Document:

exv10w31

Exhibit 10.31

Amendment No. 1

to the

Coca-Cola Bottling Co. Consolidated

Supplemental Savings Incentive Plan

(As Amended and Restated Effective January 1, 2007)

     THIS AMENDMENT to the Coca-Cola Bottling Co. Consolidated Supplemental Savings Incentive Plan
(as amended and restated effective January 1, 2007) (the “Plan”) is adopted by the Committee.

     WHEREAS, Coca-Cola Bottling Co. Consolidated (the “Company”) has adopted and maintained the
Plan to provide benefits to selected key employees;

     WHEREAS, the Plan authorizes the Committee to make amendments to the Plan; and

     WHEREAS, the Committee desires to amend the Plan to provide greater flexibility in the amount
of the Matching Contribution provided under the Plan.

     NOW THEREFORE, the Plan is amended as follows effective as of January 1, 2010:

     1. Section 1.32 of the Plan is hereby amended in its entirety to read as follows:

     “1.32 Plan Administrator

	 	 	 	The Vice Chairman of the Board or such other person designated by such
individual or by the Chief Executive Officer of the Company.”

     2. A new Subsection (c) is added to Section 3.1 of the Plan to read as follows:

	 	“(c)	 	 Post-2009 Matching Contributions: The Plan Administrator, in his
or her sole and absolute discretion, may change the amount of the Matching
Contribution described in Subsection (b) of this Section for any Plan Year
beginning after the 2009 Plan Year, from time to time with respect to payroll
periods subsequent to the adoption of such change; provided, however, that any
such change may not cause an increase to the Matching Contribution described in
Subsection (b) of this Section.”

 

 

     3. The Coca-Cola Bottling Co. Consolidated Supplemental Savings Incentive Plan (as amended and
restated effective January 1, 2007), as amended by this Amendment No. 1, is hereby ratified and
confirmed in all respects.

	 	 	 	 	 	 
	 

	 	Compensation Committee of the Board of
 Directors of
Coca-Cola Bottling Co.
Consolidated
	 
	 	 	 	 
	 

	 	By:
	 	/s/ Henry W. Flint
	 

	 	 	 	 
	 	 	 	 	Henry W. Flint 	 
	 
	Date: December 4, 2009 	 	 	 

 - 2 -exv10w1

Exhibit 10.1

February 22, 2010

Dwayne Montgomery

1610 Bear Creek Lane

Thompsons Station, TN 37179

Dear Dwayne:

On behalf of TranS1, Inc., I am pleased to offer you the position of Vice President of Sales,
reporting directly to me, as President and COO. If you accept our offer, I would like to aim for a
start date of March 8, 2010. In the event that your current employer declines your notice, we can
administratively handle an earlier date.

The following describes the terms of our offer of employment:

Job Responsibilities:

As Vice President of Sales, your core responsibilities will include the classic management activity
of a sales organization. As discussed, your expertise is expected to assess the status of the
TranS1 sales team and establish and execute a strategy to meet near-term sales goals and forecast
beyond 2010. Also reporting to you will be Reimbursement, Sales Training and Customer Care. As a
Company officer, TranS1 will provide applicable D&O insurance for you.

You will be expected to devote your full business time and best efforts to the performance of your
duties and responsibilities and to abide by Company policies and procedures that may be changed
from time to time.

Compensation:

A pre-tax annual compensation rate of TWO HUNDRED SEVENTY-FIVE THOUSAND DOLLARS ($275,000) will be
paid over twenty-four (24) payroll periods during the year. Semi-monthly payroll dates are the
15th and last day of each month.

You will also be eligible for an annual bonus Plan, equal to a maximum of one hundred (100%)
percent of your annual base salary. Your bonus will be made up of ninety (90%) percent sales
objective-related and ten (10%) percent from personal objectives. A one hundred (100%) percent
bonus payout of the sales-related objective will be made if the total US sales quota is achieved
while staying within the allocated expense plan. Fifty (50%) percent of the bonus will be paid if
ninety (90%) percent of the quota is achieved. Linear interpolation will be used to determine
payout between ninety (90%) percent and one hundred (100%) percent achievement. Anything under
ninety

 

 

(90%) percent to quota will have zero bonus payout for the sales-related portion of the
bonus. Your personal objectives will be determined by you and your manager shortly after your
start date.

Benefits:

During your employment, you will be entitled to participate in all benefit plans made available by
TranS1 from time to time to employees in comparable positions, subject to associated plan terms and
Company policies. See the enclosed Welcome Letter for details. Upon your employment, you will be
granted four (4) weeks of paid Vacation time.

Incentive Stock Options:

I am also pleased to inform you that as part of your employment offer, you will be granted options
to purchase 150,000 shares of common stock of TranS1, Inc. This move has been approved by the
Compensation Committee and will be recommended to the Board of Directors for approval at its
meeting following the commencement of your employment. The price per share will be established as
the fair market value at the time of Board approval. Once granted, the stock options shall vest
as to 25% on the first anniversary date of your employment with the Company and thereafter will vest in
thirty- six equal monthly installments. These options are subject to the conditions outlined in
the Company’s 2007 Stock Incentive Plan. A copy of the Plan is enclosed with this offer.

Relocation:

Given that the relocation process will be affected by immediate demands upon your time, TranS1 will
reimburse you for reasonable temporary housing expenses per the approval of the President/COO.

In order to secure an appropriate permanent residence in the Raleigh/Durham community, TranS1 will
cover the travel expenses for you and your spouse for two house-hunting trips.

TranS1 will pay for the packing and moving of household goods and transportation of same from one
(1) point of origination, temporary housing expenses as you establish your residence, realtor
commission and closing costs on the sale of your home, and closing costs for the purchase of a new
residence in the Raleigh/Durham community. All expenses will require proper recording and approval
by Ken Reali to qualify for reimbursement. Be advised that expenses not directly associated with
relocation are normally considered to be taxable income to you. Human Resources will provide
guidance to minimize this exposure and be available assistance throughout the process.

Should you resign your employment with TranS1 during the first twelve (12) months of your
employment, one hundred (100%) percent of the relocation monies paid to you or on your behalf up
until that point will be paid back to TranS1. Should you resign your employment with TranS1 before
you have completed twenty-four (24) months of your employment, fifty (50%) percent of the
relocation monies paid to you or on your behalf up until that point will be paid back to TranS1.

2

 

Relocation Forfeiture:

We understand that by accepting employment with TranS1, your former employer will require you to
repay a portion of the monetary relocation assistance provided to you. TranS1 will reimburse you
for this forfeiture, based upon documentation provided by your former employer.

Business Equipment:

In order to facilitate the efficient conduct of business, TranS1 executives are provided with a
corporate credit card, laptop computer and iPhone or Blackberry.

Employment Integrity:

The enclosed Welcome Letter also provides instructions regarding the Proprietary Information
Agreement (PIA), Employment Eligibility Verification form, and Employee Manual Review
Acknowledgment. Compliance with the applicable instructions, statements and policies will be among
the conditions of your employment with TranS1.

With respect to the PIA and the consulting activities you are winding down during the transition
period, please use page 6 of the Agreement titled, “List of Prior Inventions” to disclose
applicable clients and the anticipated duration of your association. In this way, we will retain
the intended purpose of the Agreement.

Please note that this letter and your response do not to constitute a contract of employment for a
stated term. This means that if you accept this offer, you will retain the right to terminate your
employment at any time and TranS1 will retain a similar right.

 

This offer will remain open for a period of five (5) business days. Please advise regarding your
interest in accepting this position during this time, as well as any questions you may have.
Before you begin work, please sign and return a copy of this letter and the PIA to HR.

302 Government Center Drive, Wilmington, NC 28403

910.332.1719 (voice) 910.256.1209 (fax)

tmcdonald@transl.com

In accepting this offer, you represent that you have not relied on any agreements or
representations, written or oral, express or implied, with respect to your employment that are not
set forth in this letter.

3

 

We look forward to having you join the TranS1 team and contributing to the continued success of the
Company.

Sincerely,

	 	 	 	 	 
	 	 	 
	/s/ Ken Reali
 	 
	Ken Reali 	 
	President and COO 	 
	 

	 	 	 	 	 
	Accepted:

 	 
	/s/ Dwayne Montgomery
 	 
	Dwayne Montgomery 	 
	 	 	 
	 

Date: February 22, 2010

4exv10w22

Exhibit 10.22

AMENDED AND RESTATED LEASE AGREEMENT

Between

SOLOMON AIRPARK, LLC

And

EMDEON BUSINESS SERVICES LLC

As of December 15, 2009

 

 

LEASE SUMMARY

The following is a summary of certain portions of this Lease.

