Document:

Exhibit 10.9

 

SOLAR ROOF LEASE

 

This SOLAR LEASE (“Lease”) is
entered into as of the Effective Date by and between Landlord and Tenant (defined below).

 

In consideration of the mutual promises
of the parties herein contained and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,
Tenant and Landlord hereby agree as follows:

 

BASIC LEASE PROVISIONS

 

EFFECTIVE DATE: July 15, 2020

 

LANDLORD: Vision Downtown Urban Renewal, LLC

 

TENANT: Green Stream Holdings, Inc., a Wyoming corporation.

 

PROPERTY:
325 Ferry Street, Newark, New Jersey

 

LEASED PREMISES: Landlord leases to Tenant, and Tenant
hires from Landlord ____________ approximately square feet of space (“Leased Premises”) on or near the building (“Building”)
on the Property, to be used solely for the siting, installation, inspection, operation, maintenance, repair and replacement of
the Solar Facility (as defined in Section 5 below), as more particularly shown on the site plan attached on Exhibit A
annexed (“Site Plan”).

 

BASIC RENT: Commencing on the sooner of the commencement
of construction of the Solar Facility at the Leased Premises or expiration of the Feasibility Period as defined herein, and continuing
for the remainder of the Initial Term (“Rent Commencement Date”), Tenant shall pay to Landlord Basic Rent in an amount
equal to $24,000.00 per year, which shall be payable in equal monthly installments of $2,000.00 pursuant to Section 4 below.

 

TERM: The period commencing on the Effective Date and
expiring on the date that is twenty-five (25) years after the Effective Date (“Term”).

 

SECURITY DEPOSIT: TBD

 

ACCESS LICENSE: Tenant shall have a non-exclusive right,
in common with others, for ingress and egress to the Leased Premises, Monday through Friday, 7 AM to 6 PM, or, on an emergency
basis with reasonable notice to Landlord, to access the Leased Premises to site, install, operate, maintain, repair and replace
the Solar Facility.

 

TRANSMISSION LICENSE: A non-exclusive right, in common
with others, all at no cost to Landlord, for constructing, placing, operating, maintaining, reconstructing, replacing, rebuilding,
upgrading, removing, inspecting, modifying and/or repairing above ground electrical transmission lines, and a line or lines of
poles or towers, together with such wires and cables and communications lines as from time to time are suspended therefrom, and/or
underground wires and cables, for the transmission of electrical energy purposes, and all necessary and proper anchors, support
structures, foundations, footings, cross arms and other appliances and fixtures for use in connection with said towers, wires and
cables, in each case upon, through, over, across and/or under, as applicable, the Property in the location more particularly described
on Exhibit B annexed (the “Transmission Area License”). All installations by or on behalf of Tenant shall be
removed by Tenant at its own expense at the expiration or earlier termination of this Lease.

 

LANDLORD’S ADDRESS FOR NOTICES:

 

Pinnacle Petroleum LLC

2339 Admiral Wilson Blvd.

Pennsauken, NJ 08109

 

TENANT’S ADDRESS FOR NOTICES:

 

Green Stream Holdings, Inc.

Green Stream Holdings

22809 Pacific Coast Highway

Malibu, CA 90265

 

 

 

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With a copy to:

 

Gugliotta & Ponzini, P.C.

140 Huguenot Street

New Rochelle, New York 10801

eponzini@gnpesq.com

gugliottalaw@optonline.net

 

LIST OF EXHIBITS

 

EXHIBIT A – Leased
Premises

 

EXHIBIT B – Transmission
Area License

 

EXHIBIT C – Solar Facility Description

 

 

 

 

 

 

 

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1.               
Basic Lease Provisions. The Basic Lease Provisions set forth above and the Exhibits attached to this Lease are
each incorporated into the body of this Lease as if set forth in full.

 

	2.	Leased Premises.

 

(a)       Landlord
hereby leases to Tenant and Tenant agrees to and does hereby lease from Landlord, subject to the terms and conditions of this
Lease, the Leased Premises. Landlord is leasing the Leased Premises to Tenant and Tenant is leasing the Leased Premises from
Landlord for the sole purpose of constructing, placing, operating, maintaining, reconstructing, replacing, rebuilding,
upgrading, removing, inspecting, modifying and/or repairing a solar electric generating facility, which includes all
photovoltaic solar panels, mounting systems, inverters, transformers, integrators, battery storage units, all electrical
lines and conduits required to collect and transmit electrical energy and such related wires, meters, monitoring equipment,
and other necessary equipment common to such a facility (“Solar Facility”), all as more particularly described in
the Solar Facility description attached hereto as Exhibit C. In no event shall any portion of the Solar Facility be
affixed to or penetrate the roofing system of the Building.

 

In no event shall Tenant’s constructing,
placing, operating, maintaining, reconstructing, replacing, rebuilding, upgrading, removing, inspecting, modifying and/or repairing
of the Solar Facility interfere with use of and operations at the Building or Property by Landlord or others, including, without
limitation, any tenants of Landlord now or in the future, or either of their respective guests or invitees, and in no event shall
the foregoing involve any installations on the interior of the Building or a piercing of the roof on the Building. All access to
or use of the Leased Premises and other areas of the Building and Property shall be subject to reasonable security and safety procedures
established from time to time by Landlord, if any. Tenant acknowledges having examined the Leased Premises and the Property, takes
the Leased Premises and all other areas on the Property as may be used by Tenant pursuant to this Lease, on an as-is, where-is
basis, subject to such facts as a current accurate survey may disclose, easements, covenants, rights of way, restrictions and any
other matters of record, and such facts as an inspection of the Leased Premises and the Property may disclose. Except as expressly
set forth in this Lease, Tenant takes the Leased Premises and all other areas on the Property as may be used by Tenant pursuant
to this Lease, without reliance on any representation or warranty of Landlord whatsoever, regarding the construction, fitness,
condition or suitability of the Leased Premises or the Property for Tenant's purpose. Tenant shall be responsible, at Tenant’s
own expense, to obtain all Governmental Approvals (as defined herein) required for the installation and operation of the Solar
Facility, installation and operation of any such installations under the Transmission Area License, and the external ladder referred
to in the Basic Lease Provisions (Access License) above, including, without limitation, any certificate of occupancy, certificate
of continued occupancy, zoning certificate or any similar type certificate that may be required.

 

(b)       Landlord
reserves the right to use the remainder of the Building and the Property for any other purpose, including, without limitation,
to make alterations and perform maintenance, repairs and replacements thereto, to construct buildings and other improvements,
to grant easements and leases in favor of third persons and for any other lawful purpose permitted under Legal Requirements (as
defined below), so long as any such uses, alterations, maintenance, repairs, replacements, easements or leases or the construction
of buildings or other improvements does not cast shadows, block or restrict access to direct sunlight for the Solar Facility or
otherwise unreasonably interfere with any of Tenant’s rights under this Lease, including the right, as provided for in this
Lease, to construct, use or operate the Solar Facility to generate electricity, as provided for in this Lease. Tenant acknowledges
that the Property currently is leased by certain tenants, and that such tenants and their uses do not cast shadows, block or restrict
access to direct sunlight for the Solar Facility or otherwise unreasonably interfere with any of Tenant’s rights under this
Lease, including the right, as provided for in this Lease, to construct, use or operate the Solar Facility to generate electricity,
as provided for in this Lease. In no event shall Tenant interfere with the use of or operations conducted at the Property by Landlord,
any tenant or licensee of Landlord now or in the future, or any of their respective guests or invitees, and Tenant shall not initiate,
conduct or permit activities on the Property, including, without limitation, the Leased Premises and the Building, that have a
reasonable likelihood of causing damage, impairment or otherwise adversely affecting the Property or the Building.

 

3.               
Term of Lease. The term of this Lease shall be the period described in the Basic Lease Provisions above. Notwithstanding
the foregoing, Tenant may terminate this Lease at any time prior to the Rent Commencement Date for any reason or no reason whatsoever,
without penalty, by providing written notice to Landlord prior to the Rent Commencement Date.

