be deemed a representation or warranty by
Landlord that such repairs or restoration can or will in fact be completed within such one hundred eighty (180) day period and Landlord shall in no event be liable to Tenant for any failure or inability to complete said repairs or restoration within
such one hundred eighty (180) day period. This Lease shall remain in full force and effect except that, if such damage is not the result of the negligence or intentional act of Tenant or Tenant’s agents, employees, contractors, licensees,
invitees, subtenants or assigns, an abatement of Base Rental and Additional Rental shall be allowed Tenant for such part of the Premises as shall be rendered unusable by Tenant in the conduct of its business during the time such part is so unusable.
A total destruction of the Building shall, at the option of Landlord, automatically terminate this Lease as of the date of such destruction.
 
	 
	  	  	  	  	 10.02 If such repairs cannot, in Landlord’s opinion (which shall be made known to Tenant within thirty (30) days after the date of
the subject casualty), be made within one hundred eighty (180) days following the date of such fire or other casualty, Landlord or Tenant may elect to terminate this Lease upon notice to the other party within forty-five (45) days after the date of
such fire or other casualty, and if this Lease is not so terminated, Landlord shall promptly commence to repair or restore such damage, in which event this Lease shall continue in full force and effect, but the Base Rental and Additional Rental
shall be partially abated as provided in subparagraph 10.01.
 

 
  

 
 10 

  
 
	  	  	  	  	 10.03 Notwithstanding anything to the contrary in this Lease, if the holder of a “Landlord’s Mortgage” or the lessor under
a “Landlord’s Ground Lease” (as those terms are defined in Paragraph 28) require that any insurance proceeds from a casualty loss be paid to it, then Landlord shall have the option to cancel this Lease as of the date of the casualty
by written notice to Tenant given within thirty (30) days after said holder or lessor notifies Landlord that it is collecting the insurance proceeds. Furthermore, Tenant acknowledges and agrees that, in no event shall Landlord ever be required to
provide funds for the repair or restoration of the Premises (including, but not limited to the Landlord Improvements) in excess of the insurance proceeds actually received by Landlord as a result of the subject casualty event. Accordingly, should
the insurance proceeds paid over to Landlord as a result of any casualty event be insufficient to fully repair and restore the Premises to their pre-casualty condition, as provided for in Section 10.04 below, then, in such event Landlord shall have
the right to terminate this Lease by providing written notice of such election to Tenant within thirty (30) days after the date Landlord determines that the insurance proceeds shall be insufficient to so fully repair and restore.
 
	 
	  	  	  	  	 10.04 If the Premises are to be repaired under this Paragraph 10 by Landlord, Landlord’s obligation to repair the Premises shall be
discharged upon restoration of the Premises to Premises Shell, as defined in Exhibit “F”, and the restoration of the Landlord Improvements. Tenant shall pay all other costs of repairing the Premises and shall be responsible
for carrying such casualty insurance with respect to the Tenant Improvements as set forth in Paragraph 11 hereof. In relation to the foregoing, Landlord acknowledges and agrees that in the event that the Lease is terminated as the result of a
casualty event, Tenant shall be entitled to retain any insurance proceeds paid by Tenant’s insurance company to either Landlord or Tenant as a result of the loss of the Tenant Improvements.
 
	 
	 11.
 	  	 Insurance
 	  	 (a)
 	  	 Tenant covenants and agrees that from and after the date of delivery of the Premises from Landlord to Tenant, Tenant will carry and maintain, at its
sole cost and expense, the following types of insurance, in the amounts specified and in the form hereinafter provided for:
 
	 
	  	  	  	  	  	  	 i)
 	  	 Liability insurance in the Commercial General Liability form (or reasonable equivalent thereto) covering the Premises and Tenant’s use thereof against
claims for personal injury or death, property damage and product liability occurring upon, in or about the Premises, such insurance to be written on an occurrence basis (not a claims made basis), to be in combined single limit amounts not less than
Two Million Dollars ($2,000,000.00) and to have general aggregate limits of not less than Four Million Dollars ($4,000,000.00) for each policy year. The insurance coverage required under this Paragraph 11(a)(i) shall, in addition, extend to any
liability of Tenant arising out of the indemnities provided for in Paragraph 14 and, if necessary, the policy shall contain a contractual endorsement to that effect.
 
	  	  	  	  	  	  	 ii)
 	  	 Insurance on the “all-Risk” or equivalent form on a replacement cost basis against loss or damage to all improvements made by Tenant to the Premises,
as well as all of Tenant’s personalty located at the Premises, having a deductible not greater than Ten Thousand Dollars ($10,000.00); and in an amount sufficient to prevent Landlord or Tenant from becoming a co-insurer of any loss, but in any
event in amounts not less than 100% of the actual replacement value of all improvements made by Tenant to the Premises, including, but not limited to, the Tenant Improvements, as well as all of Tenant’s personalty located at the Premises.
Landlord shall have the right to require from Tenant, not more than once every twelve (12) months, to provide reasonable evidence of the value of all Improvements made by Tenant to the Premises, as well as all of Tenant’s personalty located at
the Premises.
 
	  	  	  	  	  	  	 iii)
 	  	 Insurance on the “all-Risk” or equivalent form against business interruption by reason of (x) the occurrences covered by the insurance described in
clause (ii) above in an amount equal to Base Rental and all Additional Rental for the
 

 

 
 11 

  
 
	  	  	  	  	 necessary period of restoration following the occurrence of such casualty, and (y) service interruptions in an amount equal to Base Rental and Additional Rental
for at least thirty (30) days following the date of the occurrence of such interruption.
 
	  	  	 iv)
 	  	 Workmen’s compensation insurance to the extent required by the laws of the state in which the Premises are located to the extent necessary to protect
Landlord, Landlord’s Mortgagee and the Premises against workmen’s compensation claims.
 
	 
	 (b)
 	  	 All policies of the insurance provided for in this Paragraph 11(a) shall be issued in form acceptable to Landlord by insurance companies with a
rating of not less than “A,” and financial size of not less than Class XII, in the most current available “Best’s Insurance Reports,” and licensed to do business in the state in which the Premises are located. Each and every
such policy:
 
	  	  	 i)
 	  	 shall name Landlord as well as Landlord’s Mortgagee, as defined in Paragraph 28, and any other party reasonably designated by Landlord, as an additional
insured. In addition, the coverage described in Paragraph 11(a)(ii) shall provide that under circumstances where Landlord elects to rebuild/restore the Premises following a casualty event, Landlord shall be the “loss payee” as to any loss
or damage to improvements made by Tenant to the Premises which are, pursuant to Section 10, to be rebuilt/restored by Landlord, and Tenant shall be the “loss payee” as to any loss or damage to improvements made by Tenant to the Premises
which are, pursuant to Section 10, to be rebuilt/restored by Tenant (provided, however, said policy shall provide that Tenant is the loss payee as to all such loss or damage to improvements made by Tenant to the Premises under circumstances where
Landlord does not elect to rebuild/restore the Premises following a casualty event) Tenant shall at all times be the “loss payee” as to any loss or damage to Tenant’s personalty located at the Premises.
 
	  	  	 ii)
 	  	 Shall be delivered to Landlord prior to delivery of possession of the Premises to Tenant and thereafter within thirty (30) days prior to the expiration of each
such policy, and, as often as any such policy shall expire or terminate. Renewal or additional policies shall be procured and maintained by Tenant in like manner and to like extent.
 
	  	  	 iii)
 	  	 Shall contain a provision that the insurer waives any right of subrogation against Landlord on account of any loss or damage occasioned to Landlord, its
property, the Premises or its contents arising from any risk covered by all risks fire and extended coverage insurance of the type and amount required to be carried hereunder, provided that such waiver does not invalidate such policies or prohibit
recovery thereunder.
 
	  	  	 iv)
 	  	 Shall contain a provision that the insurer will give to Landlord and such other parties in interest at least thirty (30) days notice in writing in advance of
any material change, cancellation, termination or lapse, or the effective date of any reduction in the amounts of insurance.
 
	  	  	 v)
 	  	 Shall be written as primary policy which does not contribute to and is not in excess of coverage which Landlord may carry.
 
	 
	 (c)
 	  	 Any insurance provided for in Paragraph 11(a) may be maintained by means of a policy or policies of blanket insurance, covering additional items or
locations or insured; provided, however, that:
 
	  	  	 i)
 	  	 Landlord and any other parties in interest from time to time designated by Landlord to Tenant shall be named as an additional insured thereunder as its interest
may appear.
 
	  	  	 ii)
 	  	 the coverage afforded Landlord and any such other parties in interest will not be reduced or diminished by reason of the use of such blanket policy of
insurance.
 
	  	  	 iii)
 	  	 Any such policy or policies shall specify therein the amount of the total insurance allocated to the Tenant’s improvements and property.
 
	  	  	 iv)
 	  	 The requirements set forth in this Paragraph 11 are otherwise satisfied.
 
	 
	 (d)
 	  	 In the event that Tenant shall fail to carry and maintain the insurance coverages set forth in this Paragraph 11, Landlord may upon thirty (30) days
notice to Tenant (unless such coverages will lapse in which event no such notice shall be necessary) procure such policies of insurance and Tenant shall promptly reimburse Landlord therefor.
 

 

 
 12 

  
 
	 
	  	  	  	  	 (e)
 	 	  	 Landlord may, at any time, but not more than one (1) time in any twelve (12) month period, require a review of the insurance coverage and limits of liability
set forth in this Paragraph 11 to determine whether the coverage and the limits are reasonable and adequate in the existing circumstances. The review shall be undertaken on a date and at a time set forth in Landlord’s notice requesting a review
and shall be conducted at the Premises.
 
	  	  	  	  	 (f
 	 )
 	  	 Landlord shall maintain “all-risk” property insurance covering the replacement cost of the Building and the improvements to the Common Areas. A
portion of the cost of such insurance shall be passed through to Tenant as more specifically provided for under Section 3.01 hereof. The subject insurance coverage may be covered within a blanket policy (in which case the cost of such insurance
allocable to the Building or project containing the Building will be reasonably determined by Landlord based upon the insurer’s cost calculations). Furthermore, each such policy may be subject to a commercially reasonable
deductible.
 
	 
	  	  	  	  	 It is understood and agreed that the insurance requirements contained in this Paragraph or elsewhere in this Lease or Tenant’s compliance
therewith, are not intended to, and shall not be construed to, limit, mitigate or reduce any of the indemnity obligations of Tenant contained in Paragraph 14 or elsewhere in this Lease.
 
	 
	 12.
 	  	 Release and Subrogation
 	  	 In addition to, and not in lieu of, any and all other releases and waivers by Tenant and Landlord contained in this Lease, Tenant and Landlord
hereby waive, and release each other from, any and all claims, rights, demands and causes of action which it might have at any time against the other on account of loss or damage that is or should be covered by any insurance policy Tenant or
Landlord has or is required to have pursuant to Paragraph 11 of this Lease. Each party shall obtain from its respective insurers under all policies of fire, theft, public liability, and, to the extent permitted by law, workmen’s compensation
and other insurance maintained by such party at any time during the term of this Lease insuring or covering the Premises or any portion thereof or operations therein or therefrom, a waiver of all rights of subrogation which the insurer of such party
might have against the other party and the other affiliated parties described in Paragraph 11 hereof. If a waiver of subrogation is not available under a policy maintained by Tenant or Landlord, such party shall cause the other party and the other
affiliated parties described in Paragraph 11 hereof to be named as additional insureds under such policy. Each party shall indemnify and hold harmless the other against any loss or expense, including reasonable attorney’s fees, resulting from
the failure to obtain such waiver or to list such party as an additional insured.
 
	 
	 13.
 	  	 Tenant’s Personal Property
 	  	 All of Tenant’s personal property in the Premises shall be and remain at Tenant’s sole risk, and Landlord shall not be liable for the
Tenant hereby releases Landlord from any and all liability for theft any damages thereto occasioned by any acts or negligence of any third persons, or any act of god, except thereof or to the extent cause by the acts or negligence of Landlord, its
agents employees and contractors.
 
	 
	 14.
 	  	 Indemnification
 	  	 Tenant agrees that neither Landlord nor its members, officers, managers, partners, employees, agents or representatives shall be liable and
hereby waives all claims against Landlord, its partners, members, officers managers, employees, agents and representatives for damage to any property or injury or death of any person in, upon or about the Premises arising at any time and from any
cause other than solely by reason of the negligence or intentional misconduct of Landlord, its authorized employees, contractors or agents, and Tenant shall indemnify, protect, defend and hold harmless Landlord, and its members, officers managers,
partners, employees, agents and representatives from any and all loss, cost damage and expense incurred or suffered by Landlord or said other parties arising out of or resulting from (i) the use or occupancy of the Premises, except such as is caused
solely by negligence or intentional misconduct of Landlord, its authorized agents,
 

 
  

 
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	  	  	  	  	 contractors or employees, or (ii) the misconduct or negligence of Tenant or its agents, contractors, employees, licensees or invitees. The foregoing
indemnity obligation of Tenant shall include reasonable attorney’s fees actually incurred, investigation costs and all other reasonable costs and expenses incurred by Landlord from the first notice that any claim or demand is to be made or may
be made. Landlord shall and does hereby indemnify, protect, defend and save harmless Tenant and its partners, offices, directors, shareholders, employees and agents from and against any and all liability for any injury to or death of any person or
persons or any damage to property and any other claims, judgements, penalties, fines, liabilities, loss, damages or expenses to the extent solely attributable to the negligence or intentional misconduct of Landlord, its employees, authorized agents
or contractors, and from all costs expenses and liabilities, including court costs and reasonable attorneys’ fees actually incurred by Tenant or any other indemnified party in connection therewith. The provisions of this Paragraph 14 shall
survive the termination of this Lease with respect to any damage, injury or death prior to such termination.
 
	 
	 15.
 	  	 Compliance with Legal Requirements
 	  	 15.01 Tenant shall at its sole cost and expense promptly comply with all laws, statutes, ordinances and governmental rules, regulations
and requirements now in force or which may be hereafter in force, with the requirements of any board of fire underwriters or other similar body now or hereafter constituted, with any direction or occupancy certificate issued pursuant to any law by
any public officer or officers, as well as the provisions of all recorded documents affecting the Premises, insofar as any thereof relate to or affect the condition, use or occupancy of the Premises, excluding requirements of structural changes not
related to or affected by improvements made by or for Tenant or not necessitated by Tenant’s acts.
 