	 	 	 
	Landlord:

	 	Solomon Airpark, LLC
	 
	 	 
	Landlord’s Address:

	 	4539 Trousdale Drive
	 

	 	Nashville, TN 37204
	 

	 	Attn: Gregory G. Turner
	 
	 	 
	 

	 	With a copy to:
	 
	 	 
	 

	 	White & Reasor, PLC
	 

	 	One American Center
	 

	 	3100 West End Avenue, Suite 1100
	 

	 	Nashville, TN 37203
	 

	 	Attn: John W. Stone, III
	 
	 	 
	Tenant:

	 	Emdeon Business Services LLC
	 
	 	 
	Tenant’s Address:

	 	3055 Lebanon Road, Suite 1000
	 

	 	Nashville, TN 37214
	 

	 	Attn: Real Estate Director
	 
	 	 
	 

	 	With a copy to: General Counsel
	 

	 	[Same Address]
	 
	 	 
	 

	 	And with a copy to:
	 
	 	 
	 

	 	Bass Berry & Sims, PLC
	 

	 	150 Third Ave. South, Suite 2800
	 

	 	Nashville, TN 37201
	 

	 	Attn: D. Mark Sheets
	 
	 	 
	Lease Term

	 	See definition in Section 3(a)
	 
	 	 
	Commencement Date:

	 	See definition in Section 3(b)
	 
	 	 
	Rent Commencement Date:

	 	Thirty (30) days after Commencement Date
	 
	 	 
	Expiration Date:

	 	180 months after Rent Commencement Date
	 
	 	 
	Minimum Rent:

	 	See Exhibit D
	 
	 	 
	Landlord’s Broker:

	 	Solomon Development, LLC

	 	 	 
	Tenant’s Brokers:

	 	Colliers Turley Martin Tucker

 

 

It is understood that the foregoing is intended as a summary of the Lease for convenience only and
if there is a conflict between the above summary and any provision of the Lease hereinafter set
forth, the latter shall control.

All capitalized terms not otherwise defined in this Lease that are defined in the Amended and
Restated Construction Agreement attached to this Lease as Exhibit C, shall have the
meanings assigned to such terms in such Amended and Restated Construction Agreement.

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	 	1.	 	 	Lease of Property

	 	 	1	 
	 	2.	 	 	Term

	 	 	3	 
	 	3.	 	 	Rent

	 	 	4	 
	 	4.	 	 	Use of Building; Compliance with Legal Requirements

	 	 	5	 
	 	5.	 	 	Taxes, Assessments and Association Fees

	 	 	6	 
	 	6.	 	 	Insurance Coverage; Waiver of Subrogation

	 	 	7	 
	 	7.	 	 	Maintenance and Repair

	 	 	9	 
	 	8.	 	 	Compliance, Utilities, Janitorial Services

	 	 	10	 
	 	9.	 	 	Alterations and Improvements

	 	 	11	 
	 	10.	 	 	Trade Fixtures and Other Personal Property

	 	 	11	 
	 	11.	 	 	Signs and Advertising

	 	 	12	 
	 	12.	 	 	Landlord’s Right of Entry

	 	 	12	 
	 	13.	 	 	Casualty Damage.

	 	 	13	 
	 	14.	 	 	Condemnation

	 	 	15	 
	 	15.	 	 	No Abatement of Rent

	 	 	16	 
	 	16.	 	 	Transfers by Tenant

	 	 	17	 
	 	17.	 	 	Transfers by Landlord

	 	 	18	 
	 	18.	 	 	Subordination

	 	 	18	 
	 	19.	 	 	Estoppel Certificates; Financial Statements

	 	 	19	 
	 	20.	 	 	Events of Default by Tenant

	 	 	19	 
	 	21.	 	 	Landlord’s Remedies

	 	 	20	 
	 	22.	 	 	Landlord’s Default

	 	 	21	 
	 	23.	 	 	Tenant’s Remedies

	 	 	21	 
	 	24.	 	 	Tenant’s Indemnification Obligations

	 	 	22	 
	 	25.	 	 	Landlord’s Indemnification Obligations

	 	 	23	 
	 	26.	 	 	Protection Against Liens

	 	 	23	 
	 	27.	 	 	Holding Over

	 	 	24	 
	 	28.	 	 	Attorneys’ Fees

	 	 	24	 
	 	29.	 	 	Waiver

	 	 	24	 
	 	30.	 	 	Leasing Commissions

	 	 	25	 
	 	31.	 	 	Notices

	 	 	25	 
	 	32.	 	 	Waiver of Security Interest

	 	 	25	 
	 	33.	 	 	Landlord’s Environmental Representations and Warranties

	 	 	26	 
	 	34.	 	 	Acquisition Closing and Contingency Periods

	 	 	26	 
	 	35.	 	 	Subdivision of Airpark Parcel

	 	 	27	 
	 	36.	 	 	Miscellaneous

	 	 	27	 

 

 

AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE AGREEMENT (the “Lease”), made and entered into as of December
15, 2009, by and between SOLOMON AIRPARK, LLC, a Tennessee limited liability company (“Landlord”)
and EMDEON BUSINESS SERVICES LLC, a Delaware limited liability company (“Tenant”),

WITNESSETH:

     WHEREAS, Landlord and Tenant are parties to a Lease Agreement dated August 24, 2009 (the
“Original Lease”) pursuant to which Landlord agreed to construct a data center on land owned by
Landlord and to lease it to Tenant, and Tenant agreed to lease such data center from Landlord; and

     WHEREAS, such data center is now under construction in accordance with the Original Lease; and

     WHEREAS, Tenant now desires to expand such data center and Landlord desires to construct such
expanded data center and lease it to Tenant; and

     WHEREAS, Landlord and Tenant desire to amend and restate the Original Lease to set forth the
terms and conditions under which Landlord will construct such expanded data center and lease it to
Tenant,

     NOW, THEREFORE, in consideration of the mutual promises, covenants and undertakings
hereinafter contained, and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, Landlord and Tenant hereby agree as follows:

1. Amendment and Restatement of Original Lease. Landlord and Tenant hereby amend and
restate the Original Lease. Subject only to the Lease Contingencies (as defined in Subsection 35(a)
hereof), from and after the execution and delivery hereof, the Original Lease shall be of no
further force and effect and this Amended and Restated Lease Agreement shall be the “Lease” between
Landlord and Tenant.

2. Lease of Property.

     (a) Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, (i) the
tract of real property described on Exhibit A attached hereto, including and
subject to all improvements thereto, all rights, privileges, easements, servitude,
right-of-ways, and appurtenances belonging or appurtenant thereto (the “Land”), (ii) the
Shell Building (as defined in the hereinafter described Construction Agreement) and (iii)
the Land Sitework (as defined in the hereinafter described Construction Agreement) (the
Shell Building, the Land Sitework and the Land being collectively referred to herein as
the “Property”). The Land is part of the approximately twenty-one (21) acre parcel of
land described on Exhibit B attached hereto (the “Airpark Parcel”)

 

 

     (b) Landlord agrees to construct and complete the Shell Building and the Land
Sitework in accordance with the Amended and Restated Construction Agreement attached
hereto as Exhibit C (the “Construction Agreement”) and made a part hereof for all
purposes.

     (c) Landlord hereby covenants that Tenant shall peaceably and quietly hold and enjoy
the Property throughout the Term (as hereinafter defined) on and subject to all of the
provisions and conditions of this Lease; and, subject to the performance by Landlord of
its obligations under the Construction Agreement, Tenant shall accept the Property from
Landlord on the Completion Date (as defined in the Construction Agreement).

     (d) Landlord represents and warrants that it has the full power and authority to
execute this Lease and that it owns the Land in fee simple and will grant the estate
demised herein, subject only to the liens and encumbrances described in Exhibit F
(collectively, the “Permitted Encumbrances”).

     (e) As long as Tenant is entitled to possession of the Property, Tenant shall have
the exclusive right to use any parking areas, driveways, sidewalks, and other site
improvements on the Land as they may exist from time to time, subject to the Permitted
Encumbrances.

     (f) Landlord acknowledges and agrees that prior to the date hereof, Landlord has
delivered to Tenant true and complete copies of any surveys, title policies (including
copies of the Permitted Encumbrances) and environmental reports in its possession.

     (g) Ingress and egress to the Land shall be provided to Airpark Center East
substantially as outlined in the site plan attached hereto as Exhibit G (the
“Site Plan”).

     (h) Landlord and Tenant acknowledge that Tenant, Landlord, the Land and the Airpark
Parcel are subject to the terms and conditions of the Declaration of Covenants,
Conditions, Restrictions, Reservations and Easements for Airpark East, of record as
instrument 20011115-0125662, Register’s Office of Davidson County, Tennessee, as amended
by the First Amendment to Declaration of Covenants, Conditions, Restrictions,
Reservations and Easements for Airpark East, of record as instrument 20080109-0002825,
Register’s Office of Davidson County, Tennessee (as amended, the “Declaration”). Landlord
agrees that, except as Landlord may be required by the terms of the Declaration, in no
event shall Landlord agree to any amendment or modification to the Declaration, or
consent to any matter under the Declaration, that could adversely affect the rights, or
increase the obligations, of Tenant hereunder, including, without limitation, any action
that (i) grants any easement that could interfere with the operations of Tenant, or (ii)
grants any access easements or other rights of ingress or egress to third parties onto or
through the Land. Landlord agrees to (x) promptly provide Tenant with copies of any
notices that Landlord may give or receive pursuant to the Declaration, and (y) cast any
votes as a member of the Association (as defined in the Declaration) with respect to the
Property, as directed by

 

 

Tenant. Landlord represents and warrants that it has or will receive all necessary
approvals required pursuant to the Declaration in order to construct the improvements
described in the Construction Plans (as defined in the Construction Agreement).