 

 

 

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4.              
Rent. Tenant covenants and agrees to pay Landlord during the Term the amount of the “Basic Rent”
described in the Basic Lease Provisions above. Basic Rent shall be payable in advance in monthly installments (i.e., one twelfth
of the applicable annual total per month), and shall be due on the first (1st) day of each month, in advance. Basic
Rent shall be prorated with respect to the first and last monthly payments for each applicable period based on the number of calendar
days in the applicable month. All sums due from Tenant to Landlord under this Lease shall be deemed Additional Rent. Basic Rent
and Additional Rent shall be collectively referred to as “Rent.” Rent shall be paid to Landlord without notice or demand
and without deduction, abatement or setoff of any kind, except as expressly provided in this Lease. No payment by Tenant or receipt
by Landlord of an amount less than the Rent and Additional Rent due under this Lease shall be deemed anything other than a payment
on account of the earliest of those sums due from Tenant under this Lease. No endorsement or statement on any check or any letter
accompanying any check for the payment of Rent or Additional Rent shall be deemed an accord and satisfaction by Landlord, and Landlord
may accept any payment from Tenant without prejudice to Landlord’s right to recover the balance due, and without prejudice
to Landlord to pursue any right or remedy provided to Landlord under this Lease or by law or in equity.

 

	5.	Construction, Installation & Operation of Solar Facility.

 

(a)       Solar
Facility Installation. Tenant shall have the right to install the Solar Facility and other improvements expressly set
forth herein and approved by Landlord in writing in advance of the installation, all on the Leased Premises and such other
areas of the Building and the Property as is expressly provided for in this Lease, all at Tenant’s own cost and
expense. Installation type shall include solar to the roof, awing and carport as more particularly described on Exhibit C.
Tenant shall install Tenant shall be responsible for all local electric utility approvals, and interconnection and metering
arrangements and costs, including, without limitation, any upgrades that may be required in connection with the Building
switchgear, and the electric distribution system of the local electric utility. Tenant shall conduct, at its expense, such
testing and commissioning of the Solar Facility as may be required by the local electric utility and Legal Requirements, as
defined herein, and perform all other work as may be required in order for the Solar Facility to achieve commercial operation
in a timely manner.

 

(b) Requirements
for Installation, Maintenance, etc. All work performed by or on behalf of Tenant pursuant to this Lease, including,
without limitation, initial installation and all subsequent maintenance, repairs, replacements, upgrading, modifying, and
removing, shall be subject to the following: (i) the proper functioning of the systems at the Property, including, without
limitation, the mechanical, electrical, plumbing, heating, air-conditioning (if any), ventilation, sanitary, sprinkler and
other mechanical and other systems of the Building, or any part of the Property, shall not be adversely affected; (ii) the
work shall be of a nonstructural nature, and the structural integrity of the Property, including, without limitation, the
Building, shall not be affected; (iii) the Solar Facility shall only be installed at those locations shown on the Site Plan;
(iv) Tenant shall cause those contractors, materialmen and suppliers engaged to perform the work to deliver to Landlord
certificates of insurance (in a form and content reasonably acceptable to Landlord) evidencing policies of commercial general
liability insurance (providing the same coverages as required of Tenant by this Lease) and workers’ compensation and
employer’s liability ($1,000,000) insurance, which insurance policies shall satisfy the insurance obligations imposed
on Tenant under this Lease; (v) the work shall be performed in compliance with all applicable Governmental Approvals required
by any Governmental Authority for the performance of the work, all Legal Requirements, and all plans and specifications (that
shall be approved by Landlord in advance of the performance of any work, such approval not to be unreasonably withheld,
conditioned or delayed); (vi) the work shall be performed continuously and diligently, without interfering with the use and
operations conducted at the Property by Landlord, any tenant or licensee of Landlord now or in the future, or any of their
respective guests or invitees, and in a good and workmanlike manner; (vii) the work shall be paid for in full by Tenant free
and clear of all construction, mechanics and any and all other liens and encumbrances; (viii) Tenant shall coordinate with
the roof installer and roof manufacturer, I applicable, and shall cause all contractors and subcontractors to comply with the
roof warranty so that the roof warranty is not voided, and upon completion of the installation shall deliver to Landlord
evidence reasonably satisfactory to Landlord that the roof warranty issued by the roof manufacturer and roof installer shall
continue in full force and effect; and (ix) Tenant shall provide Landlord with “as built” plans, and interim and
final lien waivers in form and substance satisfactory to Landlord.

 

(c)             
Temporary Construction Lay-Down Area. Landlord and Tenant shall coordinate with one another so that Tenant shall
have sufficient space on the Property designated by Landlord from time to time (and to the extent available) for the temporary
storage, laydown and staging of tools, materials and equipment, the parking of construction crew vehicles and temporary construction
trailer and rigging.

 

(d)            
Operation. Tenant, at its sole cost and expense, shall operate and maintain the Solar Facility throughout the
Term, including, without limitation, making all necessary repairs and replacements to the Solar Facility and other Improvements,
as determined by Tenant in its reasonable discretion.

 

 

 

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(e)             
Definitions. “Legal Requirements” shall mean all laws, statutes,
ordinances, orders, rules, regulations and requirements of all Governmental Authorities (defined below), and the appropriate agencies,
offices, departments, boards and commissions thereof, whether now or hereafter in force, applicable to the Leased Premises or
the Property, or any part thereof, as to the manner of use or occupancy of or the maintenance, repair or condition of the Leased
Premises or the Property, or any part thereof, including without limitation Environmental Laws (defined below). “Governmental
Authorities” shall mean the federal, State of New York, county and municipal government, and any unit or subdivision thereof,
and any board, bureau, commission, department or body of any municipal, county, State of New York or federal government having
or acquiring jurisdiction over the Solar Facility or other Improvements, the Leased Premises or the use and improvement thereof.

 

	6.	Roof Condition.

 

(a)       Roof
Repairs. If at any time during the Term, a roof leak or other roof issue is discovered and Landlord reasonably determines that
some portion or all of the Solar Facility must be temporarily removed in order to locate and repair the leak or otherwise fix the
roof issue, Landlord shall notify Tenant immediately. In the event of a catastrophic roof leak. within one (1) Business Day of
Tenant receiving such notice, at Landlord’s sole cost and expense, Tenant shall commence the removal of such portion of the
Solar Facility as is reasonably necessary for Landlord to locate and repair the leak or otherwise to fix the roof issue, and Landlord
shall arrange for a certified roofer to be present during such removal, so that the leak or other roof issue can be fixed and the
Solar Facility can be fully re-installed immediately upon Landlord’s completion of the work.

 

	7.	Insurance and Waiver of Subrogation.

 