	 
	 16.
 	  	 Assignment and Subletting
 	  	 16.01 Tenant shall not at any time during the term of this Lease have the right to sublet all or any part of the Premises or assign this
Lease or any right or interest therein, without the prior written consent of Landlord, such consent to be given or withheld by Landlord in Landlord’s reasonable discretion. Sale or transfer of a controlling ownership interest of Tenant shall be
deemed an assignment of this Lease. Should Tenant desire to assign this Lease or any right or interest herein or sublet the Premises or any part thereof, Tenant shall give Landlord written notice of such desire, which notice shall contain (1) the
name and address of the proposed subtenant or assignee and its form of organization, (2) the nature of the proposed subtenant’s or assignee’s business to be conducted in the Premises, (3) the terms and conditions of the proposed sublease
or assignment, and (4) financial statements for the three most recent completed fiscal years of the proposed subtenant or assignee and such other financial information as Landlord shall request and a bank reference, together with a request that
Landlord approve such assignment or subletting. Landlord shall have a period of ten (10) business days following receipt of such written notice within which to notify Tenant in writing that Landlord elects either (A) to deny Tenant the right to
consummate such subletting or assignment or (B) to terminate this Lease as to the space so affected as of a date designated by Landlord (but in no event less than sixty (60) days following such notice), in which event Tenant will be relieved of all
further obligations hereunder as to such space arising after the effective date of such termination (provided, however, in the event Landlord provides Tenant notice of its election to terminate based on the foregoing, then, Tenant shall have the
right, for a period of ten (10) days following the date of Landlord’s notice of such election to terminate, to withdraw its request for the subject assignment or, if applicable, subletting, in which event this Lease shall continue in full force
and effect), or (C) to permit Tenant to assign this Lease or sublet such space, subject, however, to all of the following conditions:
 
	  	  	  	  	 (a
 	 )
 	  	 The sublease or assignment shall be on the same terms and conditions set forth in the notice given to Landlord.
 
	  	  	  	  	 (b
 	 )
 	  	 The proposed assignee or sublessee shall be engaged in a business in the Premises which is consistent with the then standards of the Building and is
permitted by the provisions of Paragraph 4 hereof, and the use of the Premises or any portion thereof by such subtenant or assignee will not, in Landlord’s estimation, increase the scope or
 

 

 
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	  	  	 quantity of services or utilities then being furnished to Tenant as of the proposed date of assignment or subletting.
 
	 
	 (c)
 	  	 The proposed assignee or sublessee is a respectable party of sufficient financial worth to perform its obligations under this Lease or under the sublease, as
applicable, and Tenant shall have provided Landlord with proof thereof.
 
	 
	 (d)
 	  	 No subletting or assignment shall release Tenant of Tenant’s obligation or alter the primary liability of Tenant to pay the Rental and to perform all
other obligations to be performed by Tenant under this Lease.
 
	 
	 (e)
 	  	 In the case of a subletting, fifty percent (50%) of any sums or other economic consideration (for example, but not by way of limitation, increased rental,
forgiveness of an obligation, or services given at no cost or at reduced cost) received by Tenant or its agents as a result of such subletting, whether denominated as rental under the sublease or otherwise, which exceed, in the aggregate, the total
sums which Tenant is obligated to pay Landlord under this Lease either (i) for the Premises, if the entire Premises is sublet, or (ii) pro rata on a square foot basis for that portion of the Premises sublet, if less than the entire Premises is
sublet, shall be payable to Landlord as Rental under this Lease without affecting or reducing any Rental or other obligation of Tenant under this Lease. In the case of an assignment, any and all sums or other economic consideration (including,
without limitation, the examples set forth in the preceding sentence) received by Tenant or its agents as a result of such assignment shall be payable to Landlord as Rental under this Lease without affecting or reducing any Rental or other
obligation of Tenant under this Lease.
 
	 
	 (f)
 	  	 All rental rates to be charged to such assignee or sublessee shall not be less than eighty percent (80%) of the then current market rates for similar space
leased for a similar term in the Building or buildings of similar quality and grade in the same locality as the Building, and no sublessee shall have any right to assign or further sublet.
 
	 
	 (g)
 	  	 Any and all options, including, without limitation, expansion options, renewal options and rights of first refusal or negotiation, granted pursuant to this
Lease, are not assignable and shall be null and void and of no further force or effect on and after the effective date of such assignment of this Lease or any right or interest therein or of any subletting of the Premises or any part
thereof.
 
	 
	 16.02 The failure of Landlord to notify Tenant in writing of such election within such ten (10) business day period shall be deemed a refusal
of such proposed assignment or subletting. If Landlord consents to any such assignment or sublease, Tenant shall pay to Landlord, promptly upon demand, a reasonable sum as attorney’s fees arising incident to such transaction and no sublease or
assignment shall be valid and no one shall occupy the Premises by reason thereof until a fully executed counterpart of the sublease or assignment has been delivered to Landlord. No space in the Building shall be listed or offered to any broker or
similar party for listing or advertisement, nor shall Tenant advertise for assignment or subletting, without the prior written approval of Landlord. Any attempted assignment, sublease or other action by Tenant in violation of this Paragraph 16 shall
be null and void and shall constitute an Event of Default. This Lease, or any right or interest hereof, shall not be assignable as to the interest of Tenant by operation of law without Landlord’s written consent. The acceptance of Rental by
Landlord from any other person or entity shall not be deemed to be a waiver by Landlord of any provision hereof. Consent to one assignment or subletting shall not be deemed consent to any subsequent assignment or subletting. In the event of default
by any assignee or successor of Tenant in the performance of any of the terms of this Lease, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such assignee or successor. Landlord may consent to
subsequent assignments or subletting of this Lease or amendments or modifications to this Lease with assignees of Tenant, without notifying or obtaining the consent of Tenant, or any successor of Tenant, and such action shall not relieve Tenant of
liability under this Lease, nor shall it relieve the guarantor(s) of this Lease, if any, from their obligations under their respective guaranty agreements.
 

 

 
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	  	  	  	  	 16.03 Notwithstanding Sections 16.01 and 16.02 above, Tenant shall have the right, without Landlord’s consent, to sublet the Premises or any part
thereof, or assign this Lease to any of Tenant’s parent, subsidiary or affiliated companies, or to any successor entity purchasing all or substantially all of the assets or voting stock of Tenant provided, however, as a condition to any such
assignment (i) both Tenant and the assignee shall be solvent at the time of each such subletting and/or assignment, (ii) Tenant shall provide Landlord at least ten (10) business days prior written notice of each such subletting and/or assignment,
(iii) no such subletting and/or assignment shall release Garden Fresh Restaurant Corp.’s obligation or alter the primary liability of Garden Fresh Restaurant Corp. to pay Rental hereunder and to perform all obligations to be performed by Tenant
under this Lease and (iv) no such subletting and/or assignment shall release or in any way alter the obligations of any guarantor of this Lease.
 
	 
	 17.
 	  	 Signs
 	  	 Notwithstanding anything to the contrary set forth in the Lease, signage rights will be provided on the front of the Building or on a monument sign located
within the land area constituting a portion of the Building in an area to be designated by Landlord in its reasonable discretion. Notwithstanding any other provision contained herein to the contrary, all aspects of Tenant’s signage, including
size, location, content, design and manner of attachment, shall be subject to Landlord’s prior approval, such approval to be given or withheld in Landlord’s reasonable discretion. The actual sign and its respective installation cost shall
be at the expense of the Tenant and shall conform to architectural covenants, if any. Tenant shall be responsible for any damage to the Building occasioned by the installation of any such signs. Tenant shall place no sign, if any, upon the roof of
the Premises or the Building, nor any part of the roof, including the flashing or gutters of the Premises or the Building. Tenant shall, on or before the termination of this Lease, remove all of its signage from the Building. Furthermore, Tenant
shall repair any damage to the Building caused by its signage, including, but not limited to, discoloration. Excepting “force majeure,” Tenant shall be required to install identification signage within ninety (90) days of the commencement,
subject to the aforementioned conditions and limitations. The provisions hereof shall survive the termination of this Lease.
 
	 
	 18.
 	  	 Rules
 	  	 Tenant shall faithfully observe and comply with the rules and regulations attached to this Lease as Exhibit “C” and made a
part hereof, and, after notice thereof, all reasonable modifications thereof and additions thereto from time to time promulgated in writing by Landlord. Landlord shall not be responsible to Tenant for the nonperformance by any other tenant or
occupant of the Building of any of said rules and regulations. In the event of a conflict between the terms of this Lease and said rules and regulations, this Lease shall control.
 
	 
	 19.
 	  	 Entry by Landlord
 	  	 Upon twenty-four (24) hours prior written notice to Tenant (except in the event of an emergency where no notice shall be required) Landlord may enter the
Premises at reasonable hours to (a) inspect the same, (b) exhibit the same to prospective purchasers, lenders and tenants (provided, however, Landlord’s right to enter the Premises for the purpose of showing same to prospective tenants shall
not arise until one (1) year prior to the end of the term hereof, (c) determine whether Tenant is complying with all of its obligations hereunder, (d) supply the services to be provided by Landlord to Tenant hereunder, (e) post notices of
nonresponsibility, and (f) make repairs required of Landlord under the terms hereof or repairs to any adjoining space or utility services or make repairs, alterations or improvements to any other portion of the Building; provided, however, that all
such work shall be done as promptly as reasonably possible and so as to cause as little interference to Tenant as reasonably possible. So long as Landlord abides by the conditions set forth in the preceding sentence, Tenant hereby waives any claim
for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises or any other loss occasioned by such entry. Landlord shall at all times have and retain a key with
which to unlock all of the doors in, on or about the Premises (excluding Tenant’s vaults, safes, trade secret areas and similar areas reasonably
 

 

 
 16 

  
 
	  	  	  	  	 designated in writing by Tenant in advance); and Landlord shall have the right to use any and all means which Landlord may deem proper to open
said doors in an emergency in order to obtain entry to the Premises, and any entry to the Premises obtained by Landlord by any of said means, or otherwise, shall not under any circumstances be construed or deemed to be a forcible or unlawful entry
into or a detainer of the Premises or an eviction, actual or constructive, of Tenant from the Premises, or any portion thereof. Tenant shall pay upon demand all repair costs and expenses resulting from Landlord’s emergency entry to the Premises
but only under such circumstances where Tenant or its contractors, agents, employees, or invitees caused the subject emergency. Tenant acknowledges and agrees that the prior written notice required of Landlord for entries into the Premises set forth
above, may, in addition to the methods provided for under Section 37 hereof, be provided via facsimile transmission or via U.S. regular mail.
 
	 
	 20.
 	  	 Environmental Matters
 	  	 (a)
 	  	 For purposes of this Lease:
 
	  	  	  	  	  	  	 i)
 	  	 Contamination” as used herein means the uncontained or uncontrolled presence of or release of Hazardous Substances (as hereinafter defined) into any
environmental media from, upon, within, below, into or on any portion of the Premises or the Building so as to require remediation, cleanup or investigation under any applicable Environmental Law (as hereinafter defined).
 
	  	  	  	  	  	  	 ii)
 	  	 “Environmental Laws” as used herein means all federal, state, and local laws, regulations, orders, permits, ordinances or other requirements,
concerning protection of human health, safety and the environment, all as may be amended from time to time.
 
	  	  	  	  	  	  	 iii)
 	  	 Hazardous Substances” as used herein means any hazardous or toxic substance, material, chemical, pollutant, contaminant or waste as those terms are
defined by any applicable Environmental Laws (including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. 9601 et seq. (“CERCLA”) and the Resource Conservation and Recovery Act, 42
U.S.C. 6901 et seq. [“RCRA”]) and any solid wastes, polychlorinated biphenyls, urea formaldehyde, asbestos, radioactive materials, radon, explosives, petroleum products and oil.
 
	 
	  	  	  	  	 (b)
 	  	 Landlord represents that, except as might otherwise be set forth in environmental reports delivered by Landlord to Tenant, if any, (i) Landlord
has not treated, stored or disposed of any Hazardous Substances upon or within the Premises and (ii) to Landlord’s actual knowledge without investigation, no Hazardous Substances are present on or under the Building (or any other property owned
by it within the industrial park containing the Building) as of the date of this Lease.
 
	 
	  	  	  	  	 (c)
 	  	 Tenant represents that all its activities on the Premises during the course of this Lease will be conducted in compliance with Environmental
Laws. Tenant warrants that it is currently in compliance with all applicable Environmental Laws and that there are no pending or threatened notices of deficiency, notices of violation, orders, or judicial or administrative actions involving alleged
violations by Tenant of any Environmental Laws. Tenant, at Tenant’s sole cost and expense, shall be responsible for obtaining all permits or licenses or approvals under Environmental Laws necessary for Tenant’s operation of its business on
the Premises and shall make all notifications and registrations required by any applicable Environmental Laws. Tenant, at Tenant’s sole cost and expense, shall at all times comply with the term and conditions of all such permits, licenses,
approvals, notifications and registrations and with any other applicable Environmental Laws affecting in any way the approvals and make all such notifications and registrations required by any applicable Environmental Laws necessary for
Tenant’s operation of its business on the Premises.
 
	 
	  	  	  	  	 (d)
 	  	 Tenant shall not cause or permit any Hazardous Substances to be brought upon, kept, stored or used in or about the Premises or the Building
without the prior written consent of Landlord, which consent may be granted or withheld in the sole or absolute discretion of Landlord; provided, however, that the consent of Landlord shall not be
 

 

 
 17 

  
 
	 
	  	  	 required for the use at the Premises of cleaning supplies, toner for photocopying machines and other similar materials, in containers and quantities
reasonably necessary for and consistent with normal and ordinary use by Tenant, at the Premises, in the routine operation or maintenance of Tenant’s office equipment or in the routine janitorial service, cleaning and maintenance for the
Premises.
 
	 
	 (e)
 	  	 Tenant shall not cause or permit the release of any Hazardous Substances by Tenant or its agents, contractors, employees or invitees into any environmental
media such as air, water or land, or into or on the Premises or the Building in any manner that violates any Environmental Laws. If such release shall occur, Tenant shall (i) take all steps reasonably necessary to contain and control such release
and any associated Contamination, (ii) clean up or otherwise remedy such release and any associated Contamination to the extent required by, and take any and all other actions required under, applicable Environmental Laws and (iii) notify and keep
Landlord reasonably informed of such release and response.
 
	 
	 (f)
 	  	 Regardless of any consents granted by Landlord pursuant to Paragraph 20(d) allowing Hazardous Substances upon the Premises, Tenant shall under no
circumstances whatsoever (i) cause or permit any activity on the Premises which would cause the Premises to become subject to regulation as a hazardous waste treatment, storage or disposal facility under RCRA or the regulations promulgated
thereunder; (ii) discharge Hazardous Substances into the storm sewer system serving the Building; or (iii) install any underground storage tank or underground piping on or under the Premises.
 