     (i) Subject to Landlord’s rights to subdivide the Airpark Parcel as described in
Section 36 hereof, Landlord shall not amend, modify or terminate the Permitted
Encumbrances (other than the Declaration), or allow any new encumbrances with respect to
the Property to be created, without the prior written consent of Tenant.

3. Term.

     (a) The term of this Lease (the “Initial Term”) shall begin on the Commencement Date
(as hereinafter defined) and end on the last day of the one hundred eightieth (180th)
full calendar month following the Rent Commencement Date (as hereinafter defined). Thus,
unless the Commencement Date falls on the first day of a calendar month, the Initial Term
will also include the initial partial calendar month immediately following the
Commencement Date.

     (b) The “Commencement Date” shall be the earlier to occur of:

     (1) One Hundred and Fifty (150) days from the Completion Date, or

     (2) the date on which Tenant first begins to occupy the Property for the conduct of its
business (excluding occupancy for the sole purpose of constructing the Tenant Finish (as
defined in the Construction Agreement) or installing Tenant’s furniture, fixtures,
workstations and equipment).

     (c) On the Commencement Date, Tenant shall execute a written agreement to confirm
the actual calendar dates on which the Commencement Date and the Rent Commencement Date
occur. Tenant shall take possession of the Property on the Commencement Date and
surrender the Property to Landlord at the expiration of the Term or earlier termination
of this Lease free of waste and in as good a condition as on the Commencement Date except
for reasonable wear and tear, casualty, condemnation and repairs that are Landlord’s
responsibility under this Lease.

     (d) Provided Tenant is not then in default hereunder beyond applicable periods of
grace and/or notice and cure, Tenant may at its option renew this Lease for two (2)
successive five (5) year periods (each a “Renewal Term”; and if so exercised by Tenant,
collectively with the Initial Term, the “Term”)) commencing on the first day after the
Initial Term or the then-previous Renewal Term, as applicable, upon all terms,
conditions, and obligations set forth herein. Tenant shall provide Landlord with notice
at least twelve (12) months before the expiration of the Initial Term or the
then-previous Renewal Term, as applicable, if it desires to exercise any of said options.

     (e) Notwithstanding the foregoing, Tenant shall be entitled to enter the Property
prior to the Commencement Date in order to construct and install the Tenant Finish in
accordance with the terms of the Construction Agreement.

 

 

4. Rent. Commencing on the Rent Commencement Date and continuing throughout the Term,
Tenant shall pay rent to Landlord in accordance with the following provisions:

     (a) Tenant shall pay minimum annual rent (the “Minimum Rent”) in monthly
installments in advance on or before the first day of each calendar month during the
Initial Term and the Renewal Terms in the amounts reflected in Exhibit D hereto
(as the same may be adjusted pursuant to the Construction Agreement). Landlord reserves
the right to apply any partial rental payment to the full amount due without waiving its
right to collect the balance. Landlord’s acceptance of any partial rental payments in no
way relieves Tenant of its obligation to pay rent in full.

     (b) The installments of Minimum Rent for any initial partial calendar month shall be
prorated based on actual days elapsed and shall be paid in advance on the Rent
Commencement Date.

     (c) The “Rent Commencement Date” shall be thirty (30) days following the
Commencement Date.

     (d) Except as expressly provided to the contrary in this Lease or in the
Construction Agreement, installments of Minimum Rent shall be payable without notice,
demand, reduction, setoff, or other defense. Installments of Minimum Rent and payments of
other sums owing to Landlord pursuant to this Lease shall be made to Landlord at 4539
Trousdale Drive, Nashville, TN 37204, Attn: Gregory G. Turner, or at whatever other
account or address that Landlord may designate from time to time by written notice to
Tenant. Upon exercise by Tenant of its rights set forth in Section 17 of the
Construction Agreement, Tenant shall be entitled to exercise the offset rights described
therein.

     (e) From and after the Rent Commencement Date and during the Term, Tenant shall pay
all costs, charges, expenses, taxes, assessments and insurance premiums that are required
to be paid by Tenant hereunder, which shall be deemed, for the purposes of securing the
collection thereof, to be additional rent due and owing hereunder (“Additional Rent”).
Additional Rent shall be paid directly to the party(s) owed such amounts unless otherwise
provided in this Lease.

     (f) If any installment of Minimum Rent or Additional Rent, or any other sum due and
payable pursuant to this Lease, remains unpaid for more than five (5) days after Tenant
receives written notice from Landlord that such amount is past due, Tenant shall pay
Landlord a late payment charge equal to the greater of (i) Fifty and No/l00 Dollars
($50.00), or (ii) five percent (5%) of the unpaid installment or other payment. The late
payment charge is intended to compensate Landlord for administrative expenses associated
with responding to late payment, and shall not be considered liquidated damages or
interest. All rent and other sums of whatever nature owed by Tenant to Landlord under
this Lease that remain unpaid for more than ten (10) days after Tenant receives written
notice from Landlord that such amount is past due shall bear interest from the date due until paid at the lesser of (y) four
percent (4%) in excess of the prime rate of interest reported in The Wall Street
Journal (or its

 

 

     successors) in effect from time to time, or (z) the maximum interest
rate per annum allowed by law.

5. Use of Property; Compliance with Legal Requirements.

     (a) Tenant shall use the Property for general office and data center uses and for no
other purposes. Tenant shall not commit or allow waste to be committed in the Building
(as defined in the Construction Agreement) or elsewhere on the Land, and shall not do or
allow to be done in the Building or elsewhere on the Land anything that shall constitute
a nuisance or detract in any way from the reputation of the Property as a first-class
real estate development. Tenant shall allow no noxious or offensive odors, fumes, gases,
smoke, dust, steam or vapors, or any loud or disturbing noise or vibrations to originate
in or be emitted from the Building or elsewhere on the Land. Tenant shall comply with
all laws, ordinances, and regulations of any governmental authority relating to Tenant’s
use or occupancy of the Property, with the reasonable requirements of insurance
underwriters or rating bureaus applicable to the Property, and with the following
requirements:

     (b) Tenant may use and store office equipment and supplies that contain small
quantities or low concentrations of Hazardous Materials so long as they are properly used
and stored within the Building, properly disposed of by Tenant at a location other than
the Property, and do not require any governmental license or permit. Except as permitted
in the preceding sentence, no use, generation, storage, treatment, transportation, or
disposal of any Hazardous Material shall occur or be permitted to occur in connection
with Tenant’s use and occupancy of the Property. “Hazardous Material” shall mean any
toxic or hazardous waste, material, or substance or any other substance that is
prohibited, limited, or regulated as a health or environmental hazard by any governmental
or quasi-governmental authority, or that even if not so regulated, could reasonably be
expected to or does pose a hazard to the environment or to the health and safety of the
occupants of the Building or others.

     (c) No portion of the Property shall be used or occupied for anything that is
unusually hazardous on account of fire or other risks, without Landlord’s prior written
consent and evidence that such use or occupancy is covered under Tenant’s insurance
pursuant to Section 7 hereof.

     (d) Tenant shall substantially comply with all requirements of the Americans with
Disabilities Act and implementing regulations applicable to its use and occupancy of the
Property other than requirements relating solely to the design and construction of the
Shell Building, the compliance of which shall be the sole responsibility of Landlord,
including, without limitation, the physical structure of the roof, foundation,
stairwells, elevators, doorways and exterior walls of the Shell Building.

     (e) Tenant shall ensure that its agents, employees, contractors and invitees comply
with this Section 5 and with the Building Rules attached hereto as Exhibit E.
In the event of any conflict with the Building Rules, the provisions in the main
body of this Lease shall control.

 

 

6. Taxes, Assessments and Association Fees.

     (a) Except as set forth herein, Tenant shall pay as Additional Rent prior to
delinquency:

     (1) all taxes and governmental assessments which may be levied upon or assessed against
the Property and the Tenant Finish during the Term;

     (2) all taxes and governmental assessments of every kind and nature whatsoever arising
in any way from the use, occupancy or possession of the Property and the Tenant Finish
during the Term;

     (3) all taxes levied upon or assessed against Tenant’s personal property situated in
the Building (“Tenant’s Property”);

     (4) all sales and similar taxes (if any) that may be levied or assessed against the
Rent; and

     (5) all dues and assessments assessed against the Property by the Association pursuant
to the Declaration (“Association Fees”).