(a)       Tenant
Insurance. Tenant shall obtain, maintain and keep in force during the Term, including any extension thereof, at least the
following types and amounts of insurance: (i) Workers’ compensation insurance complying with applicable State law and
employers’ liability insurance with limits of at least $1,000,000; (ii) Commercial general liability insurance for
bodily injury, death and property damage claims with limits of $1,000,000 per occurrence and $2,000,000 policy aggregate.
Such insurance shall be written on an occurrence basis, and will include, but not necessarily be limited to, contractual
liability coverage, personal injury liability, independent contractor liability, explosion and collapse hazard coverage and
products and completed operations liability. The aggregate must apply on a per project basis. Coverage shall be primary and
non-contributory in favor of Landlord, and shall name Landlord and its lender as additional insureds; (iii) Commercial auto
liability insurance with combined single limits of $1,000,000 each accident, covering all owned, hired and non-owned
vehicles, shall be written on an occurrence basis, and shall name Landlord and its lender as additional insureds; (iv) Excess
liability insurance with limits of $5,000,000 each accident and annual aggregate, which policy shall be written on a follow
form basis, and shall name Landlord and its lender as additional insureds; (v) From and after the Effective Date and
continuing until the Solar Facility achieves commercial operation, Tenant shall obtain and maintain Builders' Risk insurance,
on an “all-risk” replacement cost basis in a completed value form with extended coverage providing, among other
customary items, property coverage for all equipment to be installed at the Property, with a deductible of no greater than
$10,000.00. During the said period, Tenant shall be responsible for payment of the deductible. The coverage shall include,
without limitation, property of others in Tenant’s care, custody or control, and a waiver of subrogation in favor of
Landlord and its lender; and (vi) Following the date that the Solar Facility achieves commercial operation, Tenant shall
obtain and maintain property loss insurance on the Solar Facility on a full replacement cost basis, with a deductible of no
greater than $10,000.00, and with a waiver of subrogation in favor of Landlord and its lender. Tenant shall deliver to
Landlord a certificate of insurance evidencing the foregoing insurance, along with an additional insured endorsement and a
waiver of subrogation endorsement reasonably satisfactory to Landlord. Such insurance shall provide that Landlord shall be
given at least ten (10) days’ notice prior to any material modification, cancellation or termination of coverage. All
insurance shall be written by carriers licensed to do business in the State of New York that shall be rated A:VII or better
by the A.M. Best’s Key Rating Guide. Tenant shall also cause all contractors and subcontractors to maintain the
insurance referred to in subsections (i) – (iv) above, consistent with the terms hereof, and shall cause them to
deliver to Landlord a certificate of insurance evidencing the foregoing insurance. Landlord may request an increase in the
limits of the insurance, if in Landlord’s reasonable opinion circumstances at the time warrant an increase.

 

(b)       Landlord
Insurance. Landlord shall obtain, maintain and keep in force during the Term, including any extension thereof (unless
some other period of coverage is specified herein), at least the following types and amounts of insurance: (i) commercial
general liability insurance, on an occurrence basis against claims for bodily injury, death, property damage, and
premises/operations liability, providing coverage for property damage and bodily injury occurring at the Property and in
connection with this Lease with limits of not less than $1,000,000 per occurrence and $2,000,000 policy aggregate; and (ii)
insurance covering “all risks” of physical loss or damage to the Property. The insurance shall not contain any
endorsements or any other form designed to limit and restrict any action by an additional insured against the insurance
coverage in regard to the obligations of the insured Party hereunder and otherwise consistent with this Agreement. Landlord
shall deliver to Tenant certificates of insurance evidencing the existence of insurance required hereunder.

 

 

 

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(c)             
Waiver of Subrogation. Landlord and Tenant each hereby waive and release any and all rights of action
for negligence against Tenant or Landlord, as the case may be, which may hereafter arise on account of damage to the Property
or the Improvements, including without limitation, the Solar Facility, as the case may be, resulting from any fire or other casualty
of the kind covered by property insurance policies with extended coverage, regardless of whether or not, or in what amounts, such
insurance is now or hereafter carried by Landlord or Tenant, as the case may be. The provisions of this subparagraph shall survive
the expiration or earlier termination of this Lease.

 

	8.	Taxes and Assessments.

 

(a)            
Taxes and Assessments. “Taxes and Assessments” shall mean all taxes, assessments or other
impositions, general or special, ordinary or extraordinary, of every kind or nature, which may be levied, assessed or imposed
upon or with respect to the Property or any part thereof, including the Leased Premises, or upon any buildings, improvements,
fixtures, equipment or personal property at any time situated thereon.

 

(b)            
Landlord’s Taxes. Landlord shall pay all Taxes and Assessments which accrue during the Term, other than
Taxes and Assessments pertaining to the Improvements (including, without limitation, the Solar Facility). Landlord shall pay such
Taxes and Assessments prior to delinquency and shall provide proof of payment to Tenant promptly following written request.

 

(c)             
Tenant’s Taxes. Throughout the Term, Tenant shall pay all Taxes and Assessments that may be imposed on
the Improvements (including, without limitation, the Solar Facility. Tenant shall also pay all personal property taxes that arise
out of or are attributable to the Improvements, including, without limitation, the Solar Facility, and any sales, use, excise,
transfer or other similar taxes or assessments levied or imposed with respect to Tenant’s acquisition of, installation of,
or sale of electricity from, the Solar Facility, and any income tax imposed with respect to the sale of electricity from the Solar
Facility. Payment shall be made prior to delinquency and Tenant shall provide proof of such payment to Landlord promptly upon
request. Tenant shall promptly file all documents required in order that the Solar Facility shall not be subject to tax for real
estate tax purposes. Landlord shall promptly forward to Tenant all notices, bills or other statements received by Landlord concerning
any such Taxes and Assessments. To the extent that any of the Taxes and Assessments payable by Tenant are jointly assessed with
Landlord’s real estate taxes, assessments and other impositions, the parties shall cooperate in a good faith effort to cause
such Taxes and Assessments to be separately assessed. Tenant shall pay all such Taxes and Assessments directly to the taxing authority
as the same become due and payable and shall provide proof thereof within three (3) Business Days after payment.

 

(d)            
Tax Appeal. Tenant shall not have the right to contest the validity or amount, in whole or in part, of any imposition
associated with the Solar Facility by appropriate proceedings timely instituted, if such imposition is assessed in conjunction
with any imposition jointly assessed with Landlord or such contest by Tenant could result in any official or judicial sale of
the Leased Premises or any part thereof, or the Property. Tenant shall hold Landlord harmless from any costs and expenses related
to any such contest. Any refund of real estate taxes or other impositions payable or paid by Tenant as a result of any such proceedings
attributable to a period of time during the Term shall be the property of Tenant.

 

(e)             
Survival. The provisions of this Section 10 shall survive the expiration or earlier termination of this Lease.

 

	9.	Use of Leased Premises, Compliance with Legal Requirements.

 

(a)            
Use. Subject to the right of Landlord to access the roof to inspect, and undertake maintenance, repairs and
replacements to the roof and equipment located on the roof, and except as may be set forth otherwise in this Lease, Tenant shall
have exclusive use of the Leased Premises during the Term. Tenant shall use the Leased Premises for the sole purpose of constructing,
placing, operating, maintaining, reconstructing, replacing, rebuilding, upgrading, removing, inspecting, modifying and/or repairing
the Solar Facility and the other Improvements only, and for no other purpose, all in accordance with and subject to the terms
and conditions set forth in this Lease.

 

(b)            
Compliance with Law. Tenant shall, throughout the Term, promptly comply with all Legal Requirements now or hereafter
applicable to Tenant, the Solar Facility and the other Improvements, and/or Tenant’s occupation and use of the Property,
including, without limitation, the Americans with Disabilities Act and access to the roof. Landlord shall, throughout the Term,
promptly comply with all Legal Requirements now or hereafter applicable to the Property and not the obligation of Tenant; however,
only to the extent impacting the operation of the Solar Facility. Each of Landlord and Tenant shall, however, have the right to
contest any such Legal Requirements, and if compliance therewith may legally be held in abeyance during such contest Landlord
and Tenant may postpone compliance until the final determination of such contest, provided, however, Tenant may not hold compliance
in abeyance if doing so may result in the imposition of any lien on the Property, subject Landlord to a default under any mortgage
lien on the Property, a fine or penalty, prosecution for a criminal act, or to cause the Property, or any part thereof, to be
condemned or vacated. Any contest shall be prosecuted diligently, continuously and in good faith.

 

 

 

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	10.	Repairs, Maintenance, Damage or Destruction of the Premises.