	 
	 (g)
 	  	 Tenant shall and hereby does indemnify Landlord and hold and defend Landlord harmless from and against any and all reasonable and actual expense, loss, and
liability suffered by Landlord (with the exception of those expenses, losses, and liabilities arising from Landlord’s own negligence or willful act), by reason of Tenant’s storage, generation, handling, treatment, transportation, disposal,
or arrangement for transportation or disposal, of any Hazardous Substances (whether accidental, intentional, or negligent) or by reason of Tenant’s breach of any or the provisions of this Paragraph 20. Such expenses, losses and liabilities
shall include, without limitation, (i) any and all expenses that Landlord may incur to comply with any Environmental Laws as a result of Tenant’s failure to comply therewith; (ii) any and all costs that Landlord may incur in studying or
remedying any Contamination at or arising from the Premises as a result of a failure by Tenant to comply with this Paragraph 20 or Environmental Laws; (iii) any and all costs that Landlord may incur in studying, removing, disposing or otherwise
addressing any Hazardous Substances which are present at the Premises as a result of a failure by Tenant to comply with this Paragraph 20 or Environmental Laws; (iv) any and all fines, penalties or other sanctions assessed upon Landlord by reason of
Tenant’s failure to comply with Environmental Laws; and (v) any and all reasonable legal and professional fees and costs incurred by Landlord in connection with the foregoing. Landlord shall and does hereby indemnify Tenant, and hold and defend
Tenant harmless from and against any and all reasonable and actual expense, loss and liability suffered by Tenant by reason of any misrepresentations made by Landlord under this Paragraph 20. The indemnities contained herein shall survive the
termination or expiration of this Lease.
 
	 
	 (h)
 	  	 Landlord shall have the right, but not the obligation, to enter the Premises at reasonable times throughout the Term, after prior written notice to Tenant,
to audit and inspect the Premises for Tenant’s compliance with this Paragraph 20. In relation to the foregoing, where practical, Tenant shall have a right to have a member of its management team accompany Landlord in its entry into the Premises
for the purposes of any such audit or inspection.
 
	 
	 (i)
 	  	 In addition to the foregoing, Landlord represents and warrants that in the event Landlord, or its employees, agents or contractors shall cause the release of
Hazardous Substances into or under the Building, then, in such event, Landlord shall, at its sole cost and expense and in an expeditious manner, take all such measures as are necessary to contain, control and otherwise remedy such release and any
associated Contamination.
 

 

 
 18 

  
 
	 21.
 	  	 Landlord’s Lien
 	  	 Landlord acknowledges and agrees that so long as Tenant is not in default hereunder, Landlord shall execute and deliver to Tenant within ten (10) business
days of Tenant’s request thereof a Landlord lien waiver in favor of any unaffiliated third party lender to Tenant in the form attached hereto as Exhibit “G”. In no event shall Landlord have the obligation to
utilize any form other than that attached hereto as Exhibit “G”. However, should Landlord agree to use any such other form as may be requested by Tenant’s lender, then, in such event, Tenant shall pay all of
Landlord’s out of pocket costs, including, but not limited to, attorney fees incurred by Landlord in relation to its review, modification and approval of such requested form.
 
	 
	 22.
 	  	 Events of Default
 	  	 The occurrence of any one or more of the following events (“Events of Default”) shall constitute a breach of this Lease by Tenant: (a) if Tenant
shall fail to pay any Rental when and as the same becomes due and payable, and such failure shall continue for five (5) business days after written notice of default is provided by Landlord to Tenant regarding same, provided that Landlord shall only
be required to give such notice and opportunity to cure once within any consecutive twelve (12) month period and upon any subsequent failure to timely pay such sums within said twelve (12) month period, no notice or opportunity to cure shall be
required to be given to Tenant; (b) if Tenant shall fail to pay any other sum when and as the same becomes due and payable and such failure shall continue for five (5) business days after written notice of default is provided by Landlord to Tenant
regarding same, provided that Landlord shall only be required to give such notice and opportunity to cure once within any consecutive twelve (12) month period as to a repeated or recurring default of like kind, and upon any subsequent failure to pay
such sums within said twelve (12) month period, no notice or opportunity to cure shall be required to be given to Tenant; (c) if Tenant shall fail to perform or observe any other term or provision of this Lease or of the rules and regulations
described in paragraph 18 to be performed or observed by Tenant, and (except for the failure set forth in clause (g) below) such failure shall continue for more than thirty (30) days after notice thereof from Landlord (provided, however, under
circumstances where the cure of such failure is not reasonably possible within such thirty(30) day period, then Tenant shall be entitled to such longer period (not to exceed ninety (90) days) as may be reasonably necessary to cure such failure
provided Tenant is, at all times during such period, diligently prosecuting such cure); (d) Intentionally Omitted; (e) if Tenant shall make a general assignment for the benefit of creditors, or shall admit in writing its inability to pay its debts
as they become due or shall file a petition in bankruptcy, or shall be adjudicated as bankrupt or insolvent, or shall file a petition in any proceeding seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or
similar relief under any present or future statute, law or regulation, or shall file an answer admitting or fail timely to contest the material allegations of a petition filed against it in any such proceeding, or shall seek or consent to or
acquiesce in the appointment of any trustee, receiver or liquidator, of Tenant or any material part of its properties; (f) if, within forty-five (45) days after the commencement of any proceeding against Tenant seeking any reorganization,
composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, such proceeding shall not have been dismissed, or if, within forty-five (45) days after the appointment without the consent
or acquiescence of Tenant of any trustee, receiver or liquidator of Tenant or of any material part of its properties, such appointment shall not have been vacated; (g) if Tenant shall fail to return a properly executed estoppel certificate to
Landlord in accordance with the provisions of Paragraph 31 hereof within the time period designated for such return in Landlord’s request for same; or (h) if Tenant shall do or permit to be done any act which results in a lien being filed
against the Premises or the Building and such lien is released or otherwise bonded off by Tenant within fifteen (15) days of the date Tenant learns of the filing thereof.
 
	 
	 23.
 	  	 Remedies
 	  	 23.01 Upon the occurrence of any Event of Default, Landlord shall have the option to pursue any one or more of the following remedies without any
notice or demand whatsoever except as otherwise expressly provided:
 

 

 
 19 

  
 
	 (a)
 	  	 Landlord, with or without terminating this Lease, may, without prejudice to any other remedy Landlord may have for possession, arrearages in Rental or
damages for breach of contract or otherwise, immediately or at any time thereafter reenter the Premises and expel or remove therefrom Tenant and all persons and entities claiming by or through Tenant (including, without limitation, any and all
sublessees and assignees) and all property belonging to or placed on the Premises by, at the direction of or with the consent of Tenant or its assignees or sublessees, by force if necessary, without being liable to prosecution or any claim for
damages therefor; and Tenant agrees to indemnify Landlord for all loss and damage which Landlord may suffer by reason of such termination of this Lease or of Tenant’s right to possession hereunder, whether through inability to relet the
Premises or through decrease in rental or otherwise. Landlord may, at its option and with or without terminating this Lease, also declare the difference, if any, between (i) the entire amount of the Rental which would become due and payable during
the remainder of the term of this Lease and the amount of any rental abated during any free rent period, discounted to present value using a discount rate equal to the Prime Rate in effect as of the date of such declaration, and (ii) the fair rental
value of the Premises during the remainder of the term of this Lease (taking into account, among other factors, the anticipated duration of the period the Premises will be unoccupied prior to reletting and the anticipated cost of reletting the
Premises), also discounted to present value using a discount rate equal to the Prime Rate in effect as of the date of such declaration, to be due and payable immediately, in which event such sum shall be due and payable immediately and Tenant agrees
to pay the same at once, together with all Rental and other sums theretofore due, at the office of Landlord in Atlanta, Georgia; it being understood and agreed that such payment shall be and constitute Landlord’s liquidated damages, Landlord
and Tenant acknowledging and agreeing that it is difficult or impossible to determine the actual damages Landlord would suffer from Tenant’s breach hereof and that the agreed upon liquidated damages are not punitive or penalties and are just,
fair and reasonable, all in accordance with O.C.G.A. §13-6-7.
 
	 
	 (b)
 	  	 Landlord, with or without terminating this Lease, may immediately or at any time thereafter relet the Premises or any part thereof for such time or times, at
such rental or rentals and upon such other terms and conditions as Landlord in its sole discretion may deem advisable, and Landlord may make any alterations or repairs to the Premises which it may deem necessary or proper to facilitate such
reletting; and Tenant shall pay all costs of such reletting including, but not limited to, the cost of any such alterations and repairs to the Premises, attorneys’ fees and brokerage commissions; and if this Lease shall not have been
terminated, Tenant shall continue to pay all Rental and all other charges due under this Lease up to and including the date of beginning of payment of rent by any subsequent tenant of part or all of the Premises, and thereafter Tenant shall pay
monthly during the remainder of the term of this Lease the difference, if any, between the rent and other charges collected from any such subsequent tenant or tenants and the Rental and other charges reserved in this Lease, but Tenant shall not be
entitled to receive any excess of any such rents collected over the Rental reserved herein.
 
	 
	 (c)
 	  	 Landlord, with or without terminating this Lease, may recover from Tenant all damages and expenses Landlord suffers or incurs by reason of Tenant’s
default, including, without limitation, costs of recovering the Premises, attorney’s fees and any unamortized value of Tenant Improvements, if any, and brokerage commissions, all of which shall be immediately due and payable by Tenant to
Landlord immediately upon demand.
 
	 
	 (d)
 	  	 Subject at all times to the rights of any lender to Tenant to whom Landlord has provided a Lien Subordination Agreement, exercise all remedies granted a
“Secured Party” under the Georgia Uniform Commercial Code. In the event Landlord exercises its option to terminate this Lease, or to reenter and relet the Premises as provided herein, Landlord may, subject to the rights of any lender to
Tenant to whom Landlord has provided a Lien Subordination Agreement, at its option, take possession of all of
 

 

 
 20 

  
 
	  	  	  	  	 
	  	 Tenant’s property on the Premises and sell the same at public or private sale after giving Tenant reasonable notice of the time and place of any public
sale, or of the time after which any private sale is to be made, for cash or on credit, or for such prices and terms as Landlord deems best, with or without having the property present at such sale. In addition, Landlord may at its option foreclose
this lien in the manner and form provided by the foreclosure of security instruments or in any other manner permitted by law. The proceeds of any such foreclosure or sale shall be applied first to the necessary and proper expense of removing,
storing and selling such property, including attorney’s fees, then to the payment of any indebtedness, other than Rental, due hereunder from Tenant to Landlord, including interest thereon, then to the payment of any Rental or other sums due or
to become due under this Lease, with the balance, if any, to be paid to Tenant. To the extent allowable by law, Tenant’s obligations to pay Rental hereunder shall survive the expiration or early termination of this Lease.
 
	 
	  	  	  	  	 23.02 The remedies provided for in this Lease are in addition to any other remedies available to Landlord at law or in equity by statute
or otherwise. All remedies provided in this Lease are cumulative and may be exercised alternatively, successively or in any other manner. The exercise by Landlord of any one or more of the rights and remedies provided in this Lease shall not prevent
the subsequent exercise by Landlord of any one or more of the other rights and remedies herein provided. Failure of Landlord to declare an event of default immediately upon its occurrence, or delay in taking any action in connection with an event of
default, shall not constitute a waiver of the default, but Landlord shall have the right to declare the default at any time and take such action as is lawful or authorized under this Lease. Tenant acknowledges and agrees that Landlord shall have no
duty to mitigate Landlord’s damages resulting from a default by Tenant hereunder. Tenant acknowledges and agrees that the Premises are to be used for commercial purposes only, and Tenant hereby waives the protections and rights set forth in
O.C.G.A. § 44-7-52. To the extent allowable by law, Tenant’s obligations to pay Rental hereunder shall survive the expiration or earlier termination of this Lease.
 
	 
	 24.
 	  	 Landlord’s Right to Cure Defaults
 	  	 All agreements and provisions to be performed by Tenant under any of the terms of this this Lease shall be at the sole cost and expense of Tenant
and without any abatement of Rental. If Tenant shall fail to pay any sum of money, other than Base Rental, required to be paid by it hereunder or shall fail to perform any other act on its part to be performed hereunder or violates any provision of
this Lease and such failure or violation shall continue for thirty (30) days after notice thereof by Landlord, Landlord is hereby empowered and Landlord may, but shall not be obligated so to do, and without waiving or releasing Tenant from any
obligations of Tenant or any other right or remedy of Landlord under this Lease or otherwise, make any such payment, perform any such other act or correct any such violation on Tenant’s part to be made, performed or observed as in this Lease
provided. All sums so paid by Landlord and all necessary incidental costs shall be deemed Rental hereunder and shall be payable to Landlord on demand, and Landlord shall have (in addition to any other right or remedy of Landlord) the same rights and
remedies in the event of the nonpayment thereof by Tenant as in the case of default by Tenant in the payment of Base Rental. All sums so paid by Landlord and all such necessary incidental expenses shall accrue simple interest at the Default Rate
from demand until payment, and Tenant shall pay to Landlord such accrued interest together with such sums and expenses.
 
	 
	 25.
 	  	 Attorney’s Fees
 	  	 If as a result of any breach or default in the performance of any of the provisions of this Lease, Landlord or Tenant, as the case may be, uses
services of any attorney in order to secure compliance with such provisions or recover damages thereof, or to terminate this Lease or evict Tenant, the defaulting party shall reimburse the other party hereto upon demand for any and all reasonable
attorney’s fees and expenses so incurred.
 
	 
	 26.
 	  	 Landlord’s
 	  	 Notwithstanding any other provision of this Lease to the contrary, in the event of any
 

 

 
 21 

  
 
	  	  	 Defaults
 	  	 default by Landlord under this Lease, Tenant’s sole and exclusive remedy shall be an action for damages (Tenant hereby waiving any right of deduction or
set off against Rental due Landlord and also waiving any right which Tenant might otherwise have to terminate this Lease), but prior to any such action Tenant will give Landlord written notice specifying such default with particularity, and Landlord
shall then have thirty (30) days in which to cure any such default; provided, however, in the event any such default cannot with reasonable diligence be cured within such thirty (30) day period, Landlord shall have such additional reasonable period
of time as is necessary to cure such default so long as Landlord commences such cure within such thirty (30) day period and shall diligently prosecute in good faith such cure to completion. Unless and until Landlord fails to so cure any default
after such notice, Tenant shall not have any remedy or cause of action by reason thereof. Notwithstanding any other language contained herein to the contrary, Landlord acknowledges and agrees that, in the event either (i) Landlord fails to commence
the repair of any element of the Premises for which it is responsible pursuant to Section 5 hereof within thirty (30) days of its receipt of notice from Tenant as to the need for such repair from Landlord or (ii) Landlord, after commencing work on
such repair, thereafter fails to diligently and continuously pursue the completion of such repair in a commercially reasonable manner, then, in either such event, Tenant shall have the right to perform the subject needed repair which was the
obligation of Landlord and charge Landlord for the reasonable out of pocket cost thereof. In relation to the foregoing, Tenant acknowledges and agrees that Tenant’s notice to Landlord shall be in writing. Further, in relation to the above,
Tenant acknowledges and agrees that in no event whatsoever shall it have any right of setoff or deduction against Rental due hereunder by virtue of having made repairs pursuant to its rights contained within this Section 26.
 