To that end, Landlord shall not be required, except as set forth herein, to pay any taxes,
governmental assessments or Association Fees whatsoever which relate to or may be assessed against
this Lease, the Rent and other amounts due hereunder, the Property, the Tenant Finish or Tenant’s
Property; provided, however, any taxes, governmental assessments or Association Fees which may be
levied or assessed against the Property for a period that includes the Commencement Date or the
date on which the Term expires shall be prorated between Landlord and Tenant as of such date;
provided further that if the Land has not been subdivided from the remainder of the Airpark Parcel,
then the allocation between the Land and the remainder of the Airpark Parcel for Association Fees
and taxes relating to the Land shall be based on acreage and any tax attributable to improvements
located solely on the Land shall be allocated to the Property. Landlord agrees to provide to
Tenant, within ten (10) Business Days after its receipt thereof, any tax bills, invoices and other
legal or governmental notices relating to the Property that Landlord receives. Notwithstanding any
terms of this Lease to the contrary, nothing contained in this Section 6 or elsewhere in this Lease
shall obligate Tenant to pay (i) any income, profit, franchise, excise or similar taxes that may be
imposed upon or assessed against Landlord with respect to the Property, the Rent or income derived
from this Lease, under any law now in force or hereafter enacted, or (ii) to pay any inheritance,
estate, succession, gift or any form of property transfer tax or indebtedness tax which may be
assessed or levied against Landlord or any mortgagee of Landlord (excluding any real estate
assessments based on value after a transfer to a third party).

     (b) Upon request by Landlord, Tenant shall provide Landlord with copies of all paid
tax receipts relating to the Property. Tenant may, at its option, contest in good faith
and by appropriate and timely legal proceedings any tax, assessment or
Association Fees relating to the Property; provided, however, Tenant shall indemnify
and hold Landlord harmless from any loss or damage resulting from any such contest, and
all expenses of the same (including, without limitation, all reasonable attorneys’

 

 

fees and court and other costs) shall be paid solely by Tenant. Landlord shall, at the
request of Tenant, execute or join in the execution of any instruments or documents
necessary in connection with such contest or proceedings, but Landlord shall incur no
cost or obligation thereby.

7. Insurance Coverage; Waiver of Subrogation.

     (a) Tenant, at its expense and as Additional Rent hereunder, shall throughout the
Term, keep the Building insured with (i) “Special Form Causes of Loss” coverage (as such
term is used in the insurance industry), at least as broad as the most current ISO
Special Cause of Loss Form, including coverage for glass breakage, vandalism and
malicious mischief, and builder’s risk (if the improvements on the Land are to be
substantially refurbished or rebuilt pursuant to the terms of this Lease) for one hundred
percent (100%) of the insurable replacement value of the Building with no co-insurance
penalty, with any deductible in excess of One Hundred Thousand and No/100 Dollars
($100,000.00) to be approved by Landlord (provided that deductibles related to insurance
coverage for earthquakes, windstorms and floods may exceed One Hundred Thousand and
No/100 Dollars ($100,000.00) at Tenant’s discretion), and (ii) coverage for “Demolition
and Increased Cost of Construction” resulting from enforcement of any law or ordinance
with limits of not less than Ten Million and No/100 Dollars ($10,000,000).

     (b) Tenant shall maintain throughout the Term, at its own expense and as Additional
Rent, commercial general liability insurance covering the Property at least as broad as
the most commonly available ISO Commercial General Liability policy form (occurrence
basis) covering bodily injury, property damage and personal and advertising injury, for
the joint benefit of and insuring Tenant and Landlord, with limits of not less than One
Million Dollars ($1,000,000.00) per occurrence, with a general aggregate of not less than
Two Million Dollars ($2,000,000.00) and a “following form” umbrella liability policy or
excess liability policy in an amount of not less than Three Million Dollars
($3,000,000.00) per occurrence, with any deductible or self-insured retention in excess
of Three Hundred Fifty Thousand Dollars ($350,000.00) to be approved by Landlord.

     (c) Tenant shall maintain throughout the Term, at its own expense, business
interruption insurance covering risk of loss due to the occurrence of any of the hazards
insured against under Tenant’s “all risk” coverage insurance and providing coverage in an
amount sufficient to permit the payment of Rent, taxes, insurance and operating expenses
payable hereunder for a period (in such case) of not less than twelve (12) months.

     (d) Tenant shall maintain throughout the Term, at its own expense, all-risk property
insurance on all personal property of Tenant located in or on the Property for
the full replacement value thereof (“Tenant’s Contents Policy”). Such policy shall
contain an agreed amount endorsement in lieu of a co-insurance clause.

 

 

     (e) All insurance companies providing the coverage required under this Section 7
shall be selected by Tenant, shall be rated A minus (A-) or better by Best’s Insurance
Rating Service (or equivalent rating service if not available) and shall be licensed to
write insurance policies in the state in which the Land is located. A temporary (not
exceeding 90 days) downgrade in an insurance company’s rating below A minus shall not
disqualify such insurance company. Tenant shall provide Landlord with copies of all
policies or certificates of such coverage (using ACORD 28 for property insurance) for the
insurance coverages referenced in this Section 7 and all commercial general liability and
umbrella liability or excess liability policies shall name Landlord (and if Landlord is
either a general or limited partnership, its general partners) and any mortgagee
designated by Landlord by written notice from Landlord to Tenant sent in accordance with
the requirements of this Lease, as additional insured(s) thereunder. Any such coverage
for additional insureds shall be primary and non-contributory with any insurance carried
by Landlord or any other additional insured thereunder. All property insurance policies
(except the Tenant’s Contents Policy) shall name Landlord as a loss payee as Landlord’s
interests may appear, and shall provide that all losses shall be payable as herein
provided. All such policies of insurance shall provide that the amount thereof shall not
be reduced and that none of the provisions, agreements or covenants contained therein
shall be modified or canceled by the insuring company or companies without thirty (30)
days prior written notice being given to Landlord. All proceeds of property and casualty
policies shall be paid by check payable to Landlord to be held in trust and disbursed
pursuant to Section 14(d) herein. Such policy or policies of insurance may also cover
loss or damage to Tenant’s Property, and the insurance proceeds applicable to Tenant’s
Property shall not be paid to Landlord or any mortgagee but shall accrue and be payable
solely to Tenant. In the event of a casualty that is covered by insurance Tenant is
required to maintain under this Section 7 (or would have been covered if Tenant had
maintained such insurance), Tenant shall be responsible for any deficiency between the
replacement cost of the Shell Building and Tenant Finish and the amount actually paid by
the insurance company.

     (f) Each of Landlord and Tenant hereby waives all claims or other rights of recovery
against the other and its agents, employees, and contractors for any loss or damage to
any portion of the Property, the Tenant Finish or Tenant’s Property, or to any personal
property or fixtures thereon, by reason of fire or other loss to the extent such loss is
covered by the insurance required under this Section 7 or reimbursed by other insurance
held by such party, regardless of cause or origin, including negligence, gross
negligence, or misconduct of the other party or its agents, employees, or contractors,
and covenants that no insurer shall hold any right of subrogation against such other
party. Landlord and Tenant shall each advise its insurers of the foregoing waiver and
such waiver shall be a part of the respective policies of property and casualty insurance
maintained by Landlord and Tenant.

     (g) Landlord shall have the right, exercisable at any time, but not more frequently
than once every five (5) years, by giving written notice to Tenant, to require Tenant to
increase the limit and coverage amount of the Commercial General Liability policy that
Tenant is required to maintain pursuant to this Section 7 by amounts that

 

 

are equivalent to the increase in the Consumer Price Index — All Urban Consumers (All Items,
1982-4=100) for the period elapsed since the date of this Lease, or the last adjustment,
as applicable. This Subsection (g) shall not be enforceable unless, at the time of such
adjustment, Tenant’s net worth, as disclosed in the most recent financial statements
delivered to Landlord, is less than One Hundred Million Dollars ($100,000,000).

8. Maintenance and Repair.

     (a) During the Term, Landlord shall (i) maintain the roof structure and membrane,
the foundation, all structural elements, and the exterior walls of the Shell Building in
good repair, reasonable wear and tear excepted, and (ii) resurface the driveways and
parking lots, as reasonably necessary to maintain such driveways and parking lots in good
repair. Landlord shall also be responsible for any maintenance and repair of the Shell
Building and the Land Sitework generally (including, without limitation, the heating and
cooling systems, lighting fixtures, plumbing and all other utility lines and mechanical
systems) during the first three hundred sixty-five (365) days following the Rent
Commencement Date and for the correction of defects in the original design or
construction of the Shell Building, structural or foundation defects and defects in the
exterior skin system or window systems that result from structural or foundation defects.

     (b) Except as set forth in Subsection 8(a) hereof and in the Construction Agreement,
Tenant agrees that Landlord shall have no obligation under this Lease to provide any
services or make any repairs or replacements (including the replacement of obsolete
components) to the Building, or any alteration, addition, change, substitution or
improvement thereof or thereto. The terms “repair” and “replacement” include, without
limitation, the replacement of any portions of the Building which have outlived their
useful life, as determined by Landlord in its reasonable discretion, during the Term.
Upon the expiration or earlier termination of this Lease, Tenant shall remain responsible
for, and shall pay to Landlord, any cost, charge or expense for which Tenant is otherwise
responsible for hereunder attributable to any period (prorated on a daily basis) prior to
the expiration or earlier termination of this Lease.