 

(a)       General.
During the Term, but only to the extent affecting the Solar Facility, Landlord will maintain the Property including, but not
limited to, the structural integrity of the Building, but not access to the roof, as Tenant shall have control over the roof
access. Landlord shall not be obligated to maintain, repair or replace the Solar Facility or
other Improvements installed by Tenant, except to the extent of any damage caused by Landlord its employees, contractors,
subcontractors, or tenants, but then only to the extent not otherwise covered by insurance. Landlord shall not be obligated
to affect any maintenance at the Property unless and until Landlord has received Tenant’s written notice of the need
for maintenance. Tenant hereby assumes the full and sole responsibility for the condition, operation, repair,
replacement, maintenance and management of the Improvements, including, without limitation, the Solar Facility (including any
repairs or reconstruction as a result of damage or destruction due to casualty or condemnation), provided that Tenant shall
have no obligation to construct or reconstruct any Improvements or to maintain the Improvements in any particular condition
or state of repair so long as the Improvements comply with Legal Requirements and are not otherwise causing or potentially
may cause damage to the Property (including, without limitation, the Building and/or the roof), potential bodily injury to
any person, or interference with the use or operation of the Property or any part thereof by any tenant or licensee, or any
of their respective guests or invitees.

 

(b)       Emergency.
Landlord and Tenant each shall notify the other promptly following their discovery of any material malfunction or emergency
condition affecting the Property, including, without limitation, the Solar Facility and related improvements. If an emergency
condition exists as a result of a condition at the Property that adversely affects the Improvements, including,
without limitation, the Solar Facility, and is not as a result of the Improvements, including, without limitation the
Solar Facility, Landlord shall promptly dispatch the appropriate personnel to perform the necessary repairs and corrective
action in an expeditious and safe manner. If an emergency condition exists as a result of a condition of the Improvements,
including, without limitation the Solar Facility, that adversely affects the Property or its operation, or any tenant at the
Property, then except as for the timing requirement set forth in Section 7 above, Tenant shall promptly dispatch the
appropriate personnel to perform the necessary repairs and corrective action in an expeditious and safe manner.

 

(c)       Casualty
- Building. If the Building is damaged by reason of fire or other casualty, such that the time to repair the damage or
rebuild may reasonably be expected to take more than ninety (90) days, or the insurance proceeds including deductible
amounts, if any, are insufficient to pay the entire cost of the rebuilding, provided that Landlord is maintaining the
insurance required by this Lease, then Landlord shall have the right to either (i) rebuild as soon as reasonably possible
after receipt of insurance proceeds, in which event the Lease shall remain in full force and effect, provided, however,
Tenant shall have the right to terminate the Lease if the rebuilding is not substantially completed within 365 days following
Landlords’ receipt of insurance proceeds (the “Rebuilding”), provided that Tenant gives notice of
termination within thirty (30) days after the Rebuilding deadline, or (ii) terminate this Lease effective as of the date of
the fire or other casualty, and in such event Landlord shall notify Tenant of this decision within forty-five (45) days after
the later of the fire or other casualty or learning of the fact that the insurance proceeds, if any, are insufficient to pay
the entire cost of the Rebuilding. If the Building is damaged by reason of fire or other casualty, such that the time to
repair the damage or rebuild is not expected to take more than ninety (90) days, and the insurance proceeds including
deductible amounts, if any, are sufficient to pay the entire cost of the rebuilding, then Landlord shall repair the damage
promptly following the receipt of any insurance proceeds, subject to delays caused by force majeure. The Rebuilding shall be
deemed complete when Landlord notifies Tenant that Tenant can once again use and occupy the damaged area of the Building and
Landlord has delivered to Tenant a temporary or permanent certificate of occupancy, if required due to the extent of the
damage sustained by the Building. No damages, compensation, or claim shall be payable to Tenant for any inconvenience, loss
of business or profit, or annoyance of Tenant arising from any fire or other casualty, or any related repair, rebuilding,
remodeling or restoration of the Building. Except with respect to obligations that expressly survive a termination, upon a
termination of this Lease, this Lease shall be of no further force or effect, all rights, duties and obligations of Landlord
and Tenant shall terminate, and neither party shall be under any obligation to the other under this Lease or with respect to
the Leased Premises or the Building or the Property.

 

(d)       Casualty
– Solar Facility. If the Building or the Solar Facility are damaged by reason of
fire or other casualty, such that the Solar Facility is not able to produce to its capacity and the time to repair the damage or
rebuild may reasonably be expected to take more than ninety (90) days, then Tenant may thereafter terminate this Lease by notice
given to Landlord within one hundred twenty (120) days following the fire or other casualty, in which event, except with respect
to obligations that expressly survive a termination, upon a termination of this Lease, this Lease shall be of no further force
or effect, all rights, duties and obligations of Landlord and Tenant shall terminate, and neither party shall be under any obligation
to the other under this Lease or with respect to the Leased Premises or the Building or the Property. If Tenant does not terminate
the Lease as a result of a fire or other casualty, this Lease shall remain in full force and effect.

 

 

 

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	11.	Condemnation.

 

(a)       Taking.
If the whole or any part of the Leased Premises shall be acquired or condemned for any public or quasi-public use or purpose, then
either Landlord or Tenant may, upon prior written notice to the other given within thirty (30) days following notice by Landlord
to Tenant of the taking. In the event of a termination of this Lease, then except with respect to obligations that expressly survive
a termination, upon a termination of this Lease, this Lease shall be of no further force or effect, all rights, duties and obligations
of Landlord and Tenant shall terminate, and neither party shall be under any obligation to the other under this Lease or with respect
to the Leased Premises or the Building or the Property.

 

(b)       Awards.
All condemnation awards payable in connection with the taking of all or any portion of the Property shall belong to Landlord, provided,
however, that Tenant shall be entitled to make a separate claim for the Solar and related improvements, provided further, that
any award to be made to Landlord is not reduced.

 

(c)       Repairs.
If this Lease is not terminated as a result of condemnation, this Lease shall remain in full force and effect as to the
portion of the Leased Premises remaining and Landlord shall promptly repair any damage resulting from the condemnation to the
extent of the award collected by Landlord.

 

	12.	Assignment and Subletting.

 

(a)             
Tenant shall not have the right to assign any of its rights, duties or obligations under this Lease without the prior consent
of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, provided
that there is not then an Event of Default on the part of Tenant or an event with respect to which a notice of default has been
given that remains uncured, then Tenant may, without Landlord’s consent but upon prior written notice to Landlord, in its
sole discretion assign all of its rights, duties, or obligations under this Lease (i) to an entity which controls, is controlled
by or under common control with Tenant (the “Affiliate Parties”), (ii) to a Financing Party as collateral security,
(iii) to any person or entity purchasing or otherwise succeeding by reason of a reorganization, merger or consolidation to all
or substantially all of the assets of Tenant, provided it includes the Improvements, including, without limitation, the Solar Facility,
or (iv) to a purchaser of the Improvements, including, without limitation, the Solar Facility. Prior to any assignment: (i) Tenant
and the entity to whom the assignment shall be made, shall contemporaneously with the assignment, execute and deliver to Landlord
an original executed Assignment and Assumption Agreement in form and content satisfactory to Landlord; and (ii) Tenant shall provide
Landlord with reasonable evidence that the assignee fits within one of (i) through (iv) above. For the avoidance of doubt, any
collateral assignment to a Financing Party shall not require any such collateral assignee to assume the obligations of Tenant under
this Lease unless and until a foreclosure on the collateral assignment. Landlord agrees that upon the written request of Tenant,
and at no expense to Landlord, Landlord shall sign a separate written consent for any of the assignments listed in subsections
(i) through (iv) of this Section 15(a), in form and content satisfactory to Landlord.

 

(b)            
Tenant shall not have a right to sublet all or any portions of the Leased Premises.

 

	13.	Default Provisions.

 

(a)       Default.
The following events shall be deemed to be events of default (each an “Event of Default” and collectively the “Events
of Default”):

 

(i)                     Failure
to pay any payment required to be made hereunder as the same shall become due and payable, and such failure shall continue for
ten (10) business days after written notice of such failure has been received by the defaulting party. Notwithstanding the foregoing
cure periods, if Tenant fails to timely pay any Base Rent or Additional Rent, then Tenant shall also pay a late fee of one (1%)
percent of the amount that is not timely paid, which amount shall be due as Additional Rent upon demand.