	 
	 27.
 	  	 Eminent Domain
 	  	 If all or part of the Premises shall be taken as a result of the exercise of the power of this Lease shall terminate as to the part so taken as of the date
of taking, and, in the case of a partial taking, either Landlord or Tenant shall have the right to terminate this Lease as to the balance of the Premises by written notice to the other within thirty (30) days after such date; provided, however, that
a condition to the exercise by Tenant of such right to terminate shall be that the portion of the Premises taken shall be of such extent and nature as substantially to handicap, impede or impair Tenant’s use of the balance of the Premises. In
the event of any taking, Landlord shall be entitled to any and all compensation, damages, income, rent, awards, or any interest therein whatsoever which may be paid or made in connection therewith, and Tenant shall have no claim against Landlord for
the value of any unexpired term of this Lease or otherwise. The foregoing notwithstanding, nothing in this paragraph shall be construed as precluding Tenant from seeking on its own behalf and expense a separate award for its interruption of business
operations, relocation and moving expense, as well as any tenant alterations, additions or improvements paid for directly by Tenant. In the event of a partial taking of the Premises which does not result in a termination of this Lease, the monthly
Base Rental and Additional Rental thereafter to be paid shall be equitably reduced.
 
	 
	 28.
 	  	 Subordination
 	  	 28.01 Except as provided in subparagraph 28.03 below, and provided Landlord first obtains from Landlord’s Mortgage or Landlord’s Ground
Lessor, as applicable, (as hereinafter defined), an agreement, in writing, providing that, for so long as Tenant is not in default under this Lease, beyond any applicable notice and cure period, Landlord’s Mortgage shall not disturb
Tenant’s use and occupancy of the Premises, this Lease shall be subject and subordinate at all times to (i) any and all ground or underlying leases which are now or may hereafter be in effect regarding the Building or any part thereof
(collectively or singularly, “Landlord Ground Lease”), and (ii) the lien or security title or interest of any and all mortgage and deeds to secure debt in any amount or amounts whatsoever now or hereafter placed on or against the Building
or any part thereof or on or against Landlord’s interest or estate therein or on or against any or all such ground or underlying leases (collectively or singularly, “Landlord’s Mortgage”), all without the necessity of having
further instruments executed on the part of Tenant of effectuate such subordination.
 

 

 
 22 

  
 
	  	  	  	  	 28.02 While subparagraph 28.01 above is self-operative, and no further instrument of subordination shall be necessary, Tenant shall, in confirmation
of such subordination, upon demand, at any time or times, execute, acknowledge and deliver to Landlord or a holder of Landlord’s Mortgage (“Landlord’s Mortgagee”) or the lessor under Landlord’s Ground Lease
(“Landlord’s Ground Lessor”), as applicable, any and all instruments requested by either of them to evidence such subordination, including a Subordination, Non-Disturbance and Attornment Agreement, a copy of which is in Exhibit
“D” attached hereto and made a part hereof by this reference.
 
	 
	  	  	  	  	 28.03 Tenant shall, upon demand, at any time or times, execute, acknowledge and deliver to Landlord or Landlord’s Mortgagee or Landlord’s
Ground Lessor, as applicable, without expense, any and all instruments that may be necessary to make this Lease superior to the lien or security title or interest of Landlord’s Mortgage or to the estate of the Landlord’s Ground
Lease.
 
	 
	  	  	  	  	 28.04 If Landlord’s Mortgagee or Landlord’s Ground Lessor, as applicable, shall hereafter succeed to the right of Landlord under this Lease,
Tenant shall, at the option of such holder or lessor, attorn to and recognize such successor as Tenant’s landlord under this Lease and shall promptly execute and deliver any instrument that may be necessary to evidence such attornment. Upon
such attornment, this Lease shall continue in full force and effect as a direct lease between each successor Landlord and Tenant, subject to all of the terms, covenants and conditions of this Lease.
 
	 
	 29.
 	  	 No Merger
 	  	 The voluntary or other surrender of this Lease by Tenant, or a mutual cancellation hereof or a termination by Landlord pursuant to the terms of this Lease,
shall not work a merger, and shall, at the option of Landlord, terminate all or any existing subleases or subtenancies, or may, at the option of Landlord, operate as an assignment to it of any or all such subleases or subtenancies.

	 
	 30.
 	  	 Sale
 	  	 In the event the original Landlord hereunder, or any successor owner of the Building, shall sell or convey the Building, all liabilities and obligations on
the part of the original Landlord, or such successor owner, under this Lease accruing thereafter shall terminate, and thereupon all such liabilities and obligations shall be binding upon the new owner. Tenant agrees to attorn to such new
owner.
 
	 
	 31.
 	  	 Estoppel Certificate
 	  	 At any time and from time to time designated by Landlord (but on not less than ten (10) days prior written request by Landlord), Tenant will execute,
acknowledge and deliver to Landlord, promptly upon request, a certificate certifying (a) that this Lease is unmodified and in full force and effect (or, if there have been modifications, that this Lease is in full force and effect, as modified, and
stating the date and nature of each modification), (b) the date, if any, to which Rental and other sums payable hereunder have been paid, (c) that no notice has been received by Tenant of any default which has not been cured, except as to defaults
specified in said certificate, and (d) such other matters as may be requested by Landlord. Any such certificate may be relied upon by any existing or prospective purchaser, investor, ground lessor, mortgagee or holder of any deed to secure debt on
the Building or any part thereof.
 
	 
	 32.
 	  	 No Light Air or
 View Easement
 	  	 No easement of light, air or view is granted by Landlord hereunder, and any diminution or shutting off of light, air or view by any building or other
structure shall in no way affect this Lease or impose any liability on Landlord.
 
	 
	 33.
 	  	 Holding Over
 	  	 If Tenant remains in possession after expiration of this Lease, with Landlord’s acquiescence and without any distinct written agreement between Landlord
and Tenant, this Lease shall become a month-to-month periodic tenancy, and there shall be no renewal of this Lease by operation of law. Such periodic tenancy may be terminated by thirty (30) days written notice by either party to this Lease to the
other party and such termination shall be effective
 

 

 
 23 

  
 
	  	  	  	  	 as of the last day of the calendar month during which said notice period ends. During the period of any such holding over, all provisions of this Lease shall
be and remain in effect except that the monthly Base Rental shall be one hundred fifty percent (150%) of the Base Rental payable for the last calendar month of the term of this Lease, including any renewals or extensions. The inclusion of the
preceding sentence in this Lease shall not be construed as Landlord’s consent for Tenant to hold over. If Tenant remains in possession after expiration of the term of this Lease, without Landlord’s acquiescence or consent, Tenant shall
become a Tenant-at-sufferance subject to eviction without notice. This Paragraph 33 will survive the termination of this Lease, by lapse of time or otherwise.
 
	 
	 34.
 	  	 Abandonment
 	  	 If Tenant shall abandon or surrender the Premises, or be dispossessed by process of law or otherwise, then, subject to the rights of any lender to Tenant to
whom Landlord has provided a Lien Subordination Agreement, any personal property belonging to Tenant and left on the Premises shall be deemed to be abandoned, at the option of Landlord.
 
	 
	 35.
 	  	 Security
 Deposit
 	  	 35.01 Tenant has deposited with Landlord the sum specified in the Basic Lease Information (the “Security Deposit”). The Security Deposit
shall be held by Landlord as security for the faithful performance by Tenant of all of the provisions of this Lease to be performed or observed by Tenant. If Tenant fails to pay Rental or other charges due hereunder, or otherwise defaults with
respect to any provision of this Lease, Landlord may use, apply or retain all or any portion of the Security Deposit for the payment of any Rental or other charge in default or for the payment of any other sum to which Landlord may become obligated
by reason of Tenant’s default, or to compensate Landlord for any loss or damage which Landlord may suffer thereby. Such use, application or retention of the Security Deposit shall not prohibit or limit Landlord’s exercise of any other
remedies Landlord may have for Tenant’s default. If Landlord so uses, applies or retains all or any portion of the Security Deposit, Tenant shall within ten (10) days after demand therefor deposit cash with Landlord in an amount sufficient to
restore the Security Deposit to the full amount thereof and Tenant’s failure to do so shall be an Event of Default. Landlord shall not be required to keep the Security Deposit separate from its general accounts. If Tenant performs all of
Tenant’s obligations hereunder, the Security Deposit, or so much thereof as has not theretofore been applied by Landlord, shall be returned, without payment of interest or other increment for its use, to Tenant (or, at Landlord’s option,
to the last assignee, if any, of Tenant’s interest hereunder) upon the later to occur of (i) the Expiration Date or (ii) the date on which Tenant has performed all of Tenant’s obligations under this Lease including, without limitation, any
remaining obligations of Tenant to pay the adjustment of Additional Rent for the final calendar year of the term of this Lease pursuant to subparagraph 3.02(d) hereinabove. No trust relationship is created herein between Landlord and Tenant with
respect to the Security Deposit.
 
	 
	  	  	  	  	 35.02 In the event of a sale or transfer of Landlord’s interest in the Premises or the Building or a lease by Landlord of the Building, Landlord
shall have the right to transfer the within described Security Deposit to the purchaser or lessee, as the case may be, and Landlord shall be relieved of all liability to Tenant for the return of such Security Deposit. The Tenant shall look solely to
the new owner or lessor for the return of said Security Deposit. The Security Deposit shall not be mortgaged, assigned or encumbered by Tenant. In the event of a permitted assignment or subletting under this Lease by Tenant, the Security Deposit
shall be held by Landlord as a deposit made by the permitted assignee or subtenant and the Landlord shall have no further liability with respect to the return of said Security Deposit to the original Tenant.
 
	 
	 36.
 	  	 Waiver
 	  	 The waiver by Landlord of any agreement, condition or provision herein contained shall not be deemed to be a waiver of any subsequent breach of the same or
any other agreement, condition or provision herein contained, nor shall any custom or practice which may grow up between the parties in the administration of the terms hereof be construed to waive or to lessen the right of Landlord to insist upon
the performance by Tenant in strict accordance
 

 

 
 24 

  
 
	  	  	  	  	 with said terms. The subsequent acceptance of Rental hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any
agreement, condition or provision of this Lease, other than the failure of Tenant to pay the particular increment of Rental so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such Rental.
Landlord may accept a partial payment of Rental or other sums due hereunder without such constituting an accord and satisfaction and without prejudice to Landlord’s right to demand the balance of such Rental or other sum notwithstanding any
notation on a check or letter accompanying such partial payment, unless Landlord expressly waives its right to such balance in writing.
 
	 
	 37.
 	  	 Notices
 	  	  	  	 Except as might otherwise be specifically provided for herein to the contrary, whenever any notice, demand or request is required or permitted hereunder,
such notice, demand or request shall be in writing and either hand delivered, delivered by reputable courier service, or sent certified United States Mail, return receipt requested, postage prepaid and addressed as follows: to Tenant at the
applicable address specified in the Basic Lease Information, or to such other place as Tenant may from time to time designate in a notice to Landlord; to Landlord at the address specified in the Basic Lease Information, or to such other place as
Landlord may from time to time designate in a notice to Tenant; or, in the case of Tenant, delivered to Tenant at the Premises. Any notice, demand or request which shall be served upon either of the parties in manner aforesaid shall be deemed
sufficiently given and received for all purposes hereunder (i) at the time such notices, demands or requests are hand delivered, or delivered by reputable courier service or (ii) upon the date received or refused after the mailing of such notices,
demands or requests via certified United States Mail, in accordance with the preceding portion of this paragraph. Tenant hereby appoints as an agent of Tenant to receive the service of all dispossessory or distraint proceedings and notices
thereunder the person in charge of or occupying the Premises at the time, and, if no person shall be in charge of or occupying the same, then such service may be made by attaching the same on the main entrance of the Premises.
 
	 
	 38.
 	  	 Complete
 Agreement
 	  	  	  	 There are no oral agreements between Landlord and Tenant affecting this Lease, and this this Lease supersedes and cancels any and all previous negotiations,
arrangements, brochures, agreements and understandings, if any, between Landlord and Tenant or displayed by Landlord to Tenant with respect to the subject matter of this Lease. There are no representations between Landlord and Tenant other than
those contained in this Lease, and any reliance with respect to any representations is solely upon the representations set forth in this Lease. Any modifications or amendments to this Lease in order to be effective must be in writing and signed by
the party to be charged.
 
	 
	 39.
 	  	 Corporate
 Agreement
 	  	  	  	 If Tenant signs as a corporation, each person executing this Lease on behalf of Tenant does hereby covenant and warrant that Tenant is a duly authorized and
existing corporation, that Tenant has and is qualified to do business in Georgia, that the corporation has full right and authority to enter into this Lease, and that each person signing on behalf of the corporation were authorized to do
so.
 
	 
	 40.
 	  	 Landlord
 Liability
 	  	  	  	 Landlord shall not be liable to Tenant or Tenant’s employees, agents, patrons or visitors, or to any other person whomsoever, for any injury to person
or damage to property on or about Premises, resulting from and/or caused in part or whole by the buildings and improvements located on Premises becoming out of repair, or caused by leaking of gas, oil, water or steam or by electricity emanating from
Premises, and Tenant hereby covenants and agrees that it will at all times indemnify and hold safe and harmless the property, the Landlord (including without limitation the trustee and beneficiaries if Landlord is a trust). Landlord’s agents
and employees from any loss, liability, claims, suits, costs, expenses, including without limitation attorney’s fees and damages, both real and alleged, arising out of any such damage or injury; except injury to persons or damage to property
the sole cause of which is the negligence of Landlord or the failure of Landlord to repair any part of
 

 

 
 25 

  
 
	  
	 
	  	  	  	  	 Premises which Landlord is obligated to repair and maintain hereunder within a reasonable time after the receipt of written notice from Tenant of
needed repairs.
 
	 
	 41.
 	  	 Quiet
 Enjoyment
 	  	 Landlord hereby covenants and agrees that if Tenant shall perform all of the covenants and agreements herein stipulated to be performed on
Tenant’s part, subject to the provisions of Paragraph 28 hereof, Tenant shall at all times during the continuance hereof have the peaceable and quiet enjoyment and possession of the Premises, but always subject to the terms hereto, and
restrictions, easements and other matters of public record affecting or otherwise encumbering the Building.
 
	 
	 42.
 	  	 Force Majeure
 	  	 Notwithstanding any other provision of this Lease, when a period of time is herein prescribed of any action to be taken by either party, such
party shall not be liable or responsible for, and there shall be excluded from the computation for any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, laws, regulations or restrictions or any
other causes of any other kind whatsoever which are beyond the reasonable control of such party; provided, however, in no event shall such acts, events or causes act to excuse any delay in the payment of sums of money due hereunder.

	 
	 43.
 	  	 Certain Rights Reserved to Landlord
 	  	 Landlord reserves and may exercise the following rights without affecting Tenant’s obligations hereunder:
 
	 
	  	  	  	  	 (a)
 	  	 to change the name, street address, or suite numbers of the Building;
 
	  	  	  	  	 (b)
 	  	 to install or maintain a sign or signs on the exterior of the Building;
 
	  	  	  	  	 (c)
 	  	 to designate all sources furnishing sign painting and lettering used on the Premises;
 
	  	  	  	  	 (d)
 	  	 to retain at all times pass keys to the Premises;
 
	  	  	  	  	 (e)
 	  	 to take any and all measures, including inspections, repairs, alterations, decorations, additions and improvements to the Premises or the Building, and
identification and admittance procedures for access to the Building as may be necessary or desirable for the safety, protection, preservation or security of the Premises of the Building or the Landlord’s interests or as may be necessary or
desirable in the operation of the Building;
 
	  	  	  	  	 (f)
 	  	 to change, alter or modify the Common Areas.
 