     (c) Tenant shall, subject to Subsection 8(a) hereof, during the Term (i) maintain
the Property clean, free of refuse, and in good order and repair, subject to normal wear
and tear (and subject to provisions hereof relating to condemnation and casualty); (ii)
not commit waste or impair the Property; (iii) keep all waste and drain pipes open within
the Building, (iv) provide for routine professional maintenance and repairs to heating
and cooling systems, lighting fixtures (including replacement of bulbs), plumbing and all
other utility lines within the Building, (vi) professionally maintain the doors, windows,
plate glass, exterior lighting, driveways and parking lots (including sealing and
striping, but excluding resurfacing), landscaping and irrigation,
sidewalks, life-safety systems, and all mechanical and electrical equipment and
systems in the Building in good order and repair; and (vii) promptly notify Landlord in
writing of any defective or dangerous condition actually known to an officer of Tenant or
any material adverse changes to the Property, such as material changes in any

 

 

environmental condition, including the presence of biocontaminants, such as, without
limitation, mold, and promptly undertake reasonable remediation (and preventative)
actions in connection with any such environmental condition originating on the Property
as a result of Tenant’s use and occupancy of the Property. Landlord shall not be liable
for mold-related injuries or illness unless caused by defects in the original design or
construction of the Shell Building. Tenant’s failure to notify (to the extent required
above) Landlord of such conditions and/or to make the required corrective repairs (to the
extent required above) shall also result in Tenant’s being liable for the cost to
remediate any subsequent damage. Notwithstanding the foregoing maintenance and repair
obligations of Tenant, during the last two (2) years of the Term, the cost of any repair
or replacement in excess of $5,000 (a “Major Repair or Replacement”) shall be amortized
on a straight-line basis over the useful life of such Major Repair and Replacement, and
Tenant shall only be responsible for the portion of such cost that is amortized during
the Term and Landlord shall be responsible for any unamortized balance.

     (d) Subject to Subsection 8(a) hereof, Tenant shall inspect and maintain
professional preventative maintenance programs, subject to Landlord’s reasonable approval
and in accordance with all material local, state, or federal regulations, for all major
Building systems, including but not limited to (i) the fire alarm panel and devices,
including a contract with a reputable monitoring company providing round-the-clock
monitoring of the fire alarm system (ii) the sprinkler system including backflow device,
(iii) the fire extinguishers, (iv) the emergency lighting system, and (v) domestic water
and irrigation water backflow.

     (e) Landlord agrees that it shall enforce all warranties with respect to the Shell
Building against the providers of such warranties.

9. Compliance, Utilities, Janitorial Services.

     (a) Tenant, at its expense, shall promptly and substantially comply with all
material municipal, county, state, federal and other governmental requirements and
regulations pertaining to the use and occupancy of the Property, whether now in effect or
enacted during the Term; will procure and maintain in substantial compliance all permits,
licenses and other authorizations required for the use of the Property or any part
thereof then being made by Tenant and for the lawful and proper installation, operation
and maintenance by Tenant of all equipment and appliances necessary or appropriate for
the operation and maintenance of the Property; and shall substantially comply with all
Permitted Encumbrances. Notwithstanding the foregoing, Landlord shall be solely
responsible for the original design and construction of the Shell Building being in
compliance with the foregoing requirements, regulations, permits, licenses and Permitted
Encumbrances.

     (b) Tenant shall contract directly for and directly pay all charges for heat, water,
gas, sewage, electricity, telephone, janitorial services, trash removal and other
utilities used or consumed at the Property. Absent Landlord’s gross negligence or

 

 

willful misconduct, Landlord shall not be liable for any interruption or failure in the
supply of any such utility service to the Property.

10. Alterations and Improvements.

     (a) Tenant may make alterations, additions, or improvements to the Building or the
Land that do not affect the exterior of the Building and that have a cost expected to be
less than or equal to one hundred thousand dollars ($100,000) per alteration, addition or
improvement (not including the cost of related equipment) without the prior written
consent of Landlord. Tenant shall obtain Landlord’s consent prior to making any
alteration, addition, or improvement that affects the exterior of the Building or that is
expected to have a cost in excess of one hundred thousand dollars ($100,000) per
alteration, addition or improvement (not including the cost of related equipment), which
consent shall not be unreasonably withheld, conditioned, or delayed.

     (b) Tenant shall give Landlord notice of its intent to make alterations, additions,
or improvements to the Building or the Land that have a cost expected to exceed $25,000
per alteration, addition or improvement project at least ten (10) Business Days prior to
commencing such work, except in the event of an emergency, in which case such notice
shall be given as soon thereafter as practical.

     (c) In connection with any alterations, additions, or improvements to the Building
or the Land made by Tenant, Tenant shall comply with all reasonable requirements of
Landlord relating to (i) compliance with the Declaration (including obtaining required
approvals from the Committee (as defined in the Declaration)), building codes and other
laws, (ii) the protection of the integrity, condition and proper functioning of the roof,
walls, foundations, and other structural elements of the Building and of the Building’s
mechanical, electrical, and plumbing systems and equipment, (iii) the employment and
bonding of contractors, (iv) insurance, (v) the preservation of the value of the Building
and (vi) other related matters as reasonably determined by Landlord. All alterations,
additions or improvements, including without limitation all partitions, walls, railings,
carpeting, floor and wall coverings, and other fixtures (excluding Tenant’s trade, food
service and kitchen fixtures and/or equipment) made by, for, or at the direction of
Tenant shall become the property of Landlord when made, and shall remain upon the
Property at the expiration or earlier termination of this Lease. Notwithstanding
anything to the contrary herein, Tenant shall have the right to access the roof of the
Building from time to time for the purposes of installing, operating and maintaining up
to three (3) telecommunication dishes, including, without limitation, wireless internet
and television dishes; provided that Tenant shall not be permitted to do anything upon
the roof of the Building which would void or impair the roof warranty.

     (d) Tenant shall be responsible for the construction of all Tenant Finish, at its
sole expense.

11. Trade Fixtures and Other Personal Property. Any trade fixtures installed in the
Building at Tenant’s expense shall remain Tenant’s personal property, and Tenant shall have the

 

 

right at any time during the Term to remove such trade fixtures (provided that any damage to the
Property caused by such removal shall promptly be repaired by Tenant, normal wear and tear,
casualty and condemnation excepted). On or before the expiration of the Term or earlier
termination of this Lease, Tenant shall remove all trade fixtures and other personal property of
Tenant from the Property, repair any damage to the Property caused by removal of its trade fixtures
and other personal property (normal wear and tear, casualty and condemnation excepted), and leave
the Building in a broom-clean condition and the Property free of waste, refuse, or debris. If
Tenant fails to do so, Landlord may (i) retain, store, or dispose of such trade fixtures and other
personal property however Landlord chooses without liability of any kind to Tenant, (ii) repair any
damage to the Property caused by removal of such trade fixtures and other personal property, and
(iii) clean the Building and properly dispose of all such waste, refuse, or debris left at the
Property; and all costs and expenses incurred by Landlord in connection with the foregoing shall be
payable by Tenant to Landlord on written demand. The following property shall be considered part
of the permanent improvements to the Building owned by Landlord, not trade fixtures of Tenant, and
shall not be removed from the Building by Tenant under any circumstances (except for Tenant’s
specialty equipment and fixtures, including, without limitation, computer servers, generators and
paralleling gear, air cooled chillers, UPS system and associated distribution equipment, chilled
water CRAC units, phone equipment and glycol loops, which shall be considered property of Tenant
and may be so removed): (a) HVAC systems, fixtures, or equipment (except for supplemental
data/server room HVAC equipment); (b) lighting fixtures or equipment; (c) carpeting, other
permanent floor coverings, or raised flooring; (d) paneling or other wall coverings; (e) plumbing
fixtures and equipment; and (f) permanent shelving affixed to the Building.

12. Signs and Advertising.

     (a) Tenant shall be permitted to install signage as allowed or required by the City
of Nashville, Tennessee. All such signage shall be at Tenant’s expense except as
provided for in the Shell Building Plans. Upon expiration or earlier termination of this
Lease, Tenant shall remove all exterior corporate identification signage at its sole
expense. Tenant shall be obligated to repair any damage to the Property resulting from
the installation and removal of such signage, normal wear and tear, casualty and
condemnation excepted.

     (b) Landlord hereby reserves the right to grant an easement in favor of the
Association (as defined in the Declaration) over the area described as “Proposed Sign
Easement” on the Site Plan for the sole purpose of erecting signage identifying the
business park of which the Land is a part and the various owners and tenants located
therein; provided that such easement shall require that any new signage and any changes
to existing signage with respect to size or scope be subject to the approval of Tenant,
which approval shall not be unreasonably withheld, conditioned or delayed. In no event
shall Tenant be responsible for the cost and/or maintenance of such signage except by way
of Association Fees.