 

 

 

    	 	8	 

     

    

 

(ii)                   Failure to comply in any material respect with any material term, provision or covenant of this Lease, other than payment
of monetary sums, and such failure continues for a period of thirty (30) days after written notice specifying such failure has
been received by the defaulting party, or in the case of any such failure which cannot with due diligence and in good faith be
cured within thirty (30) days, within such additional period as may be reasonably required to cure such failure with due diligence
and in good faith provided that the defaulting party commences to cure such failure within thirty (30) days after written notice.

 

(iii)                  In
addition to the foregoing, the following shall also be deemed an Event of Default: (A) proceedings are instituted by or against
Landlord or Tenant, as the case may be, under the existing or any future federal Bankruptcy Code, as amended or modified, or any
insolvency or receivership laws; (B) Landlord or Tenant, as the case may be, makes an assignment for the benefit of the creditors.

 

(b) Remedies.
Upon the occurrence of any Event of Default, the non-defaulting party may, at its option, and in addition to and cumulatively
of any other rights it may have at law or in equity or under this Lease (i) cure the Event of Default on the defaulting
party’s behalf, in which event the defaulting party shall reimburse the non-defaulting party for all sums so expended;
(ii) terminate this Lease by notice to the defaulting party and in conformity with the procedures required herein and by
applicable law; or (iii) enforce, by all proper and legal suits and other means, its rights hereunder, including, without
limitation, pursuing injunctive or other equitable relief as a remedy. Landlord expressly reserves a right of entry to
repossess the Leased Premises if there is an Event of Default by Tenant. The rights, remedies, options or elections of the
Parties in the Lease are cumulative, and the failure of a Party to enforce performance by the other of any provision of the
Lease applicable to the other Party, or to exercise any right, remedy, option or election, or the acceptance by Landlord of
Base Rent or Additional Rent from Tenant after any Event of Default by Tenant, in any one or more instances, shall not act as
a waiver or a relinquishment at the time or in the future, by Landlord of such provisions of the Lease, or of such rights,
remedies, options or elections, and they shall continue in full force and effect, a waiver by Landlord or Tenant, as the case
may be, only being effective if in writing, expressly setting forth the waiver.

 

	14.	Surrender of Possession.

 

(a)            
Tenant Property. On the expiration or earlier termination of this Lease, title to all Improvements located at
the Leased Premises shall continue to be the property of Tenant, its successors or assigns.

 

(b)            
Delivery of Leased Premises. In accordance with the foregoing, Tenant shall, on or before the last day of the
Term, or upon the earlier termination of this Lease, peaceably and quietly leave, surrender and yield up to Landlord the Leased
Premises, free of all occupants and all property of Tenant, including, without limitation, the Solar Facility and related improvements.

 

(c)             Removal
of Solar Facility and other Improvements. Promptly after the expiration or earlier termination of the Term, Tenant shall
decommission, dismantle and remove the Solar Facility and all other Improvements, returning the Leased Premises and the
Property to its condition as of the Effective Date to the extent reasonably practical (reasonable wear and tear, casualty and
condemnation excepted). All electric current shall be terminated in accordance with all Legal Requirements and in a manner
that shall not interfere with the use of or operation of the Property by any then current or future tenants licensees of the
Property, and in no event shall removal affect the integrity of the roof on the Building, which shall be as leak proof as it
was immediately prior to the removal of the Solar Facility. Landlord hereby grants to Tenant and its successors and assigns a
license to enter upon the Premises to perform the activities required to be performed by Tenant pursuant to this Section,
which license shall be effective commencing upon the date of termination or expiration of the Term and shall continue for
sixty (60) days thereafter. Tenant shall also repair or replace, as the case may be, any damage
to the Property, including, without limitation, the Building, resulting from such removal, all to Landlord’s reasonable
satisfaction. Tenant shall commence work to remove the Solar Facility promptly upon the termination or expiration and
shall complete the removal sixty (60) days thereafter. If any or all of the Solar System and all related improvements are not
removed per the terms of this Section, then in addition to such condition being deemed an Event of Default, and Landlord
having all rights and remedies provided for in this Lease, at law and in equity, the Solar System and other Improvements
shall be deemed abandoned by Tenant, and in such case, such items may be retained by Landlord, at no expense to Landlord, or
be disposed of by Landlord, in Landlord’s sole and absolute discretion, without accountability to Tenant, and all at
Tenant’s sole cost and expense. The provisions of this Section shall survive the expiration or earlier termination of
this Lease. Tenant shall continue to comply and cause all contractors and subcontractors to comply with the insurance
requirements and indemnification requirements of this Lease during the period of removal and restoration.

 

 

 

    	 	9	 

     

    

 

	15.	Indemnification.

 

(a)              
Tenant. Except as may be set forth otherwise in this Lease, Tenant shall indemnify, defend and hold harmless
Landlord from and against any claim, loss, expense, including reasonable attorneys’ fees, demand, lawsuit, or action (collectively,
“Losses”), to the extent resulting from the material breach by Tenant of any obligation, representation or
warranty arising under the Lease.

 

(b)               Landlord.
Except as may be set forth otherwise in this Lease, Landlord shall indemnify, defend and hold harmless Tenant from and
against any Losses, to the extent resulting from the material breach by Landlord of any obligation, representation or
warranty arising under the Lease.

 

(c)             
Consequential Damages. Neither party shall be liable to the other for incidental, consequential, special, punitive
or indirect damages, including but not limited to loss of use or loss of profit or revenue.

 

(d)            
Survival. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

 

16.            
Quiet Enjoyment; Conveyance by Landlord. As long as no Event of Default by Tenant has occurred, Landlord covenants
that subject to the terms and conditions of this Lease, Tenant shall and may peacefully and quietly have, hold, occupy and enjoy
the Leased Premises for the entire Term, without hindrance by Landlord or any party claiming under or through Landlord.

 

17.            
Brokerage Commission. Landlord and Tenant have dealt directly as principals and neither Party has knowledge of
any brokerage commission claimed or payable as a result of the execution of this Lease. Each Party hereby agrees to indemnify,
defend and hold harmless the other Party from and against claims for brokerage commissions asserted by any third party as a result
of actions by the indemnifying Party claimed to give rise to brokerage commissions payable as a result of the execution of this
Lease, which indemnification shall survive the expiration or earlier termination of this Lease.

 

18.            
OFAC Compliance. Landlord and Tenant each represents and warrants that (a) Landlord or Tenant, as the case may
be, and each person or entity owning an interest in Landlord or Tenant, as the case may be, is (i) not currently identified on
the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of
the Treasury (“OFAC”) and/or on any other similar list maintained by OFAC pursuant to any authorizing statute, executive
order or regulation (collectively, the “List”), and (ii) not a person or entity with whom a citizen of the
United States is prohibited to engage in transactions by any trade embargo, economic sanction, or other prohibition of United
States law, regulation, or Executive Order of the President of the United States, (b) none of the funds or other assets of Landlord
or Tenant, as the case may be, constitute property of, or are beneficially owned, directly or indirectly, by any “Embargoed
Person” (as hereinafter defined), (c) no Embargoed Person has any interest of any nature whatsoever in Landlord or Tenant,
as the case may be, (whether directly or indirectly), and (d) none of the funds of Landlord or Tenant, as the case may be, have
been derived from any unlawful activity with the result that the investment in Landlord or Tenant, as the case may be, is prohibited
by Law or that the Lease is in violation of Law. The term “Embargoed Person” means any person, entity or government
subject to trade restrictions under U.S. law, including but not limited to, the International Emergency Economic Powers Act, 50
U.S.C. §1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or
regulations promulgated thereunder with the result that the investment in Landlord or Tenant, as the case may be, is prohibited
by Law or Tenant is in violation of Law. Landlord and Tenant, as the case may be, each covenants and agrees (A) to comply with
all Applicable Laws relating to money laundering, anti-terrorism, trade embargos and economic sanctions, and (B) to immediately
notify the other in writing if any of the representations, warranties or covenants set forth in this section are no longer true
or have been breached or if Landlord or Tenant, as the case may be, has a reasonable basis to believe that they may no longer
be true or have been breached. Tenant covenants not to use funds from any “Prohibited Person” (as such term is defined
in the September 24, 2001 Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to
Commit, or Support Terrorism) to make any payment due to the Landlord under the Lease. Tenant acknowledges that Tenant’s
inclusion on the List during the Term, or any renewal thereof, as the case may be, of the Lease shall be an Event of Default (without
the need for any notice and with no opportunity to cure), thereby entitling Landlord to the exercise of any and all rights and
remedies provided for under this Lease, under Applicable Law and in equity. Tenant covenants that Tenant shall not permit the
Leased Premises or any portion thereof to be used or occupied by any person or entity on the List or by any Embargoed Person (on
a permanent, temporary or transient basis), and any such use or occupancy of the Leased Site by any such person or entity shall
be an Event of Default (without the need for any notice and with no opportunity to cure), thereby entitling Landlord to the exercise
of any and all rights and remedies provided for under this Lease, under Legal Requirements and in equity.