	  	  	  	  	 (g)
 	  	 to establish designated parking areas for one or more of the tenants of the Building.
 
	 
	  	  	  	  	 The Landlord may enter upon the Premises and may exercise any or all of the foregoing rights hereby reserved without the same being construed as
a forcible or unlawful entry into, or detainer of, the Premises and without being deemed guilty of an eviction, actual or constructive, or without being deemed guilty of disturbance of the Tenant’s use or possession and without being liable in
any manner to Tenant and without abatement of rent or affecting any of Tenant’s obligations hereunder.
 
	 
	 44.
 	  	 Bankruptcy
 Matters
 	  	 (a)
 	  	 Notwithstanding anything in this Lease to the contrary, all amounts payable by Tenant to or on behalf of Landlord under this lease, whether or not expressly
denominated as Rental, shall constitute rent for the purposes of the Bankruptcy Code, 11 U.S.C. §502(b)(7).
 
	  	  	  	  	 (b)
 	  	 This is a contract under which applicable law excuses Landlord from accepting performance from (or rendering performance to) any person or entity other than
Tenant within the meaning of the Bankruptcy Code, 11 U.S.C. §365(c), 365(e)(2).
 
	  	  	  	  	 (c)
 	  	 If this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other considerations payable or
otherwise to be delivered in connection with such assignment shall be paid or delivered to Landlord, shall be and remain the exclusive property of Landlord and shall not constitute property of Tenant or of the estate of Tenant within the meaning of
the Bankruptcy Code. Any and all monies or other considerations constituting Landlord’s property under the preceding sentence not paid or delivered to Landlord shall be held in trust for the benefit of Landlord and be promptly paid or delivered
to Landlord.
 

 

 
 26 

  
 
	  	  	  	  	 (d)
 	 	 Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code, shall be deemed, without further act or deed, to have
assumed all of the obligations arising under this Lease on and after the date of such assignment. Any such assignee shall, upon demand, execute and deliver to Landlord an instrument confirming such assumption.
 
	 
	 45.
 	  	 Americans With Disabilities Act
 	  	 Notwithstanding any other provisions contained herein to the contrary, Landlord will be responsible for complying with all requirements relating
to new construction and alterations to the public accommodations and commercial facilities as described by and defined in Title III of the Americans with Disabilities Act of 1990 and regulations promulgated thereunder (the “ADA”) for the
Tenant’s Premises; provided, however, Landlord shall not be responsible for complying with such provisions of the ADA if compliance is exempt under the ADA, including, without limitations, if the cost and scope of the alterations necessary to
comply with the ADA are disproportionate to the cost and scope of the overall alterations (as defined in the ADA) which are otherwise anticipated to be constructed within the Premises upon their initial occupancy by Tenant. In addition, Landlord
shall remove architectural and other barriers in the Premises and common areas of the Building provided such removal is readily achievable (as defined by the ADA and determined in Landlord’s sole judgement) and only to the extent required, and
in the order of priority prescribed, by Title III of the ADA. In no event shall Landlord be responsible for, and Tenant hereby agrees to bear the responsibility, cost and expense of (a) providing auxiliary aids and services to accommodate specific
needs for a disabled employee, licensee or invitee of Tenant unless such aid, service or accommodation is exempt pursuant to the ADA or Tenant has notified Landlord in writing of the necessity for such aid or service and Landlord and Tenant have
mutually agreed in such aid or service; (b) complying with the provisions of Title I of the ADA relating to the hiring of employees and all other terms, conditions and privileges of employment; and (c) complying with Title III of the ADA with
respect to any requirement arising out of a specific need of which Tenant was aware and with respect to which Tenant failed to provide notice to Landlord as required under this paragraph.
 
	 
	  	  	  	  	 Tenant further agrees that (1) in the event it provides any plans and specifications for tenant improvements or alterations to the Premises, such
plans and specifications shall conform to all applicable requirements of the ADA, shall otherwise be in accordance with the agreements contained in this paragraph, and Landlord’s review of such plans shall not constitute a warranty that the
plans comply with the ADA; (2) it shall notify Landlord of any particular requirements it may have to enable Landlord to meet its obligations of this paragraph; and (3) it shall bear sole responsibility for complying with the ADA as it may relate to
Tenant’s furniture, fixtures and equipment.
 
	 
	  	  	  	  	 Landlord and Tenant promise to reimburse and indemnify each other for any expenses incurred because of the failure to conform with ADA as the
parties hereto have agreed in this paragraph, including the cost of making any alterations, renovations or accommodations required by the ADA, or any governmental enforcement agency, or any court, any and all fines, civil penalties, and damages
awarded resulting from a violation of the ADA and regulations, and all reasonable legal expenses incurred in defending claims made under the ADA, including reasonable attorney’s fees.
 
	 
	 46.
 	  	 Miscellaneous
 	  	 The words “Landlord” and “Tenant” as used herein shall include the plural as well as the singular. If there be more than one
Tenant, the obligations hereunder imposed upon Tenant shall be joint and several. This Lease grants Tenant the right to possess and enjoy the use of the Premises subject to the terms and provisions of this Lease; no estate is conveyed by this Lease
and Tenant has only a usufruct not subject to levy and sale. Nothing in this Lease is deemed to make or imply that Landlord and Tenant are partners or joint venturers. Time is of the essence of this Lease and each and all of its provisions.
Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or
 

 
  

 
 27 

  
 
	  	  	  	  	 option for lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. Landlord’s obligations and
liability with respect to this Lease shall be limited solely to Landlord’s interest in the Building, as such interest is constituted from time to time, and neither Landlord nor any officer, director, shareholder nor partner of Landlord shall
have any personal liability whatsoever with respect to this Lease. A condition precedent to Landlord’s obligations under this Lease is the approval of this Lease by all lenders holding a deed to secure debt and security agreement and related
loan documents affecting or imposing a lien or security title on the Building. The agreements, conditions and provisions herein contained shall, subject to the provisions as to assignment, apply to and bind the heirs, executors, administrators,
successors and assigns of the parties hereto. Tenant shall not, without the prior written consent of Landlord, record this Lease or a short-form memorandum hereof in any public records. Tenant shall not, without the prior written consent of
Landlord, use the Building name for any purpose other than as the address of the business to be conducted by Tenant in the Premises. If any provision of this Lease shall be determined to be illegal or unenforceable, such determination shall not
affect any other provision of this Lease and all such other provisions shall remain in full force and effect. The captions, headings and table of contents contained in this Lease are for convenience only and do not in any way limit, amplify or
modify the terms and provisions of this Lease. This Lease shall be a contract between Landlord and Tenant and shall be governed by and construed pursuant to the laws of the State of Georgia. The parties acknowledge that each party and its counsel
have reviewed and approved this Lease and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any amendments or exhibits
hereto.
 
	 
	 47.
 	  	 Broker Representation
 	  	 Tenant represents that it has neither consulted with nor retained a broker in connection with the negotiation of this Lease, except for Tenant’s Broker
(as identified in the Basic Lease Information), and Landlord acknowledges that Tenant’s Broker represents Tenant and not Landlord. Landlord represents and warrants that it has neither consulted with nor retained any broker in connection with
the negotiation of this Lease, except for Oakmont Industrial Group, LLC, and Tenant acknowledges that Oakmont Industrial Group represents Landlord and not Tenant. Landlord agrees that both Tenant’s Broker and Oakmont Industrial Group, LLC shall
be compensated for their services in connection herewith by Landlord, pursuant to separate commission agreements between Landlord and said brokers.
 
	 
	 48.
 	  	 Financial Reports
 	  	 If requested by Landlord in writing, on or before the expiration of 120 days after the end of each calendar year (or part year) during the Term, Tenant shall
deliver to Landlord (a) an income statement and statement of changes in financial position, both with respect to such calendar year then ending, for the Tenant and each guarantor of this Lease, and (b) a balance sheet as of December 31 of such
calendar year for the Tenant and each guarantor of this Lease. All such financial statements shall be in form and substance, and contain such detail, as is satisfactory to Landlord in its reasonable discretion and shall be certified by a duly
authorized officer of Tenant as being true and correct. Also, such financial statements shall be prepared in accordance with generally accepted accounting principles applied on a consistent basis. Furthermore, in the event audited financial
statements are available, Tenant shall provide copies of all such audited financial statements. Notwithstanding the foregoing, Landlord acknowledges and agrees that it shall not require the above financial information so long as Tenant remains a
public corporation and financial information related thereto is readily available to the general public.
 
	 
	 49.
 	  	 Exhibits; Additional Provisions
 	  	 The Basic Lease Information and the exhibits and addendum, if any, specified in the Basic Lease Information are attached to this Lease and by this reference
made a part hereof. Additional provisions, if any, are set forth on Exhibit “E” attached hereto and by this reference made a part hereof. To the extent of any conflict between such additional provisions and the balance of
this Lease, such additional provisions shall control.
 

 

 
 28 

  
 IN WITNESS WHEREOF, the parties have executed this Lease under seal as of the
date first above stated. 
  
 
	  	 	  	 	 LANDLORD:
 
	 
	  	 	  	 	 OAKMONT INDUSTRIAL GROUP I, L.P., a Georgia Limited Partnership
 
	 
	  	 	  	 	 By:
 	 	 Oakmont Industrial Group, LLC, a Georgia limited liability company, its general partner
 
	 
	  	 	  	 	  	 	 By:
 	 	 /s/ [ILLEGIBLE]        
 

	 
	  	 	  	 	  	 	 Title:
 	 	 Exec. VP        
 

	 
	  	 	  	 	  	 	  	 	 [SEAL]
 

 
  
 [SIGNATURES CONTINUE ON NEXT PAGE] 

 
 29 

  
 
	 TENANT:
  
 
	 GARDEN FRESH RESTAURANT CORP., a Delaware corporation
  
 
	 
	 By:
 	 	 /s/ [ILLEGIBLE]        
 

	 
	 Title:
 	 	 C.E.O President        
 

	 
	 Attest:
 
	 
	 By:
 	 	 /s/ [ILLEGIBLE]        
 

	 
	 Its:
 	 	 CFO Secretary        
 

	 
	 [SEAL]
  
 [SEAL OF GARDEN FRESH
 RESTAURANT CORP.]
 

 

 
 30 

  
 EXHIBIT A 
  
 [BUILDING PLAN TO COME] 

 
 31 

  
 EXHIBIT “B” 
  

MEMORANDUM OF COMMENCEMENT OF RENTAL 
  
 This Memorandum is made and entered into this              day of
                    , 200  , by and between OAKMONT INDUSTRIAL GROUP I, L.P., a Georgia limited partnership
(“Landlord”) and GARDEN FRESH RESTAURANT CORP., a Delaware corporation (“Tenant”). 
  
 WHEREAS,
Landlord and Tenant entered into that certain Lease Agreement (the “Lease”) dated                         ,
200  , with respect to certain premises known as 1325 Chastain Road, Suite 300, Kennesaw, Georgia 30144, as such Premises are more particularly described in the Lease. 
  

NOW, THEREFORE, for and in consideration of the Premises and the mutual covenants expressed in the Lease, it is hereby agreed by Landlord and Tenant as follows:

  
 1.     Pursuant to the terms of Paragraph 2 of the Lease, the Premises have been delivered to
Tenant and the Base Rental and Additional Rental (as such terms are defined in the Lease) commenced on                     ,
200  . 
  
 2.     This Memorandum shall not be deemed or construed to alter or
amend the Lease in any other manner. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have caused their duly authorized
officers or partners to execute this Memorandum the day and year first above written. 
  
 
	  	 	  	 	 Tenant:
 
	 
	  	 	  	 	 GARDEN FRESH RESTAURANT CORP., a Delaware corporation
 
	 
	  	 	  	 	 By:
 	 	  
 

 
	 
	  	 	  	 	 Title:
 	 	  
 

 
	 
	  	 	  	 	 Attest:
 
	 
	  	 	  	 	 By:
 	 	  
 

 
	 
	  	 	  	 	 Title:
 	 	  
 

 
	 
	  	 	  	 	  	 	  	 	 [CORPORATE SEAL]
 
	 
	  	 	  	 	 Landlord:
 
	 
	  	 	  	 	 OAKMONT INDUSTRIAL GROUP I, L.P., a Georgia Limited Partnership
 
	 
	  	 	  	 	 By:
 	 	 Oakmont Industrial Group, LLC, a Georgia limited liability company, its general partner
 
	 
	  	 	  	 	  	 	 By:
 	 	  
 

	 
	  	 	  	 	  	 	 Title:
 	 	  
 

	 
	  	 	  	 	  	 	  	 	 [SEAL]
 

 

 
 B-1 

  
 EXHIBIT “C” 
  

RULES AND REGULATIONS 
  
 These Rules and Regulations have
been adopted by Oakmont Industrial Group I, L.P. (“Landlord”) for the mutual benefit and protection of all the tenants of Buildings in order to insure the safety, care and cleanliness of the Building and the preservation of order therein.

  

	1.
	 
	Sidewalks, halls, passages, exits, entrances, driveways, parking areas and loading dock access areas or other common areas shall not be obstructed by tenants or
used by them for any purpose other than for ingress and egress from their respective premises. The halls, passages, exits, entrances, stairways or other common areas are not for the use of the general public and Landlord shall in all cases retain
the right to control and prevent access thereto by all persons whose presence, in the reasonable judgement of Landlord, shall be prejudicial to the safety, character, reputation and interests of the Building and its tenants, provided that nothing
herein contained shall be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course of such tenant’s business unless such persons are engaged in illegal activities. No tenant, and no employees or
invitees of any tenant, shall go upon the roof of the Building, except as authorized by Landlord. 
 

  

	2.
	 
	No sign, placard, picture, name, advertisement or notice, visible from the exterior of one’s premises shall be inscribed, painted, affixed, installed or
otherwise displayed by any tenant either on its premises or any part of the Building without the prior written consent of Landlord, such consent to be given or withheld in Landlord’s sole and absolute discretion, and Landlord shall have the
right to remove any such sign, placard, picture, name, advertisement, or notice without notice to and at the sole expense of the tenant. Any expense incurred by Landlord may, at Landlord’s sole option, be treated as Rental under this Lease.

 

  

	3.
	 
	Windows facing the Building exterior shall at all times be wholly clear and uncovered (except for such blinds or curtains or other window coverings as Landlord
may provide or otherwise approve in writing) so that full unobstructed view of the interior of the Premises may be had from outside the Building. In relation to the foregoing, Landlord acknowledges and agrees that each tenant shall have the absolute
right to close blinds within their respective premises at such times as they so elect. No tenant shall store any of its merchandise or inventory against the glass windows resulting in obstruction of the view of the interior of the Premises.