13. Landlord’s Right of Entry. Landlord and persons authorized by Landlord shall have the
right to enter the Building at reasonable times and upon reasonable advance notice to Tenant for
the purposes of making inspections or showing the Property to prospective purchasers or lenders

 

 

of the Property, but only in the accompaniment of an employee of Tenant. During the last twelve (12)
months of the Term, Landlord and persons authorized by Landlord shall have the right at reasonable
times and upon reasonable notice to show the Property to prospective tenants, but only in the
accompaniment of an employee of Tenant. Notwithstanding any of Landlord’s rights to enter the
Building pursuant to the terms of this Lease, Landlord shall not cause Tenant to in any way violate
any laws, regulations or ordinances intended to protect the rights and privacy of confidential
patient and billing information processed in Tenant’s operations, including those relating to any
and all patient and billing records and the computers and servers that store such records, which at
any time, Tenant shall be able to secure in locked storage units or remove from the Property.

14. Casualty Damage.

     (a) If, following the Commencement Date, any portion of the Property is damaged or
destroyed by fire, flood, tornado or other element, or by any other casualty and such
damage or destruction does not result in a Total Loss (as hereafter defined), this Lease
shall continue in full force and effect and Landlord shall, as promptly as possible
without consideration for any payoff requirements of a Mortgagee (if any), restore,
repair or rebuild the Property to substantially the same condition as existed before the
damage or destruction and Tenant shall as promptly as possible restore, repair or rebuild
the Tenant Finish to substantially the same condition as existed before the damage or
destruction, including in each case any improvements or alterations required due to any
changes in building codes or regulations by any governmental body, county or city agency.

     (b) Notwithstanding the foregoing, should the Property be damaged or destroyed by
any of the foregoing described casualties within the last twenty-four (24) months of the
Initial Term (unless Tenant has exercised its right to renew this Lease) or of any
Renewal Term, then Tenant shall have the right, exercisable by written notice to Landlord
given within sixty (60) days after the date of such damage or destruction, to terminate
this Lease effective upon the date of such damage or destruction.

     (c) Should the Property be damaged or destroyed by any of the foregoing described
casualties and the Building is a Total Loss, then Tenant shall have the right,
exercisable by written notice to Landlord given within sixty (60) days after the date of
such damage or destruction, to terminate this Lease effective upon the date of such
damage or destruction.

     (d) If Tenant does not elect to terminate this Lease as permitted in Subsections
14(b) or 14(c) hereof, then Landlord shall reconstruct the Shell Building and Land
Sitework and Tenant shall reconstruct the Tenant Finish, each to its condition
immediately prior to such damage or destruction; provided that Landlord
acknowledges and agrees that certain aspects of Tenant’s reconstruction of the
Tenant Finish will begin and continue during Landlord’s reconstruction of the Shell
Building and the parties agree to cooperate and use commercially reasonable efforts to
facilitate reconstruction and minimize unreasonable interference in the same manner as
the initial construction of the Shell Building and the Tenant Finish as described in
Section

 

 

6 of the Construction Agreement. All proceeds payable by reason of any loss or
damage to the Property or any portion thereof, and insured under any policy of insurance
required by Section 7 hereof shall be paid to Landlord for reconstruction or repair, as
the case may be, of any damage to or destruction of the Property, or any portion thereof.
All proceeds payable by reason of any loss or damage to the Tenant Finish or any portion
thereof, and insured under any policy of insurance required by Section 7 hereof shall be
retained by Tenant for reconstruction or repair, as the case may be, of any damage to or
destruction of the Tenant Finish, or any portion thereof. Any excess proceeds of
casualty insurance covering the Property and the Tenant Finish remaining after the
completion of the restoration or reconstruction of both the Property and the Tenant
Finish shall be retained by Landlord free and clear upon completion of any such repair
and restoration except as otherwise specifically provided below in this Section 14.
Notwithstanding the foregoing, if Landlord has not completed the repair and
reconstruction of the Property within nine (9) months after such damage or destruction,
then Tenant shall have the right, exercisable by written notice to Landlord, to terminate
this Lease; provided, however, that if at the end of such nine (9) month period Landlord
is diligently engaged in the restoration or reconstruction of the Property, then Tenant
shall not have the right to terminate this Lease unless Landlord fails to complete the
repair and reconstruction of the Property within twelve (12) months after the date of
such damage or destruction. All rent payable hereunder shall abate from the date that is
nine (9) months after the date such damage or destruction occurred until Landlord
delivers the Property in accordance with the terms of this Subsection 14 (d).

     (e) If Tenant terminates this Lease as provided in this Section 14, Landlord shall
be entitled to all of the casualty insurance proceeds paid with respect to the Building,
but not to the proceeds of Tenant’s Contents Policy or other insurance carried by Tenant
on Tenant’s Property, including, without limitation, insurance carried by Tenant on
Tenant’s personal property, trade fixtures or any other property that may be removed by
Tenant upon termination of this Lease pursuant to Section 11 hereof; provided, however,
Tenant shall not have the right to terminate this Lease unless either (1) (x) the damage
or destruction of the Property was caused by a peril which was insured against as
required by the provisions of Section 7 hereof; (y) at the time of such damage and
destruction the said insurance policies required to be carried by Tenant were in the
amounts required by Section 7 hereof and in full force and effect; and (z) Tenant has
paid to Landlord the amount of any deductible or self-insured retention, or (2) the
Tenant has paid to Landlord the amount that would have been paid if the casualty
insurance policy required by the provisions of Section 7 hereof had been maintained by
Tenant.

     (f) If Tenant defaults in its obligation to carry insurance in the amounts required
under Section 7 hereof, then, prior to Tenant’s termination of this Lease and in
addition to the requirements set forth in Subsection 14(e) hereof, Tenant shall be
obligated to pay toward said reconstruction or to Landlord the difference between the
amount of insurance actually carried and the amounts required to be carried under Section
7 hereof.

 

 

     (g) The Building shall be deemed a “Total Loss” if as a result of damage or
destruction:

     (1) the Building is rendered untenantable or unsuitable, in Tenant’s reasonable
opinion, for continued use in the normal conduct of Tenant’s business and Landlord has not
provided written assurances to Tenant within thirty (30) days following such damage or
destruction that the Shell Building can be restored or reconstructed to its condition prior
to such damage or destruction within one hundred eighty (180) days following the date of
such damage or destruction; or

     (2) the restoration or reconstruction of the Shell Building is not permitted by then
existing laws or governmental regulations applicable to the restoration or reconstruction of
the improvements on the Land.

15. Condemnation.

     (a) If all or substantially all of the Property is condemned or is sold in lieu of
condemnation, then this Lease shall terminate on the day prior to the date the condemning
authority takes possession. In such case, all condemnation or sale proceeds shall be the
exclusive property of Landlord, except that Tenant shall be entitled to any portion of
such condemnation or sale proceeds that are attributable to Tenant’s loss of business,
relocation costs, Tenant’s personal property, trade fixtures and equipment (including any
items of property that Tenant is entitled to remove upon a termination of this Lease
pursuant to Section 11 hereof).

     (b) If less than all of the Property is so condemned or sold (whether or not the
Building is affected) and in Tenant’s reasonable judgment, the Property cannot be
restored to an economically viable condition, including, without limitation, a reduction
in the parking available at the Property to a number that is less than two hundred (200)
parking spaces, or if the Tenant’s access to the Property is so condemned or sold and
Tenant no longer has reasonably adequate access to the Property, then Landlord shall
either commit within fifteen (15) days that it will promptly replace the parking, provide
new access reasonably satisfactory to Tenant or otherwise restore the Property to an
economically viable condition reasonably satisfactory to Tenant, or Tenant may terminate
this Lease by written notice to Landlord effective on the day prior to the date the
condemning authority takes possession.

     (c) If this Lease is terminated by reason pursuant to the foregoing, then Landlord
shall be entitled to receive the entire award in any such condemnation or sale in lieu
thereof, and Tenant hereby assigns to Landlord all of its right, title and interest in
and to all and any part of such award, provided, however, Tenant shall be entitled to
receive any award specifically made to reimburse Tenant for loss of business, Tenant’s
relocation costs, and Tenant’s personal property, trade fixtures and equipment
(including any items of property that Tenant is entitled to remove upon a termination of
this Lease pursuant to Section 11 hereof).