 

 

 

    	 	10	 

     

    

 

19.       Landlord’s
Representations, Warranties and Covenants. Landlord hereby represents, warrants and covenants to Tenant as of the
Effective Date (a) that Landlord has not received any written notice of a pending or threatened suits affecting the Property;
(b) the execution and performance of this Lease by Landlord does not violate any contract, agreement or instrument to which
Landlord is a party; (c) the execution, delivery and performance by Landlord under this Lease have been duly authorized by
all necessary limited liability company action by Landlord and do not violate any provision of any current law applicable to
Landlord or the Property or any order, judgment or decree of any court or other agency presently binding on Landlord.
Landlord represents and warrants that, as of the Effective Date; (i) Landlord has received no written notice that there are
any Hazardous Substances (defined below) affecting the Leased Premises, or any outstanding written notice requiring a cleanup
at the Property and affecting the Leased Premises; and (ii) Landlord has not received any written notice of any violations by
any Governmental Authorities with respect to the Leased Premises alleging a violation of applicable Legal Requirements.
Landlord shall indemnify, defend and hold harmless Tenant from and against any and all Losses to the extent resulting from
any cleanup obligation imposed on Tenant, except to the extent resulting from any Hazardous Substances brought to the
Property by, stored, handled, used, transported, treated, disposed of, or discharged by Tenant or any of Tenant’s
employees, agents, representatives,contractors,subcontractors, suppliers, guests, licensees and/or invitees
(“Tenant Entities”); however, the foregoing is not a grant of permission for Tenant or any Tenant Entities to
bring any Hazardous Substances onto or to store, handle, use, transport, treat, dispose of or discharge any Hazardous
Substances in, on, at or under the Property, and such event automatically shall be deemed an Event of Default. The provisions
of this Section 23 shall survive the expiration or earlier termination of this Lease. The term “Hazardous
Substance” as used in this Lease shall mean any hazardous or toxic material, substance, or waste, pollutant or
contaminant, or infectious or radioactive material, which is regulated now or in the future under any Legal Requirement,
including but not limited to any material, substance, or waste, which is: (i) defined as a solid waste, hazardous substance,
toxic substance or hazardous waste under any Environmental Laws; (ii) a petroleum hydrocarbon, including crude oil or any
fraction thereof and all petroleum products, and wastes; (iii) polychlorinated biphenyls; (iv)
trichloroethylene,tetrachloroethylene, perchloroethylene and other chlorinated solvents; v) lead; or (vi) defined or
regulated as a hazardous substance or hazardous waste under any rules or regulations promulgated under any Environmental Law.
“Environmental Laws” means any federal, state or local laws, ordinances, statutes, codes, rules, regulations,
orders, directives or decrees now or hereinafter in effect relating to Hazardous Substances.

 

20.       Estoppel
Certificates. Either party agrees, at any time and from time to time upon not less than ten (10) Business Days’
prior notice by the other party, to execute, acknowledge and deliver to the other party, or to any person designated by the
other party, a written estoppel certificate certifying: (i) that this Lease is unmodified and in full force and effect (or,
if there have been modifications, that the Lease is in full force and effect as modified and stating the modifications); (ii)
the dates to which the Base Rent and Additional Rent required of Tenant under the Lease has been paid; (iii) whether any
Event of Default exists in the performance of any of the provisions of the Lease applicable to Landlord or Tenant, as the
case may be, and if so, specifying the Event of Default; (iv) the Lease Effective Date and the Solar Facility achieved
commercial operation; and (v) any other information either party may reasonably request, it being intended that any such
statement delivered pursuant to this Section 24 may be relied upon by the other party, or any prospective purchaser,
lender, auditor or creditor. Any party’s failure to execute, acknowledge, and deliver, on request, such an estoppel
within the specified time shall constitute acknowledgment by such party to all persons entitled to rely on the estoppel
certificate that the information contained in the form of estoppel certificate provided with the request is true and accurate
in all respects. Such failure to execute, acknowledge, and deliver, on request, such an estoppel within the specified time
shall also constitute a waiver, with respect to all persons entitled to rely on the estoppel certificate (other than Landlord
or Tenant, as the case may be), of any defaults that may exist as of the outside date for return of the requested estoppel
certificate. The foregoing notwithstanding, the acknowledgments and waivers addressed in the immediately preceding two
sentences shall not apply to the extent such acknowledgment or waiver is inconsistent with any statement or information set
out in a written notice provided by such party to the requesting party within the specified time.

 

21.            
Notices. All notices, approvals, disapprovals or elections required or permitted to be given under this Lease
shall be in writing and shall be (i) delivered personally; (ii) mailed, certified or registered mail, return receipt requested;
(iii) sent by email transmission, so long as on the same day such notice or other communication also is sent by Federal Express
or other professional carrier, for next Business Day delivery; or (iv) sent by Federal Express or other professional carrier for
next Business Day delivery, to the parties at the addresses described in the Basic Lease Provisions or at such other addresses
as shall be designated by Tenant or Landlord in writing. Except as expressly set forth in this Lease, notices shall be deemed given
upon delivery or refusal; provided that notice sent by email shall only be deemed received when the sender has electronic confirmation
that it was sent to all parties (and has retained a printed confirmation of the delivery to the applicable email address).

 

 

 

    	 	11	 

     

    

 

22.            
Ownership of Facility. For the avoidance of doubt, Landlord acknowledges and agrees that Tenant shall be the
legal and beneficial owner of the Solar Facility at all times, including all Environmental Attributes, Solar Incentives, and any
other tax attributes, and the Solar Facility shall remain the personal property of Tenant and shall not attach to or be deemed
a part of, or fixture to, the Property. The Solar Facility shall at all times retain the legal status of personal property as defined
under Article 9 of the Uniform Commercial Code. Landlord covenants that it will use commercially reasonable efforts to place all
parties having a mortgage of the Property on notice of the ownership of the Solar Facility and the legal status or classification
of the Solar Facility as personal property. If there is any mortgage or fixture filing against the Property, which could reasonably
be construed as prospectively attaching to the Solar Facility as a fixture of the Property, Landlord shall provide a disclaimer
or release from such lienholder.

 

23.             Tenant
Representations and Warranties. In order to induce Landlord to enter into this Lease, Tenant represents and warrants,
as of the Effective Date, as follows:

 

(a)            
Due Organization. Tenant is duly organized, validly existing and in good standing under the laws of the
State of New York, has the full power, right and authority to execute and deliver this Lease and perform its obligations hereunder.
Tenant has taken all limited liability company action required to execute, deliver and perform this Lease and has obtained all
required consents, approvals and authorizations required for the execution, delivery and performance of this Lease.