 

  

	4.
	 
	No additional locks, other than Landlord approved entry systems, shall be placed on the doors of any tenant’s premises nor shall any existing locks be
changed unless Landlord is immediately furnished with two (2) keys thereto. Landlord will, without charge, furnish each tenant with two (2) keys for each lock on the entrance doors when such tenant assumes possession, with the understanding that, at
the termination or expiration of the term of the Lease, the keys shall be returned. If a tenant requires telegraphic, telephonic, electronic burglar alarm or similar devices, it shall first obtain and comply with Landlord’s instructions for
their installation. 
 

  

	5.
	 
	In no event shall any tenant store any articles or other items outside of the exterior walls of the Building, unless such storage has been pre-approved in
writing by Landlord. 
 

  

	6.
	 
	No tenant shall cause any unnecessary labor by reason of such tenant’s carelessness or indifference in the preservation of good order and cleanliness of
the premises. Landlord shall in no way be responsible to any tenant for any loss of property or effects on the premises, however occurring, except by intentional act of Landlord, its agents or employees, or for any damage done to the property or
effects of any tenant by the janitor or any other employee or any other person. 
 

  

	7.
	 
	Each tenant shall store all its trash and garbage within the interior of its premises. Notwithstanding the foregoing, Landlord acknowledges and agrees that
Tenant shall have the right to locate a dumpster for the storage of trash and garbage therein in such location as is shown on Exhibit “E-1” attached hereto. No material shall be placed in the trash boxes or receptacles if such material is
of such a nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the 
 

 
 C-1 

	 	
city without violation of any law or ordinance governing such disposal. All trash, garbage and refuse disposal shall be made only through entryways and dock doors provided for such purposes.

 

  

	8.
	 
	No animals, including without limitation, pets (other than trained seeing-eye dogs required to be used by the visually impaired) shall be brought into the
Premises. 
 

  

	9.
	 
	Each tenant shall comply with all energy conservation, safety, fire protection and evacuation procedures and regulations established by Landlord or any
governmental agency. 
 

  

	10.
	 
	Each tenant assumes any and all responsibility for protecting its premises from theft, robbery and pilferage, which includes keeping doors locked and other
means of entry to Premises closed. 
 

  

	11.
	 
	The requirements of each tenant will be attended to only upon application at the office Landlord by an authorized representative of such tenant. Accordingly,
employees of Landlord shall not perform any work or do anything outside of their regular duties unless under special instructions to do so from Landlord. 
 

  

	12.
	 
	Each tenant shall give prompt notice to Landlord of any accidents to or defects in plumbing, electrical fixtures, or heating apparatus so that such accidents or
defects may be attended to promptly. 
 

  

	13.
	 
	Each tenant shall require all of its employees, agents and invitees to park all cars within the designated car parking areas and park all trucks within the
designated truck parking areas. 
 

  

	14.
	 
	No tenant shall hang or suspend any item from the structural steel components of the Building without having first received Landlord’s prior written
approval to do so. Notwithstanding the foregoing, Landlord acknowledges and agrees that subject to Landlord’s prior approval of Tenant’s plans and specifications therefor, which approval shall not be unreasonably withheld, Tenant shall
have the right to suspend components of its cooler/freezer system from the structural steel components of the Building in furtherance of its business operations. 
 

  

	15.
	 
	Each tenant shall be responsible for the observance of all of the foregoing Rules and Regulations by such tenant’s employees, agents, clients, customers,
invitees and guests. 
 

  

	16.
	 
	These Rules and Regulations are in addition to, and shall not be construed to in any way modify, alter or amend, in whole or in part, the terms, provisions,
covenants, obligations, agreements and conditions of any lease of premises in the Building. 
 

  

	17.
	 
	Landlord reserves the right to make such other and reasonable rules and regulations as in its reasonable judgment may from time to time be needed for safety and
security, for care and cleanliness of the Building and for the preservation of good order therein. Each tenant agrees to abide by all such Rules and Regulations hereinabove stated and any additional rules and regulations which are adopted hereafter.

 

  

	18.
	 
	Landlord acknowledges and agrees that its enforcement of the foregoing rules and regulations shall be made in a reasonable and non-discriminatory manner.
Notwithstanding the foregoing, Tenant acknowledges and agrees that in no event shall Landlord have any obligation whatsoever to monitor other tenant’s compliance with the rules and regulations, and, furthermore, in no event whatsoever shall
Landlord be required to take any action with respect to the enforcement of such rules and regulations which could (i) require the expenditure of any out-of-pocket costs, or (ii) result in any monetary loss to Landlord. 

 
 C-2 

  
 EXHIBIT “D” 
  

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
  
 THIS AGREEMENT made and entered into this              day of
                            , 200     by and between Garden Fresh
Restaurant Corp. having its principal office at 17180 Bernardo Center Drive, San Diego, California 92128 (hereinafter called “Tenant”), Oakmont Industrial Group I, L.P. (“Landlord”) whose address is 3520 Piedmont Road, Suite 365,
Atlanta, Georgia 30305 and American United Life Insurance Company whose address is
                                        
                                     (hereinafter called
“Mortgagee”). 
  
 WITNESSETH 
  
 WHEREAS, Tenant entered into an Industrial Lease Agreement dated as of the              day of
                    , 200    , with Landlord for
                             square feet of space in the building known as
                                     located in
                                        
                 (the “Property”)(the “Lease”); and 
  
 WHEREAS, Mortgagee has made a mortgage loan on the Property, secured, inter alia, by a Deed to Secure Debt (the “Security Deed”) on the Property and by an Assignment of Rents
and Leases (the “Rent Assignment”) on the Property; 
  
 NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained and in consideration of One Dollar ($1.00) by each of the parties hereto paid to the other, receipt of which is hereby acknowledged, the parties do hereby covenant and agree as follows: 
  

	1.
	 
	The Lease is and shall be subject and subordinate to the Security Deed and the Rent Assignment and to all renewals, modifications, consolidations, replacements,
increase in amount and extensions thereof. 
 

  

	2.
	 
	In the event of a foreclosure of the Security Deed, the Mortgagee will not join the Tenant in summary or foreclosure proceedings so long as the Tenant is not in
default under any of the terms, covenants or conditions of the Lease. 
 

  

	3.
	 
	In the event that the Mortgagee shall, in accordance with a foreclosure proceeding or by a deed in lieu of foreclosure, succeed to the interest of the Landlord
under the Lease, the Mortgagee agrees to be bound to the Tenant under all of the terms, covenants and conditions of the Lease, and the Tenant agrees, from and after such event, to attorn to the Mortgagee and/or purchaser at any foreclosure sale of
the Property, and Tenant further agrees to attorn to: (i) Mortgagee when in possession of the Property; (ii) a Receiver appointed in an action or proceeding to foreclose the Security Deed or otherwise; or (iii) to any other party acquiring title to
the Property by deed in lieu of foreclosure. This provision shall operate automatically without further acknowledgment or instrument of attornment. Upon any such conveyance and attornment, all rights and obligations under the Lease shall continue as
though the interest of Landlord had not terminated or such foreclosure proceedings had not been brought, and the Tenant shall have the same remedies against the purchaser at any foreclosure or otherwise (the “Successor Landlord”) for the
breach of an agreement contained in the Lease that the Tenant might have had against the Landlord if the Successor Landlord had not succeeded to the interest of the Landlord; provided, however, that the Successor Landlord shall not be: 

  

	 	(a)
	 
	liable for any act or omission of any prior landlord (including the Landlord); or 
 

  

	 	(b)
	 
	subject to any offsets or defenses which the Tenant might have against any prior landlord (including the Landlord); or 
 

 

	 	(c)
	 
	bound by any rent or additional rent which the Tenant might have paid for more than the current month to any prior landlord (including the Landlord);

 

  

	 	(d)
	 
	bound by any amendment or modification of the Lease made without its consent; 
 

  

	 	(e)
	 
	liable for any security deposits held by any prior landlord (including Landlord); 
 

 
 D-1 

  

	 	(f)
	 
	be personally liable for monetary damages arising from a breach under the Lease, the sole recourse of the Tenant against Mortgagee on account of such breach
being limited (to the extent of any judgment for monetary damages) to Mortgagee’s interest in the Property. 
 

  

	4.
	 
	Notwithstanding anything to the contrary hereinabove contained, any interest of the Tenant in an option to purchase all or any part of the Property contained in
the Lease is specifically subordinated to the rights of Mortgagee under the terms of the Security Deed and such option shall not be binding upon Mortgagee, its successors or assigns. 
 

  

	5.
	 
	Mortgagee does not intend hereby to waive or negate any covenant or agreement in the Lease, if any, which provides Landlord an option to cancel the lease
independently of any default on the part of Tenant. 
 

  

	6.
	 
	So long as the Security Deed remains outstanding and unsatisfied, Tenant will mail to Mortgagee at its place of business hereinabove set forth, a copy of all
notices permitted or required to be given to Landlord by Tenant pursuant to which the Tenant proposes to abate or reduce the rental payable under the Lease or to terminate or cancel the Lease under and pursuant to the terms and provisions of said
Lease, and that no such notices to Landlord shall be effective unless a copy of such notices is also mailed to Mortgagee. At any time before the rights of Landlord shall have been forfeited or adversely affected because of any default of Landlord,
or within the time permitted Landlord for curing any default under the Lease as therein provided (but not less than thirty (30) days from Mortgagee’s receipt of notice), Mortgagee may, but shall have no obligation to pay any taxes and
assessments, make any repairs and improvements, make any deposits or do any other act or thing required by Landlord by the terms of said Lease; and all payments so made and all things so done and performed by Mortgagee shall be as effective to
prevent the right of Landlord from being forfeited or adversely affected because of any default under said Lease as the same would have been if done and performed by Landlord. 
 

  

	7.
	 
	Wherever any notice or other communication is required or permitted hereunder, such notice or other communication shall be in writing and shall be delivered by
nationally-recognized overnight express delivery service or by U.S. certified mail, return receipt requested, postage prepaid, to the addresses set out below or at such other addresses as are specified by written notice delivered in accordance
herewith: 
 

  
 
	 LENDER:
 	  	  
 

	  	  	 

	  	  	 

	  	  	 

	 
	 With a copy to:
 	  	  
 

	  	  	 

	  	  	 

	  	  	 

	 
	 TENANT:
 	  	  
 

	  	  	 

	  	  	 

	  	  	 

	 
	 With a copy to:
 	  	  
 

	  	  	 

	  	  	 

	  	  	 

 

 
 D-2 

  

	

 
	 LANDLORD:
 	  	 Oakmont Industrial Group I, L.P.
 
	  	  	 3520 Piedmont Road
 
	  	  	 Suite 365
 
	  	  	 Atlanta, Georgia 30305
 
	  	  	 Attn: Stephen L. Nelsen
 
	 
	 With a copy to:
 	  	 Smith, Gambrell & Russell, LLP
 
	  	  	 Suite 3100, Promenade II
 
	  	  	 1230 Peachtree Street, N.E.
 
	  	  	 Atlanta, Georgia 30309-3592
 
	  	  	 Attn: Thomas A. Spillman, Esq.
 

 
  

	  
	 
	Any notice or other communication mailed as hereinabove provided shall be deemed effectively given and received (a) on the date of delivery, if delivered by
nationally-recognized overnight delivery service, or (b) upon the date received or refused after the mailing of such notices or other communications via U.S. certified mail. 
 

  

	8.
	 
	Tenant certifies that there are no defaults on the part of Tenant under the Lease and, to the best of its knowledge, no defaults on the part of Landlord under
the Lease. The Lease has not been amended and is a complete statement of the agreement of the parties thereto with respect to the leasing of the Property. The Lease is in full force and effect as of the date of this Agreement. 

  

	9.
	 
	Notwithstanding any provision of this Agreement or the Lease to the contrary, Mortgagee shall have no obligation, or incur any liability, with respect to the
initial erection and completion of the building in which Premises are or are to be located or for the completion of such premises or any improvements therein for Tenant’s use and occupancy. 
 

  

	10.
	 
	Tenant agrees that in no event shall it prepay rent due under the Lease for more than one (1) month in advance, unless and except Tenant has received prior
approval of such prepayment from Mortgagee. 
 

  
 IN WITNESS WHEREOF, the parties hereto have executed these presents the
day and year first above written. 
  
 
	 Signed, sealed and delivered
 	 	 TENANT:
 	 	 GARDEN FRESH RESTAURANT CORP.,
 a Delaware corporation
 
	 in the presence of:
 	 	  	 	  	 	  
	  	 	  	 	  	 	  	 	  
	 
	 	 By:                                  
                                        
                                        
             
 
	 Witness
 	 	 Name:                                   
                                        
                                        
       
 
	  	 	  	 	 Title:                                   
                                        
                                        
         
 
	 
	 	  	 	  	 	  
	 Notary Public
 	 	  	 	  	 	  
	  	 	  	 	  	 	  	 	  
	 My Commission Expires:
 	 	 Attest:                                   
                                        
                                        
       
 
	  	 	  	 	 Name:                                   
                                        
                                        
       
 
	 
	 	 Title                                   
                                        
                                        
          
 
	 (NOTARIAL SEAL)
 	 	  	 	  	 	  

 
  
 [SIGNATURES CONTINUED ON FOLLOWING PAGE] 

 
 D-3 

 
	  	 	  	 	  	 	  	 	  	 	  	 	  	 	  
	  	 	  	 	  	 	 LANDLORD:
 	 	 Oakmont Industrial Group I, L.P., a Georgia
 limited partnership
 
	 Signed, sealed and delivered
 	 	  	 	  	 	  	 	  	 	  
	 in the presence of:
 	 	  	 	  	 	  	 	 By:
 	 	 Oakmont Industrial Group, LLC, a
 
	  	 	  	 	  	 	  	 	  	 	  	 	 Georgia limited liability company
 
	 
	 
	 	  	 	  	 	  	 	  	 	 By:
 

	 Witness
 	 	  	 	  	 	  	 	  	 	  	 	 Name:
 

	  	 	  	 	  	 	  	 	  	 	 Title:
 

	 
	 
	 	  	 	  	 	  
	 Notary Public
 	 	  	 	  	 	  
	 
	 My Commission Expires:
 	 	  	 	  	 	  
	 
	 
	 	  	 	  	 	  
	 
	 (NOTARIAL SEAL)
 	 	  	 	  	 	  
	 
	  	 	  	 	  	 	 MORTGAGE:
 
	 Signed, sealed and delivered
 in the
presence of:
 	 	  
	 
	 
	 	  	 	  	 	 By:
 

	 Witness
 	 	  	 	  	 	 Name:
 

	  	 	  	 	  	 	 Title:
 

	 
	 
	 	  	 	  	 	  	 	  
	 Notary Public
 	 	  	 	  	 	  	 	  
	 
	 My Commission Expires:
 	 	  	 	  	 	  	 	  
	 
	 
	 	  	 	  	 	  	 	  
	 
	 (NOTARIAL SEAL)
 	 	  	 	  	 	  	 	  

 

 
 D-4 

  
 EXHIBIT “E” 
  

ADDITIONAL PROVISIONS 
  

	1.
	 