 

 

     (d) If this Lease is not so terminated by Tenant, and without consideration for any
requirements of a Mortgagee of the Property to apply the condemnation award to reduce the
Mortgage debt, Landlord shall promptly restore or repair the Property and the Tenant
Finish (except those items of Tenant’s Property which Tenant is permitted to remove under
the terms of this Lease) to substantially the same condition as existed immediately prior
to such condemnation insofar as is reasonably possible, and in no event shall such
replacement or restoration exceed six (6) months. To the extent it is not reasonably
possible for Landlord to restore or replace the Property and the Tenant Finish to
substantially the same condition as existed immediately prior to such condemnation, the
Minimum Rent shall be adjusted equitably. Notwithstanding the foregoing, if Landlord has
not completed the repair and reconstruction of the Property and the Tenant Finish as
required by this Section 15(d) within nine (9) months after such condemnation, Tenant
shall have the right, exercisable by written notice to Landlord, to terminate this Lease;
provided, however, that if at the end of such nine (9) month period Landlord is
diligently engaged in the repair and reconstruction of the Property and the Tenant Finish
(to the extent required above), then Tenant shall not have the right to terminate this
Lease unless Landlord fails to complete the repair and reconstruction of the Property and
the Tenant Finish (to the extent required above) within twelve (12) months after the date
of such condemnation or sale. All rent payable hereunder shall abate from the date that
is nine (9) months after the date such condemnation or sale occurred until Landlord
delivers the Property and the Tenant Finish (to the extent required above) in accordance
with the terms of this Subsection 15(d).

     (e) If the award shall exceed the amount spent or to be spent promptly to effect
such restoration, repair or replacement, such excess shall unconditionally belong to
Landlord and shall be paid to Landlord. Tenant shall not be entitled to, and expressly
waives and assigns to Landlord, all claims for any compensation for condemnation;
provided, however, if Tenant is permitted by applicable law to maintain a separate action
that will not reduce condemnation awards or proceeds to Landlord, Tenant shall be
permitted to pursue such separate action, but only for loss of business, relocation
costs, Tenant’s personal property, trade fixtures and equipment (including any items of
property that Tenant is entitled to remove upon a termination of this Lease pursuant to
Section 11 hereof).

16. No Abatement of Rent. Except as set forth in Subsections 14(d) and 15(d) hereof, in the
event this Lease is not terminated as provided in Sections 14 and 15 hereof, the Minimum Rent and
other sums payable hereunder shall continue to be due and payable hereunder during the lesser of
(i) the period of repair or restoration of the Shell Building or (ii) the period of coverage under
the business interruption insurance that Tenant is required to carry pursuant to Section 7 hereof.

 

 

17. Transfers by Tenant.

     (a) Without the prior written consent of Landlord in each instance, which consent
will not be unreasonably withheld, conditioned or delayed, Tenant shall not do any of the
following (as used in this Section, a “Transfer”):

     (1) assign this Lease or any estate or interest therein, except to an affiliate
controlled by or under common control with Tenant (an “Affiliate”);

     (2) enter into any sublease of the Property for a term that extends beyond the Term of
this Lease.

Permissible reasons for Landlord’s withholding consent include (but are not limited to) the
following: (i) the proposed use of the Property is not permitted by this Lease, would negatively
affect insurance or environmental risks, or would otherwise negatively impact the Property in any
material respect; (ii) the creditworthiness of the proposed transferee is unacceptable to Landlord
in Landlord’s commercially reasonable business judgment; and (iii) the proposed use or occupancy
would require alterations or additions to the structure or exterior of the Building or to the Land
Sitework to comply with applicable laws, ordinances, and regulations that are not being paid for by
Tenant or its assignee. Any attempted Transfer without Landlord’s prior written consent shall be
void.

     (b) Except as provided in (a) above, if Tenant requests Landlord’s consent to a
Transfer, Landlord may either approve or disapprove the Transfer in its reasonable
discretion. In connection with each Transfer request by Tenant, Tenant shall obtain and
furnish to Landlord all documents, financial reports, and other information Landlord
reasonably requires in order to evaluate the proposed Transfer. Landlord shall advise
Tenant of Landlord’s decision with respect to the requested Transfer within ten (10) days
after receipt of Tenant’s written Transfer request and all requested supporting
materials. If Landlord refuses to consent to a requested Transfer, this Lease shall
nonetheless remain in full force and effect. The consent of Landlord to one requested
Transfer shall never be construed to waive the requirement for Landlord’s consent to
other Transfers, nor shall any consent by Landlord or Transfer by Tenant discharge or
release Tenant from any obligations or liabilities to Landlord.

     (c) If an Event of Default by Tenant occurs after any Transfer, Landlord may, at its
option, collect rent directly from the transferee, and Tenant hereby authorizes any
transferee to pay rent directly to Landlord at all times after receipt of written notice
from Landlord. No direct collection by Landlord from any transferee shall constitute a
novation or release Tenant from its obligations and liabilities under this Lease.

     (d) Tenant shall provide Landlord a copy of all assignments of this Lease and
subleases of all or any portion of the Property within five (5) business days following
execution of such assignments or subleases.

     (e) Notwithstanding the foregoing, (i) Tenant shall have the right to mortgage or
otherwise collaterally assign all or any part of its leasehold estate hereunder, and (ii)
the merger or consolidation of Tenant with any other entity or the direct or indirect

 

 

transfer of any stock or other ownership interests in Tenant shall not be prohibited
by this Section 17, and none of the foregoing events described in this Subsection 17(e)
shall be considered a Transfer. In connection with such mortgage or collateral
assignment, Landlord will cooperate with reasonable requests of Tenant or Tenant’s lender
for Landlord to execute additional documents in order for Tenant and Tenant’s lender to
obtain policies of leasehold title insurance, including, without limitation, owner’s
affidavits and general corporate documentation.

18. Transfers by Landlord. Landlord shall have the unrestricted right to sell, assign,
mortgage, encumber, or otherwise dispose of all or any part of the Property or any interest
therein. Upon sale or other disposition of the Property to a party who assumes the obligations of
Landlord under this Lease, Landlord shall be released and discharged from obligations and
liabilities thereafter accruing under this Lease, and Tenant shall look solely to Landlord’s
successor for performance of this Lease thereafter. Tenant’s obligations under this Lease shall
not be affected by any sale, assignment, mortgage, encumbrance, or other disposition of the
Property by Landlord, and Tenant shall enter into a mutually acceptable non-disturbance and
attornment agreement with anyone who thereby becomes the successor to Landlord’s interest in this
Lease.

19. Subordination. Simultaneous with Landlord’s acquisition of the Airpark Parcel, Landlord
and Tenant entered into a subordination, nondisturbance and attornment agreement with Avenue Bank,
the Mortgagee that financed Landlord’s acquisition of the Land (on its own behalf and on behalf of
any purchaser at foreclosure). At the closing of financing for the construction of the building
described in the December Plans (as defined in the Construction Agreement), Landlord and Tenant
will enter into an amended and restated subordination, nondisturbance and attornment agreement with
Avenue Bank (on its own behalf and on behalf of any purchaser at foreclosure) mutually acceptable
to the parties thereto and complying with the requirements set forth in the next succeeding
sentence. At the option of any existing or future Mortgagee, this Lease may at any time during its
continuation be made superior or subordinate to the lien of any one or more mortgages affecting the
Property; provided, however, that the foregoing provisions with respect to such subordination shall
not be effective unless such Mortgagee shall execute with Tenant a non-disturbance and attornment
agreement whereby such Mortgagee (on its own behalf and on behalf of any purchaser at foreclosure)
agrees (a) to recognize and honor this Lease and Tenant’s rights hereunder, (b) to not to disturb
Tenant’s possession of the Property or otherwise interfere with or disturb any of Tenant’s rights
under this Lease, and (c) that all insurance proceeds and condemnation awards shall be applied as
set forth in this Lease; provided that if Tenant has terminated this Lease pursuant to a right to
do so, any insurance proceeds or condemnation awards payable to Landlord in accordance with the
terms of this Lease may be used to pay down Landlord’s debt to such Mortgagee.

     If a Mortgagee or any other person acquires title to the Property pursuant to the exercise of
any remedy provided for in a Mortgage granted by Landlord, Tenant covenants and agrees to attorn to
Mortgagee or such person as its new Landlord, and this Lease shall continue in full force and
effect as a direct lease between Tenant and such Mortgagee or such other person upon
all terms, covenants, conditions and agreements set forth in this Lease. However, in no event
shall assignee or such person be (i) bound by any payment of rent made by Tenant to the Landlord
for more than one (1) month in advance; or (ii) bound by any amendment or

 

 

modification or
termination of this Lease affecting the interest of Mortgagee made without the written consent of
Mortgagee after notice of such Mortgagee’s Mortgage is delivered to Tenant; or (iii) liable for any
act or omission of any prior landlord (including Landlord) that is not continuing; or (iv) liable
for any offsets, credits or other claims against rentals for any prior periods and/or against any
other party or landlord (including Landlord). Tenant agrees to execute all tenant estoppel
certificates and attornment agreements as Mortgagee shall reasonably require.