 

(b)            
Insolvency. Tenant has not filed any petition seeking or acquiescing in any reorganization, arrangement,
composition, readjustment, liquidation, dissolution or similar relief under any law relating to bankruptcy or insolvency, nor
has Tenant received written notice that such a petition has been filed against Tenant No general assignment of Tenant’s
property has been made for the benefit of creditors, and neither Tenant have received any written notice that a receiver, master,
liquidator or trustee has been appointed for Tenant or any of their property. Neither Tenant is insolvent.

 

(c)             
No Pending Litigation. Tenant has not received any written notice of a claim, litigation, proceeding
or governmental investigation pending or threatened against or relating to Tenant, Tenant’s properties or business or the
Solar Facility or its construction which is in conflict with this Lease or which could have a material adverse impact upon this
Lease.

 

24.       Force
Majeure. If performance of this Lease or of any obligation hereunder (other than a monetary obligation) is prevented
or substantially restricted or interfered with by reason of an event of Force Majeure (as defined below), the affected party,
upon giving notice to the other party, shall be excused from such non-monetary performance to the extent of and for the
duration of such prevention, restriction or interference. The affected party shall use reasonable efforts to avoid or remove
such causes of nonperformance and shall continue performance hereunder whenever such causes are removed. “Force
Majeure” means any act or event that prevents the affected Party from performing its non-monetary obligations in
accordance with this Lease, if such act or event is beyond the reasonable control and not the result of the fault or
negligence of the affected Party and such Party could not have overcome such act or event with the exercise of due diligence
(including the expenditure of reasonable sums). Subject to the foregoing, Force Majeure may include without limitation the
following acts or events: (i) Acts of God, including hurricanes, floods, earthquakes, and any other adverse weather
conditions that are out of the ordinary for the geographic area of the Property, and which directly result in a party’s
inability to perform its obligations, (ii) acts of civil disorder including acts of sabotage, acts of war, lockouts,
insurrection, riots, mass protests or demonstrations, and police action in connection with or in reaction to any such acts of
civil disorder, when any such acts of civil disorder directly result in a Party’s inability to perform its obligations
and are not a result of such Party’s breach of any agreement, and (iii) failures resulting from fires, mechanical
breakdowns of or necessities for making repairs or alterations to transformers, power lines, switching equipment, inverters,
machinery, cables, meters or any of the equipment therein or thereon, when any such failure directly results in a
Party’s inability to perform its non-monetary obligations.

 

	28.	Feasibility Period.

 

(a)             
Tenant shall have six (6) months from the Effective Date in which to secure Governmental Approvals and to secure an Engineering
Report, as set forth below (“Feasibility Period”).

 

 

 

    	 	12	 

     

    

 

(b)             Governmental
Approvals. It is understood and agreed that Tenant’s ability to use the Leased Premises is expressly contingent
upon its ability to obtain all material permits, licenses, certificates, authorizations and other approvals (collectively the
“Governmental Approvals”) that may be required by any federal, state, or local authorities, including without
limitation, the New York Board of Public Utilities and the local electric distribution company, for the installation and
operation of the Solar Facility. Landlord shall reasonably cooperate with Tenant in Tenant’s effort to obtain such
Governmental Approvals, at no cost to Landlord. Tenant shall have a right to terminate this Lease in the event that any
Governmental Approvals required for the installation of the Solar Facility are not secured by Tenant within the Feasibility
Period, or the Governmental Approvals are unreasonably conditioned and therefore deemed unacceptable to Tenant. Tenant shall
promptly apply for and diligently pursue all Governmental Approvals required by Tenant for the installation of the Solar
Facility, shall report no less than quarterly to Landlord on the status of all Governmental Approvals required and the
application therefore, and shall notify Landlord of the grant or denial of any Governmental Approvals and, if granted, if any
such Governmental Approval is unreasonably conditioned and therefore deemed unacceptable to Tenant. If Tenant elects to
terminate this Lease because it is denied a Governmental Approval or a Governmental Approval is unreasonably conditioned and
therefore deemed unacceptable to Tenant, it shall do so on notice to Landlord given within fifteen (15) Business Days of the
denial or grant of the Governmental Approval that is unreasonably conditioned, as the case may be, but in any event no later
than the end of the Feasibility Period. Following a termination, and except with respect to obligations that survive the
expiration or earlier termination of this Lease, neither party shall have any further obligation to the other with respect to
this Lease or the Property. Tenant acknowledges that because of the importance to Landlord knowing whether Tenant shall
terminate this Lease no later than the date specified, the failure to timely notify Landlord will conclusively be presumed an
election by Tenant not to terminate this Lease. Furthermore, Tenant acknowledges that the Leased Site and the Property are owned
by Landlord as a real estate investment and  failure by Tenant to give timely notice of a termination as provided for in
this Section, regardless of whether the result of accident, surprise, neglect or mistake, shall not in any way entitle Tenant
to give the termination notice after the specified time period. Tenant shall deliver to Landlord promptly after filing, a
copy of all filings with the local electric utility, as well as a copy of the interconnection agreement.

 

(c)       Engineering
Report. Within sixty(60) days following the commencement of the Feasibility Period, Tenant shall, at Tenant’s own cost and expense, cause to
be prepared an engineering report that shall be certified to Landlord by a New York licensed professional engineer, in form and
substance reasonably satisfactory to Landlord (the “Engineering Report”), which report shall be for the benefit of
and shall confirm to Landlord and Tenant that the Solar Facility not affect the structural integrity of the Building, including,
without limitation, the roof of the Building, nor interfere with the load capacity of the roof, including, without limitation,
the load capacity of the roof with respect to the day to day operations and snow load, and that the Building infrastructure and
roof structure can support the Solar Facility. If the Engineering Report does not confirm the foregoing, then Landlord shall have
the right to terminate this Lease on notice to Tenant, in which event, except with respect to obligations that survive the expiration
or earlier termination of this Lease, neither party shall have any further obligation to the other with respect to this Lease or
the Property.

 

	29.	Miscellaneous Provisions.

 

(a)            
Waiver of Jury Trial. EACH PARTY HERETO WAIVES, TO THE FULL EXTENT PERMITTED BY LAW, THE RIGHT TO A JURY TRIAL
IN ANY LITIGATION CONCERNING THIS LEASE OR ANY DEFENSE, CLAIM, COUNTERCLAIM, OR SIMILAR CLAIM OF ANY NATURE.

 

(b)             
Counterparts. This Lease may be executed in counterparts. All executed counterparts shall constitute one agreement,
and each counterpart shall be deemed an original. The parties hereby agree signatures transmitted by facsimile or email (including
electronic signatures) shall be legal and binding and shall have the same full force and effect as if an original of this Lease
had been delivered and hereby waive any defenses to the enforcement of the terms of this Lease based on the foregoing forms of
signature.

 

(c)             
Time Periods. If any date for exercise of any right, giving of any notice, or performance of any provision of
this Lease falls on a Business Day, then the time for performance will be extended to the next Business Day. Business Day shall
mean a day other than a Saturday, Sunday and days that are federal or State of New York holidays such that the federal or State
of New York governments are closed for business and the following Jewish holidays: The two days of Rosh Hashanah, Yom Kippur,
the first two days of Sukkot, Shemini Atzeret, Simchat Torah, the first two and last two days of Passover and Shavuot. Any time
period provided for in this Lease that ends on a Saturday, Sunday or legal holiday shall extend to 5:00 p.m. New York time on
the next full Business Day.

 

 

 

    	 	13	 

     

    

 

(d)            
No Waiver. The failure of either party to require strict performance by the other party of any provision of
this Lease will not be considered a waiver of any other provision, nor prevent any party from enforcing that or any other performance
at any time thereafter. Neither the acceptance of keys to the Leased Premises nor any other act or thing done by Landlord or any
agent or representative of Landlord shall be deemed to be an acceptance of a surrender of the Leased Premises, excepting only
an agreement in writing signed by both parties, accepting or agreeing to accept a surrender of the Leased Premises.

 

(e)            
Further Assurances. The parties shall at their own cost and expense execute and deliver such further documents
and instruments and shall take such other actions as may be reasonably required or appropriate to carry out the intent and purposes
of this Lease.