	Base Rental: The per annum per square foot Base Rental rate for the first lease year shall be $3.50. The Base Rental for the second lease year shall be
an amount equal to the Base Rental for the first lease year increased in an amount equal to the lesser of (i) three percent (3%), or (ii) two hundred percent (200%) of the increase in the Price Index, as hereinafter defined, for the last month of
the first lease year over said Price Index for the first month of the first lease year. Thereafter, on each anniversary of the Commencement Date (including anniversaries thereof falling within any Renewal Option term(s)), Base Rental for each
successive lease year shall be in an amount equal to the Base Rental of the preceding lease year increased by the lesser of (i) three percent (3%), or (ii) two hundred percent (200%) of the increase in the Price Index for the last month of the then
preceding lease year increased over the Price Index for the first month of said preceding lease year. For the purposes hereof, “Price Index” shall mean the “Consumer Price Index” published by the Bureau of Labor Statistics of the
U.S. Department of Labor for All Urban Consumers (Base Year 1982 – 1984 = 100) – United States Average. In the event the Price Index (or a successor or substitute index) is not available, a reliable governmental or other non-partisan
publication evaluating the information theretofore used in determining the Price Index shall be used. In relation to the above, if the Price Index published during the calendar month immediately preceding the commencement of the applicable lease
year for which Base Rental is being adjusted is the same as or is less than the Price Index published in a month to which it is being compared, then there shall be no adjustment to the Base Rental for the subject lease year (i.e., Base Rental
will not be decreased as a result of decreases in the Price Index). 
 

  

	2.
	 
	Renewal Option: Provided that Tenant is not then in uncured default under this Lease, Tenant shall have the option to renew this Lease as to the entire
Premises for two (2) successive five (5) year terms each of such terms commencing upon the expiration of the preceding term hereof (the “Renewal Options”). Tenant shall exercise each Renewal Option by giving Landlord one-hundred eighty
(180) days advance written notice of such election prior to the expiration of the then current term. If Tenant fails to give timely notice of its election to exercise a Renewal Option, the subject Renewal Option, as well as the remaining Renewal
Options of Tenant shall lapse unexercised. The Base Rental rates applicable during each year of each Renewal Option term (including the initial year of each such Renewal Option term) shall be subject to annual increases as provided for in Section 1
above. 
 

  

	3.
	 
	Representation and Warranty of Ownership. Landlord covenants and warrants that, as of the date hereof, Landlord is the owner of the Building.

 

  

	4.
	 
	Limited Right to Mark Parking Area. Landlord acknowledges and agrees that Tenant shall have the right to mark those certain parking spaces lying and
being within that area identified as the “Tenant Parking Area” in Exhibit “E-l” attached hereto, as being for Tenant’s exclusive use. In relation to the foregoing, Tenant acknowledges and agrees that Landlord shall have no
obligation whatsoever to monitor or enforce Tenant’s parking rights with respect to the subject marked parking spots and, the use thereof by other Building tenants and their guests shall not give rise to any rights whatsoever in favor of Tenant
against Landlord. 
 

 
 E-1 

 EXHIBIT “E-1” 
  
 [BUILDING PLAN FOR HERE] 

  
 EXHIBIT “F” 
  

INITIAL IMPROVEMENT OF PREMISES 
  
 The initial improvement
of the Premises Shell (as defined herein) shall be conducted in accordance with the following provisions: 
  
 A. TENANT
IMPROVEMENTS 
  

	1.
	 
	DEFINITIONS: For the purposes of this Exhibit and the Lease, the following defined terms shall have the meanings ascribed thereto in this Paragraph:

 

  

	 	(a)
	 
	“Approved Plans and Specifications” shall mean the plans and specifications of the Tenant Improvements prepared by the Space Designer and approved by
Landlord in writing. After approval, the Approved Plans and Specifications from time to time may be amended by Change Orders and the term Approved Plans and Specifications shall mean and include all Change Orders to date. 

  

	 	(b)
	 
	“Change Orders” shall mean any written change or modification to the Approved Plans and Specifications which has been approved by Landlord and Tenant
in writing as herein specified. 
 

  

	 	(c)
	 
	“Intentionally Omitted.” 
 

  

	 	(d)
	 
	“Contract Price” shall mean the amount payable to the Tenant Improvement Contractor under the Tenant Improvement Construction Contract for the
installation of Tenant Improvements, which Contract Price shall be subject to adjustment from time to time as the result of Change Orders. 
 

  

	 	(e)
	 
	“Intentionally Omitted.” 
 

  

	 	(f)
	 
	“Premises Shell” shall mean the as-is condition of the building contained within the Premises prior to installation of any Tenant Improvements.

 

  

	 	(g)
	 
	“Space Designer” shall mean the design firm employed by Tenant to prepare the plans and specifications for the Tenant Improvements. Tenant’s
selection of the Space Designer shall be subject to the prior written approval of Landlord. 
 

  

	 	(h)
	 
	“Intentionally Omitted.” 
 

  

	 	(i)
	 
	“Tenant Improvements” shall mean all permanent leasehold improvements made to the Premises Shell pursuant to the Tenant Improvement Construction
Contract and in accordance with Approved Plans and Specifications. 
 

  

	 	(j)
	 
	“Tenant Improvement Construction Contract” shall mean the written agreement between Tenant and Tenant Improvement Contractor, pursuant to which Tenant
Improvement Contractor shall act as a general contractor and supervise and direct construction and installation of the Tenant Improvements in accordance with the Approved Plans and Specifications. 
 

  

	 	(k)
	 
	“Tenant Improvement Contractor” shall mean the general contractor employed by Tenant to construct the Tenant Improvements. Landlord shall have the
right to approve the Tenant Improvement Contractor, such approval not to be unreasonably withheld 
 

  

	 	(l)
	 
	“Total Cost” shall mean the total cost of improving the Premises Shell with the Tenant Improvements, both hard and soft costs, including without
limitation the Space Designer fees and expenses, the Contract Price (as same may be adjusted by Change Orders), keying, signage, final clean-up and any building lift charges. 
 

 
 F-1 

  

	2.
	 
	PLANNING AND COSTING: 
 

  

	 	(a)
	 
	Determination of Plans and Specifications. Tenant shall cause the Space Designer to submit proposed plans and specifications for the Tenant Improvements
to Landlord no later than one hundred twenty (120) days after the date hereof, which proposed plans and specifications shall include complete, finished and detailed architectural working drawings and specifications and mechanical, electrical and
plumbing engineering and other working drawings and specifications in sufficient detail to enable the Tenant Improvement Contractor to complete the Tenant Improvements. Landlord shall reject or approve the proposed plans and specifications submitted
by the Space Designer in writing to Tenant and Space Designer within fifteen (15) days after receipt of such proposed plans and specifications. In the case of a rejection, Landlord shall set forth in reasonable detail the aspects of the plans and
specifications to which it objects and Tenant shall have fifteen (15) days to cause Space Designer to revise the plans and specifications to resolve Landlord’s objections and submit same to Landlord. Landlord shall thereafter provide Tenant and
Space Planner of rejection or acceptance of such changes within five (5) days of its receipt of same. In the event Landlord rejects the plans as resubmitted, Landlord shall set forth in reasonable detail the aspects to which it objects and Tenant
shall have five (5) days to cause the Space Designer to revise the plans and specifications to resolve Landlord’s objections and resubmit same to Landlord. The aforementioned 5-day approval and 5-day re-submittal process shall be continued
until such time as final plans and specifications have been agreed to. In relation to the foregoing, Tenant acknowledges and agrees that as to the Tenant Improvements, Landlord’s approval as to any proposed penetrations of the roof, walls or
floor slab of the Premises may be given or withheld in Landlord’s reasonable discretion. Furthermore, Tenant acknowledges and agrees that Landlord may, as a condition to its approval of any such roof, wall or floor slab penetration, require
that such penetration be fully repaired and restored at the expiration or early termination of the Lease term. Moreover, as to roof penetrations, Landlord may condition its approval of same upon such penetrations being performed in such a manner so
as to not adversely affect Landlord’s roof warranty. Tenant, and not Landlord, shall be responsible for assuring that each and every aspect of the plans and specifications comply and conform with all applicable governmental laws, codes and
regulations, and the approval by Landlord of such plans and specifications shall not be deemed Landlord’s confirmation or agreement that same so comply or conform with such laws, codes or regulations. 
 

  

	 	(b)
	 
	Contracting. Upon determination of acceptable Approved Plans and Specifications, Tenant and Tenant Improvement Contractor shall enter into the Tenant
Improvement Contract and Landlord shall make the Premises Shell available for installation of the Tenant Improvements. 
 

  

	 	(c)
	 
	Change Orders. All Change Orders to the Approved Plans and Specifications shall be approved in writing by both Landlord and Tenant. Prior to such
approval, a proposed Change Order must be submitted to the Space Designer for review and revision of the Approved Plans and Specifications, if necessary. Upon such approval of a proposed Change Order, the Approved Plans and Specifications shall be
deemed revised to incorporate the Change Order. 
 

  

	3.
	 
	COMPLETION OF IMPROVEMENTS: Tenant shall be solely responsible for insuring that the Tenant Improvements are constructed in accordance with the Approved Plans
and Specifications. 
 

  

	4.
	 
	PAYMENT OF TOTAL COST: Tenant acknowledges and agrees that it shall be solely responsible for the payment of the Total Costs. Furthermore, Tenant acknowledges
and agrees that in no event shall it allow any lien or other encumbrance or cloud on title of any nature whatsoever to be filed against the Building as a result of the Tenant Improvement work. 
 

  
 B. LANDLORD IMPROVEMENTS 
  

	5.
	 
	LANDLORD IMPROVEMENTS: Landlord agrees to construct, at its sole cost and expense, those improvements to the Premises (the “Landlord Improvements”)
listed on the Scope of Work prepared by Structured Construction Co. dated as of February 19, 2001, attached hereto as Exhibit “F-l”. Landlord 
 

 
 F-2 

	    
	 
	agrees to use commercially reasonable efforts to require the general contractor employed by Landlord to construct the Landlord Improvements (the “Landlord
Improvement Contractor”) to complete the Landlord Improvements by July 1, 2001; provided, however, in no event shall the failure to complete the subject Landlord Improvements by said July 1, 2001 date constitute an event of default by Landlord
hereunder, nor shall (i) Landlord be liable to Tenant for any damages which Tenant might incur as a result of Landlord Improvements not being completed by said July 1, 2001 date, or (ii) such failure delay the Commencement Date hereunder, as Base
Rental and Additional Rental shall become due and payable beginning on the Commencement Date irrespective of the date of completion of the Landlord Improvements. Notwithstanding the foregoing, or any other provision contained herein to the contrary,
Landlord acknowledges and agrees that in the event Landlord fails to substantially complete the subject Landlord Improvements within forty-two (42) days of the date this Lease is fully executed by each of Landlord and Tenant for any reason other
than Tenant cause delays, then, in such event, the Base Rental and Additional Rental shall be abated day-for-day for each day beyond said forty-two (42) day period that Landlord fails to achieve such substantial completion. For the purposes hereof,
substantial completion shall be deemed to have been obtained so long as the unfinished punchlist items do not, in the aggregate, exceed Five Thousand and No/100 Dollars ($5,000.00) in value. Tenant agrees to cooperate with Landlord’s efforts to
complete construction of the Landlord Improvements in a timely manner and agrees that neither it, nor its employees, agents, representatives, contractors, or subcontractors shall interfere in any manner with work being conducted by Landlord or the
Landlord Improvement Contractor or its subcontractors. 
 

 
 F-3 

  
 EXHIBIT F-1 
  
 STRUCTURED CONSTRUCTION CO. 
 (770) 452-0021 
 sconst@bellsouth.net 
 CONSTRUCTION PROPOSAL 
  
 Job: TENANT IMPROVEMENTS – OPTION 2 
  
 Location: 1325 Chastain Road 
 Suite 300 
  
 Attn: ANGIE WESTBROOKS 
  
 
	 DESCRIPTION OF WORK
 
	  	 QUANTITY
 
	  	 UNIT
 
	  	 UNIT COST
 
	  	 ITEM TOTAL
 
	  	 LINE TOTAL
 

	 DEMOLITION
 	  	  	  	  	  	  	  	  	  	 $
 	 347.00
 
	  	  	  	  	  	  	  	  	  	  	 
	 

	 
	 Interior walls
 	  	 32
 	  	 lf
 	  	 4.00
 	  	 128.00
 	  	  	  
	 Carpet & base
 	  	 460
 	  	 sf
 	  	 0.20
 	  	 92.00
 	  	  	  
	 VCT & base
 	  	 96
 	  	 sf
 	  	 0.70
 	  	 67.20
 	  	  	  
	 Doors & frames
 	  	 2
 	  	 ea
 	  	 15.00
 	  	 30.00
 	  	  	  
	 Windows & frames
 	  	 2
 	  	 ea
 	  	 15.00
 	  	 30.00
 	  	  	  
	 
	 PARTITIONS
 	  	  	  	  	  	  	  	  	  	 $
 	 4,865.00
 
	  	  	  	  	  	  	  	  	  	  	 
	 

	 
	 Interior walls to grid (9 ft)
 	  	 71
 	  	 lf
 	  	 26.50
 	  	 1,881.50
 	  	  	  
	 Interior walls thru grid (12 ft)
 	  	 49
 	  	 lf
 	  	 35.00
 	  	 1,715.00
 	  	  	  
	 Furr perimeter walls (10 ft)
 	  	 14
 	  	 lf
 	  	 35.00
 	  	 490.00
 	  	  	  
	 Cut openings
 	  	 1
 	  	 ea
 	  	 85.00
 	  	 85.00
 	  	  	  
	 Close up openings
 	  	 1
 	  	 ea
 	  	 125.00
 	  	 125.00
 	  	  	  
	 Window mull end caps
 	  	 1
 	  	 ea
 	  	 35.00
 	  	 35.00
 	  	  	  
	 Misc. touch up
 	  	 1
 	  	 ls
 	  	 200.00
 	  	 200.00
 	  	  	  
	 Insulation
 	  	 741
 	  	 sf
 	  	 0.45
 	  	 333.45
 	  	  	  
	 
	 CEILINGS
 	  	  	  	  	  	  	  	  	  	 $
 	 979.00
 
	  	  	  	  	  	  	  	  	  	  	 
	 

	 
	 2x2 grid, tile & insulation
 	  	 448
 	  	 sf
 	  	 1.85
 	  	 828.80
 	  	  	  
	 Tie in ceiling grid
 	  	 1
 	  	 ls
 	  	 150.00
 	  	 150.00
 	  	  	  
	 
	 CARPENTRY
 	  	  	  	  	  	  	  	  	  	 $
 	 1,620.00
 
	  	  	  	  	  	  	  	  	  	  	 
	 