 

(f)              
Governing Law & Jurisdiction. This Lease is made pursuant to, and shall be construed and enforced in accordance
with, the laws of the State of New York, without giving effect to its conflict of laws provisions. Furthermore, the parties irrevocably
submit to the jurisdiction of the Supreme Court of the State of New York, Westchester County in the event of a dispute arising
from this Lease.

 

(g)             
Amendments; Entire Agreement. This Lease contains the entire agreement between the Parties and is intended by
the Parties to set forth their entire agreement with respect to the subject matter hereof, and any agreement hereafter made shall
be ineffective to change, modify or discharge this Lease, in whole or in part, unless such agreement is in writing and signed
by both parties to this Lease. Landlord and Tenant agree that all prior or contemporaneous oral or written agreements between
or amongst themselves or their agents are merged in or revoked by this Lease. The individuals signing this Lease, by signing this
Lease, individually represent and warrant that they have the authority to sign this Lease on behalf of the Party for whom they
are signing and to bind such Party to the terms and conditions of this Lease. In no event shall any member, shareholder, officer
or director of either Landlord or Tenant have any personal liability under this Lease. Words of any gender in this Lease shall
be held to include any other gender and words in the singular number shall be held to include the plural as the sentence requires;
and visa-versa.

 

(h)            
Partial Invalidity. If any term or provision of this Lease is, to any extent, determined by a court of competent
jurisdiction to be invalid or unenforceable, the remainder of this Lease shall not be affected thereby, and each remaining term
and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law.

 

(i)              
Successors and Assigns. This Lease, and the rights and obligations of the Parties hereto, shall be binding upon
and inure to the benefit of the parties and their respective successors, heirs, executors, administrators and permitted assigns.

 

(j)          
Interpretation. The parties acknowledge that their attorneys have reviewed and revised this Lease and that any
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. Each party was represented by legal counsel in the negotiation
of this Lease.

 

(k)            
Headings. The headings herein are inserted only for convenience and shall have no effect in interpreting the
meaning of any provision.

 

No Third Party Beneficiaries. This Lease and each of
the provisions hereof are solely for the benefit of Landlord and Tenant and their permitted assigns. No provisions of this Lease,
or of any of the documents and instruments executed in connection herewith, shall be construed as creating in any person or entity
other than Landlord and Tenant any rights of any nature whatsoever.

 

[Signature Page to Follow]

 

 

 

    	 	14	 

     

    

 

IN WITNESS WHEREOF, Landlord and Tenant
have executed this Lease as of the Effective Date.

 

LANDLORD:

 

Vision Downtown Urban Renewal, LLC

 

By: ________________________

Name: ______________________

Title: _______________________

 

TENANT:

 

GREEN STREAM HOLDINGS, INC.

 

By: ________________________

Name: ______________________

Title: _______________________

 

 

 

 

 

 

 

 

 

    	 	15	 

     

    

 

EXHIBIT C

 

SOLAR FACILITY DESCRIPTION

 

	Installation Type:	Solar Photovoltaic system
	Project size:	79.265 KW
	Panel Make:	Q-Cell 415
	# of Panels:	191
	Inverter:	SolarEdge 14.4 208v
	# of Inverters:	5
	Power Optimizer:	Solar Edge PS0S 191
	Quantity:	191
	Installation Type:	Roof, Awning & Carport
	Tilt:	Various Degrees
	Orientation:	139 Degrees

 

 

 

 

 

 

    	 	16Exhibit 10.10

 

 

Letter of Agreement

Amergy Solar 

1100 Cornwall Rd

Monmouth Junction, NJ 08852

 

Green Stream Holdings, Inc.

16620 Marquez Ave

Pacific Palisades, CA 90272

 

Dear Vinnie Cammarata,

 

This letter (the “Agreement”) summarizes my understanding
of the agreement that we reached on October 29th, 2020 during our meeting. If this Agreement is acceptable to you, please
sign below in the space designated for your signature.

 

1. Agreement

It is my understanding we have agreed to
the following:

 

2. Term

The term of this Agreement (“Term”)
will commence as of November 2, 2020 and will continue in effect until November 2, 2021, at which point it will terminate, unless
the Term is extended or terminated earlier in a written document signed by both of us in the manner described in Paragraph 5 of
this Agreement or as otherwise provided for in this Agreement

 

3. No Other Agreement

This Letter of Agreement contains the entire
agreement between us. No part of this Letter of Agreement may be changed, modified, amended or supplemented except in a written
document, signed by both of us which specifically states that the document is being signed for the purposes of modifying this Agreement.
Each of us acknowledges and agrees that the other has not made any representations, warranties or agreement of any kind, except
as is expressly described in this Agreement.

 

4. Projects

The following sites will be covered by
this Agreement

		A.	44 Victory Blvd, Staten Island, NY

		B.	4290 Austin Blvd, Island Park, NY

		C.	15-17 Sherwood Ave, Yonkers, NY

		D.	11 Station Rd, Bellport NY

 

5. Scope of Work

Amergy Solar will provide the EPC work
for the above stated projects including the NYSERDA and utility interconnection applications. Green Stream Holdings, Inc will use
Renewable Energy Development for the solar designs and the local NY building and electrical permitting.

 

 

 

    	 	1	 

     

    

 

6. Retainer Fee

Green Stream Holdings, Inc. will pay Amergy
Solar five thousand dollars ($5,000) as a retainer to begin work on the above stated projects. As the work progresses their will
be a separate solar agreement for each individual project that will be signed between Amergy Solar and Green Stream Holdings, Inc.

 

7. Governing Law

This Agreement shall be interpreted in
accordance with the laws on New Jersey. In interpreting this contract, we each hereby acknowledge that we have mutually agreed
to the terms of this Agreement and thus waive the protections of any law or statute which provides that in case of uncertainty
not removed by the laws relating to the interpretation of the contracts, the language of a contract should be interpreted against
the drafter of the contract. Further, we agree that in the event that any one or more of the provisions of this agreement shall
be found invalid, illegal, or unenforceable in any respect, the validity, legality, and enforceability of the remaining provisions
contained herein shall not be in any way affected or impaired.

 

8. Remedy of the
Parties

Except as otherwise specifically provided
for in this Agreement, in the event one of us is in default or in breech of any of the material provisions of this Agreement and
fails to cure the default or breech within ten (10) days after written notice of such default or breech by the other, the non-breeching
party shall have the right to terminate this Agreement.

 

9. Assignment

This Agreement shall only be assignable
or transferable by one of us upon the written approval of the other.

 

10. Relationship
of the Parties

It is understood and agreed that this Agreement
does not create a partnership, joint venture, or employment relationship of any kind between us; that each of us is acting as independent
contractors with respect to each other; and that none of the employees of either of us will be deemed to be employees of the other
for any purpose.

 

11. Termination

Either of us shall have the right, forthwith
and without further notice, to terminate this Agreement by written notice to the other, upon the occurrence of any of the following
events:

		(A)	A breech or default of a provision of this Agreement.

		(B)	A Force Majeure Event that continues for a period of thirty (30) days; or

		(C)	The death or incapacity of either of us during the Term.

 

 

Customer has the right to cancel the
agreement within 3 days of contract signing in writing to:

 

Amergy Solar Inc. 1100 Cornwall Rd. Ste
202 Monmouth Junction, NJ 08852

 

 

YOUR SIGNATURE BELOW INDICATES THAT YOU HAVE RECEIVED, THOROUGHLY
READ AND UNDERSTOOD, AND AGREED TO ALL TERMS AND CONDITIONS IN THE EIGHT (3) PAGES OF THIS CONTRACT. 

 

For and on Behalf of Amergy Solar 

 

/s/ Frank DeCicco

Name: Frank DeCicco

Date: October 29, 2020

 

 

For and on Behalf of Green Stream Holdings,
LLC

 

/s/ Madeleine Cammarata

Name: Madeleine Cammarata

Date: October 29, 2020

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