	 Doors & frames
 	  	 4
 	  	 ea
 	  	 295.00
 	  	 1,180.00
 	  	  	  
	 Doors & frames (relocate)
 	  	 2
 	  	 ea
 	  	 55.00
 	  	 110.00
 	  	  	  
	 Window & frames (relocate)
 	  	 2
 	  	 ea
 	  	 55.00
 	  	 110.00
 	  	  	  
	 Closers
 	  	 1
 	  	 ea
 	  	 115.00
 	  	 115.00
 	  	  	  
	 Locksets
 	  	 3
 	  	 ea
 	  	 35.00
 	  	 105.00
 	  	  	  
	 
	 PAINT/ WALLCOVERING
 	  	  	  	  	  	  	  	  	  	 $
 	 1,533.00
 
	  	  	  	  	  	  	  	  	  	  	 
	 

	 
	 2 coats flat paint
 	  	 2,772
 	  	 sf
 	  	 0.25
 	  	 693.00
 	  	  	  
	 2 coats eggshell paint
 	  	 1,053
 	  	 sf
 	  	 0.28
 	  	 294.84
 	  	  	  
	 Doors & frames
 	  	 7
 	  	 ea
 	  	 35.00
 	  	 245.00
 	  	  	  
	 Frames
 	  	 2
 	  	 ea
 	  	 25.00
 	  	 50.00
 	  	  	  
	 Touch up outside of building
 	  	 1
 	  	 ls
 	  	 250.00
 	  	 250.00
 	  	  	  

 
  

 
 Page 1 

  
 STRUCTURED CONSTRUCTION CO. 
 (770) 452-0021 
 sconst@bellsouth.net 
 CONSTRUCTION PROPOSAL 
  
 
	 DESCRIPTION OF WORK
 
	    	 QUANTITY
 
	  	 UNIT
 
	  	 UNIT COST
 
	  	 ITEM TOTAL
 
	  	 LINE TOTAL
 

	 MISCELLANEOUS
 	    	  	  	  	  	  	  	  	  	 $
 
	 16,827.00
 

	 Final Clean
 	    	 1
 	  	 ls
 	  	 200.00
 	  	 200.00
 	  	  	  
	 Plywood backboards
 	    	 1
 	  	 ea
 	  	 45.00
 	  	 45.00
 	  	  	  
	 Construction clean up / dumpsters
 	    	 1
 	  	 ea
 	  	 425.00
 	  	 425.00
 	  	  	  
	 Concrete pits for levelers
 	    	 3
 	  	 ea
 	  	 2,000.00
 	  	 6,000.00
 	  	  	  
	 6’x8’ 25,000 lb mechanical pit levelers
 	    	 3
 	  	 ea
 	  	 2,400.00
 	  	 7,200.00
 	  	  	  
	 Plywood backboards
 	    	 1
 	  	 ea
 	  	 45.00
 	  	 45.00
 	  	  	  
	 Supervision
 	    	 2
 	  	 weeks
 	  	 850.00
 	  	 1,700.00
 	  	  	  
	 Clean warehouse floor (no seal)
 	    	 1
 	  	 ls
 	  	 628.00
 	  	 628.00
 	  	  	  
	 Permit
 	    	 1
 	  	 ls
 	  	 584.00
 	  	 584.00
 	  	  	  
	  	    	  	  	  	  	  	  	  	  	 
	 

	 SUB TOTAL
 	    	  	  	  	  	  	  	  	  	 $
 	 72,995.00
 
	  	    	  	  	  	  	  	  	  	  	 
	 

	 CONTRACTOR OVERHEAD
 	    	  	  	  	  	  	  	  	  	 $
 	 2,920.00
 
	 
	 CONTRACTOR FEE
 	    	  	  	  	  	  	  	  	  	 $
 	 5,840.00
 
	  	    	  	  	  	  	  	  	  	  	 
	 

	 TOTAL
 	    	  	  	  	  	  	  	  	  	 $
 	 81,755.00
 
	  	    	  	  	  	  	  	  	  	  	 
	 

 
  
 
	 CLARIFICATIONS
 	  	 Unit heaters existing to remain
 
	  	  	 No lighting circuits, heater circuits or control wiring included for freezer
 
	  	  	 No power company costs included if required
 
	  	  	 Transformer assumed to be able to support new service
 
	  	  	 Freezer is to be located near panel (100’ of service feeder allowed)
 
	  	  	 Low voltage by tenant
 
	  	  	 Landscaping by others
 
	  	  	 Pit levelers budgeted are by Serco
 

 
  

 
 Page 3 

  
 1325 CHASTAIN RD 
  
 SUITE 300 
  
 N 1025 SF 
  
 [GRAPHIC REMOVED HERE] 

  
 EXHIBIT “G” 
  

LIEN SUBORDINATION AGREEMENT 
  
 THIS LIEN SUBORDINATION AGREEMENT (this “Agreement”) is made and entered into by and between
                             (“Tenant”), OAKMONT INDUSTRIAL GROUP I, L.P., a Georgia
limited partnership (“Landlord”), and                      (“Lender”) as of the
             day of                     , 200_. 
  
 Whereas, Landlord and Tenant have entered into that certain lease dated
                     ,         , (the “Lease”) pursuant to which Tenant is
leasing certain premises (the “Premises”) from Landlord; 
  
 Whereas, in connection with the Tenant
obtaining a line of credit or receiving financing or refinancing with Lender relating to its business operations conducted at the Premises (“Tenant Financing”), Tenant has requested, and Landlord has agreed, subject to those conditions set
forth below, to subordinate any and all lien rights which Landlord might have (the “Landlord’s Lien”) in and to the personal property located or to be located within the Premises (“Personal Property”) to any personal
property liens of Lender. 
  
 NOW, THEREFORE, in consideration of the mutual covenants contained herein, and for
other consideration, the receipt and sufficiency of which is hereby acknowledged, Landlord, Tenant and Lender hereby agree as follows: 
  

	 	1.
	 
	Notwithstanding any provision of the Lease to the contrary, Landlord’s Lien shall be subordinate and subject to the lien placed on the Personal Property by
the Lender in connection with the Tenant Financing. 
 

  

	 	2.
	 
	If, during the term of the Lease, Tenant defaults in any of its obligations to Lender under the Tenant Financing and Lender desires to exercise its remedies
with respect to the Personal Property, Landlord agrees: 
 

  

	 	a.
	 
	Provided the Lease or Tenant’s possession of the Premises has not been terminated, and only to the extent allowed by law, to allow Lender access to the
Premises for a period not to exceed ten (10) days, during normal business hours (or such other hours as Landlord may reasonably direct), in order to remove or direct the removal of the Personal Property therefrom, without charge; and 

  

	 	b.
	 
	Provided the Lease or Tenant’s possession of the Premises has not been terminated, not to hinder the Lender’s actions in enforcing its liens and
remedies with respect to the Personal Property. 
 

  

	 	3.
	 
	Lender hereby agrees that it shall indemnify and hold Landlord harmless from any liability, loss, cost, damage caused while in possession of the Premises and/or
expenses (including, without limitation, Landlord’s attorneys’ fees) incurred by or asserted against Landlord arising out of any action by or on behalf of the Lender in connection with Lender’s enforcement action involving
Tenant’s Personal Property. 
 

  

	 	4.
	 
	Lender hereby agrees that it shall be required to repair any damage to the Premises caused by Lender, or Lender’s agents, during the period in which it is
in possession of the Premises. 
 

  

	 	5.
	 
	Lender, or Lender’s agents, shall not hold any auction or sale of the Personal Property on the Premises. 
 

  

	 	6.
	 
	Lender shall provide Landlord at least twenty-four (24) hours prior written notice if its intent to enter the Premises. 
 

 
 G-1 

  

	 	7.
	 
	Notices, requests or other communications required or permitted hereunder shall be in writing and shall be made by either (i) hand delivery, (ii) via reputable
overnight courier service, or (iii) via certified or registered mail with postage prepaid, return receipt requested and addressed as follows: 
 

  

	 	a.
	 
	If to Landlord: 
 

  
 Oakmont Industrial Group I, L.P. 
 Suite 365 
 3520 Piedmont Road 
 Atlanta, Georgia 30305

 Attn: Stephen L. Nelsen 
  

	 	b.
	 
	If to Lender: 
 

  
                                      
                          
                                      
                          
                                      
                          
                                      
                          
  

	 	c.
	 
	If to Tenant: 
 

  
                                      
                          
                                      
                          
                                      
                          
                                      
                          
  
 or elsewhere, as Landlord, Lender or Tenant may from time to time designate in writing, as provided above. 
  

	 	8.
	 
	The provisions of this Agreement shall be governed by and construed in accordance with the laws of the state in which the Premises are located. This Agreement
may not be modified or terminated orally, and shall benefit and be binding upon the parties hereto and their respective successors and assigns. 
 

  
 IN WITNESS WHEREOF, this Agreement has been executed by Tenant, Lender and the Landlord as of the day and year first written above. 
  
 
	  	 	 LENDER:
 	 	  
 

	 
	  	 	  	 	  	 	 By:
 	 	  
 

	 
	  	 	  	 	  	 	 Name:
 	 	  
 

	 
	  	 	  	 	  	 	 Title:
 	 	  
 

	 
	  	 	 LANDLORD:
 	 	  	 	 OAKMONT INDUSTRIAL GROUP I, L.P., a Georgia limited partnership
 
	 
	  	 	  	 	  	 	  	 	 By:    Oakmont Industrial Group, LLC, its
           general partner
 
	 
	  	 	  	 	  	 	  	 	           By:
                                        
         
 
	  	 	  	 	  	 	  	 	           Name:
                                        
   
 
	  	 	  	 	  	 	  	 	           Title:                          
                    
 
	  	 	  	 	  	 	  	 	  

 

 
 G-2 

  
 
	  	 	 TENANT:
 	 	 GARDEN FRESH RESTAURANT CORP., a Delaware corporation
 
	 
	  	 	  	 	  	 	 By:
 	 	  
 

	 
	  	 	  	 	  	 	 Name:
 	 	  
 

	 
	  	 	  	 	  	 	 Title:
 	 	  
 

 

 
 G-3 

  
 STRUCTURED CONSTRUCTION CO. 
 (770) 452-0021 
 sconst@bellsouth.net 
 CONSTRUCTION PROPOSAL 
  
 
	 DESCRIPTION OF WORK
 
	    	 QUANTITY
 
	  	 UNIT
 
	  	 UNIT COST
 
	  	 ITEM TOTAL
 
	  	 LINE TOTAL
 

	 
	 FLOORING
 	    	  	  	  	  	  	  	  	  	 $
 	 2,324.00
 
	  	    	  	  	  	  	  	  	  	  	 
	 

	 
	 Carpet (26 oz Bigelow)
 	    	 107
 	  	 sy
 	  	 12.50
 	  	 1,337.50
 	  	  	  
	 VCT
 	    	 270
 	  	 sf
 	  	 1.25
 	  	 337.50
 	  	  	  
	 Cova base
 	    	 480
 	  	 lf
 	  	 1.05
 	  	 504.00
 	  	  	  
	 Floor prep
 	    	 1
 	  	 ls
 	  	 145.00
 	  	 145.00
 	  	  	  
	 
	 ELECTRICAL
 	    	  	  	  	  	  	  	  	  	 $
 	 35.760.00
 
	  	    	  	  	  	  	  	  	  	  	 
	 

	 
	 Demolition
 	    	 1
 	  	 ls
 	  	  	  	  	  	  	  
	 Duplex outlets
 	    	 12
 	  	 ea
 	  	  	  	  	  	  	  
	 Dedicated duplex outlets
 	    	 1
 	  	 ea
 	  	  	  	  	  	  	  
	 Duplex outlets GFI
 	    	 1
 	  	 ea
 	  	  	  	  	  	  	  
	 Phone / data boxes w/ pull strings
 	    	 5
 	  	 ea
 	  	  	  	  	  	  	  
	 2x4 lights (new)
 	    	 5
 	  	 ea
 	  	  	  	  	  	  	  
	 2x4 lights (relocate)
 	    	 6
 	  	 ea
 	  	  	  	  	  	  	  
	 Single pole switches
 	    	 3
 	  	 ea
 	  	  	  	  	  	  	  
	 4 way switches
 	    	 3
 	  	 ea
 	  	  	  	  	  	  	  
	 Exit / emergency combo light
 	    	 1
 	  	 ea
 	  	  	  	  	  	  	  
	 Emergency wall light
 	    	 1
 	  	 ea
 	  	  	  	  	  	  	  
	 400 W metal halid high bay lights (new)
 	    	 7
 	  	 ea
 	  	  	  	  	  	  	  
	 7 A 480 V charger outlets
 	    	 5
 	  	 ea
 	  	  	  	  	  	  	  
	 15 A 480 V charger outlets
 	    	 1
 	  	 ea
 	  	  	  	  	  	  	  
	 200 A service to freezer
 	    	 1
 	  	 ls
 	  	  	  	  	  	  	  
	 800 A 277/480 V service with main located on outside of building
 	    	 1
 	  	 ls
 	  	  	  	  	  	  	  
	 Back feed existing 200 A panel
 	    	 1
 	  	 ls
 	  	  	  	  	  	  	  
	 Permit
 	    	 1
 	  	 ls
 	  	 35,760.00
 	  	 35,760.00
 	  	  	  
	 
	 HVAC
 	    	  	  	  	  	  	  	  	  	 $
 	 5,205.00
 
	  	    	  	  	  	  	  	  	  	  	 
	 

	 
	 New 2 ton split system
 	    	 1
 	  	 ea
 	  	  	  	  	  	  	  
	 Relocate diffusers as needed
 	    	 1
 	  	 ls
 	  	  	  	  	  	  	  
	 Service & start up existing units
 	    	 3
 	  	 ea
 	  	  	  	  	  	  	  
	 Permit
 	    	 1
 	  	 ls
 	  	 4,755.00
 	  	 4,755.00
 	  	  	  
	 Roof repair
 	    	 1
 	  	 ls
 	  	 450.00
 	  	 450.00
 	  	  	  
	 
	 PLUMBING
 	    	  	  	  	  	  	  	  	  	 $
 	 1,250.00
 
	  	    	  	  	  	  	  	  	  	  	 
	 

	 
	 Relocate HC drinking fountain
 	    	 1
 	  	 ls
 	  	 1,000.00
 	  	 1,000.00
 	  	  	  
	 Concrete saw cut
 	    	 1
 	  	 ls
 	  	  	  	  	  	  	  
	 Concrete pour back
 	    	 1
 	  	 ls
 	  	 250.00
 	  	 250.00
 	  	  	  
	 
	 FIRE PROTECTION
 	    	  	  	  	  	  	  	  	  	 $
 	 2,285.00
 
	  	    	  	  	  	  	  	  	  	  	 
	 

	 
	 Add & relocate heads as required
 	    	 1
 	  	 ls
 	  	 2,285.00
 	  	 2,285.00
 	  	  	  

 
  

 
 Page 2

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