20. Estoppel Certificates; Financial Statements.

     (a) Within ten (10) days after a written request by Landlord, Tenant shall deliver
an estoppel certificate in such form as is reasonably requested by Landlord certifying
any facts that are then true with respect to this Lease, including without limitation
that this Lease is in full force and effect, that no default exists on the part of
Landlord or Tenant, that Tenant is in possession, that Tenant has commenced payment of
rent, and that Tenant claims no defenses or offsets with respect to payment of rent under
this Lease. Likewise, within ten (10) days after a written request by Tenant, Landlord
shall deliver to Tenant an estoppel certificate covering such matters of fact with
respect to Landlord’s obligations under this Lease as are reasonably requested by Tenant.

     (b) Not later than July 1 of every year during the Term, Tenant shall furnish its
financial statements for the previous calendar year to Landlord. If such financial
statements are audited, then Tenant shall furnish such audited financial statements to
Landlord.

21. Events of Default by Tenant. Each of the following constitutes an Event of Default by
Tenant (herein so called):

     (a) Tenant fails or refuses to pay any installment of Minimum Rent or any other sum
payable under this Lease when due, and the failure or refusal continues for at least ten
(10) days after written notice from Landlord and an opportunity to cure the delinquency;
provided, that if Landlord has properly given such notice two (2) times in any twelve
(12) consecutive month period, then no further notice shall be required.

     (b) Tenant fails or refuses to comply with any provision of this Lease not requiring
the payment of money, and the failure or refusal continues for at least thirty (30) days
after written notice from Landlord; provided, however, if any such failure by Tenant to
comply with such provision cannot be corrected by commercially reasonable efforts within
such 30-day period solely as a result of nonfinancial circumstances, and if Tenant has
commenced substantial corrective actions within such 30-day period and is diligently
pursuing such corrective actions, such 30-day period shall be extended for
such additional time as is reasonably necessary to allow completion of actions to
correct Tenant’s noncompliance.

     (c) Tenant’s leasehold estate is taken on execution or other process of law in any
action against Tenant.

 

 

     (d) Tenant files a petition under any chapter of the United States Bankruptcy Code,
as amended, or under any similar law or statute of the United States or any state, or a
petition is filed against Tenant under any such statute and not dismissed with prejudice
within sixty (60) days of filing, or a receiver or trustee is appointed for Tenant’s
leasehold estate or for any substantial part of the assets of Tenant and such appointment
is not dismissed with prejudice within sixty (60) days, or Tenant makes an assignment for
the benefit of creditors.

22. Landlord’s Remedies. If an Event of Default by Tenant occurs, Landlord shall be
entitled then or at any time thereafter to do any one or more of the following at Landlord’s
option:

     (a) Enter the Building if need be, and take whatever curative actions are necessary
to rectify Tenant’s noncompliance with this Lease; and in that event Tenant shall
reimburse Landlord on written demand for any reasonable expenditures by Landlord to
effect compliance with Tenant’s obligations under this Lease.

     (b) Terminate this Lease, in which event Tenant shall immediately surrender
possession of the Property to Landlord, or without terminating this Lease, terminate
Tenant’s right to possession of the Property; and in either case, Landlord may re-enter
and take possession of the Property, evict Tenant and all parties then in occupancy or
possession, and if permitted under applicable law, change the locks on the doors of the
Building without making keys to the changed locks available to Tenant.

     (c) If Landlord has terminated this Lease as a result of the occurrence of an Event
of Default, Landlord may declare due and payable immediately an amount determined as
follows: (x) the entire amount of Base Rent which would have become due and payable
during the remaining Lease Term, discounted to present value by using a discount factor
equal to the yield on U.S. Treasury securities having a remaining maturity closest to the
remaining Lease Term (the “Discount Rate”), minus (y) the market rental value of the
Property for the remaining Lease Term, based on Landlord’s reasonable determination of
future rental value of the Property for all or part of the remaining Lease Term,
discounted to present value by using the Discount Rate. In determining the market rental
value of the Property for the remaining Lease Term, the parties hereby agree that, at the
time Landlord seeks to enforce this remedy, all relevant factors should be considered,
including, but not limited to, (i) the then current market conditions in the general area
in which the Property is located, (ii) the net effective rental rates then being obtained
by landlords for similar type buildings in the general area in which the Property is
located (taking into account reasonable remodeling costs, lease commissions, allowances
and inducements), (iii) current levels
of new construction that will be completed during the remainder of the Term and how
this construction will likely affect vacancy rates and rental rates and (iv) inflation.
Such payment shall not constitute a penalty or forfeiture but shall constitute liquidated
damages for Tenant’s failure to comply with the terms and provisions of this Lease
(Landlord and Tenant agreeing that Landlord’s exact damages in such event are impossible
to ascertain and that the amount set forth above is a reasonable estimate thereof). The
term “remaining Lease Term” as used in this Subsection 22(c) and in

 

 

Subsection 22(d)
hereof shall mean the period which otherwise would have (but for the termination of this
Lease) constituted the balance of the Term from the date of termination of this Lease,
but excluding any extensions or renewals thereof unless the applicable Event of Default
occurs during such extension or renewal term.

     (d) If Landlord has not terminated this Lease (whether or not Landlord has
terminated Tenant’s right to possession of the Property or actually retaken possession),
recover (in one or more suits from time to time or at any time before or after the end of
the remaining Lease Term) all Minimum Rent, Additional Rent, and other sums then owing
and unpaid under this Lease together with all reasonable costs, if any, incurred in
reletting the Property (including remodeling, lease commission, allowance, inducement,
and other costs, which costs will be equitably prorated if the new lease extends beyond
the remaining Lease Term), less all rent, if any, actually received from any reletting of
the Property during the remainder of the remaining Lease Term. Landlord shall have the
right following an Event of Default by Tenant to relet the Property on Tenant’s account
without terminating this Lease, any such reletting to be on such terms as Landlord
considers reasonable under the circumstances.

     (e) Recover all reasonable costs of retaking possession of the Property and any
other damages incidental to the Event of Default by Tenant.

     (f) Exercise any and all other remedies available to Landlord at law or in equity,
including injunctive relief of all varieties.

     If Landlord elects to retake possession of the Property without terminating this Lease, it may
nonetheless at any subsequent time elect to terminate this Lease and exercise the remedies provided
above on termination of this Lease. Nothing done by Landlord or its agents shall be considered an
acceptance of any attempted surrender of the Property unless Landlord specifically so agrees in
writing. No re-entry or taking of possession of the Property by Landlord shall be considered an
election by Landlord to terminate this Lease unless Landlord gives Tenant written notice of
termination. Nothing herein shall be deemed to reduce the duty of Landlord to mitigate its damages
as required by law.

23. Landlord’s Default. It shall be an Event of Default by Landlord (herein so called) only
if Landlord fails to comply with any provision of this Lease and the failure continues for at least
thirty (30) days after written notice from Tenant to Landlord (with a copy to Landlord’s mortgagees
if Tenant has been notified in writing of the identities and addresses of such mortgagees);
provided, however, if any failure by Landlord to comply with this Lease cannot be corrected within
such 30-day period
solely as a result of nonfinancial circumstances outside of the control of Landlord, and if
substantial corrective actions have commenced within such 30-day period and are being diligently
pursued, such 30-day period shall be extended for such additional time as is reasonably necessary
to allow completion of actions to correct Landlord’s noncompliance.

24. Tenant’s Remedies. Except as otherwise provided in this Lease, in the Event of Default
by Landlord, Tenant shall be entitled to any remedies available at law or in equity.
Notwithstanding anything in this Lease to the Landlord shall never be liable in the Event of

 

 

Default by Landlord under any provision of this Lease for any loss of business or profits of Tenant
or other consequential damages or for punitive or special damages of any kind. None of Landlord’s
officers, employees, agents, directors, shareholders, or partners shall ever have any liability to
Tenant under or in connection with this Lease. Tenant agrees to look solely to Landlord’s interest
in the Property for the recovery of any judgment against Landlord, and Landlord shall never be
personally liable for any judgment. In no event shall the foregoing provisions be deemed to limit
the rights and remedies granted to Tenant pursuant to Sections 3 and 17 of the Construction
Agreement.

25. Tenant’s Indemnification Obligations. Tenant shall indemnify and hold Landlord and its
officers, employees, agents, directors, shareholders, and partners harmless against any loss,
liability, damage, fine or other governmental penalty, cost, or expense (including reasonable
attorneys’ fees and costs of litigation), or any claim therefor, resulting from:

     (a) Tenant’s noncompliance with or violation of any law, ordinance, or other
governmental regulation applicable to Tenant or its use and occupancy of the Property;

     (b) any work or thing done by Tenant, or its agent, employee or contractor in
respect of construction of, in, or to the Property or any part of the improvements now or
hereafter constructed on the Land;

     (c) any use, possession, occupation, operation, maintenance or management of the
Property or any part thereof by Tenant or its agent, employee or contractor;

     (d) any failure by Tenant, or its agent, employee or contractor, to, or to properly
use, possess, occupy, operate, maintain or manage the Property or any part thereof;

     (e) the use, generation, storage, treatment, or transportation, or the disposal or
other release into the environment, of any Hazardous Material by Tenant or its employees,
agents, or contractors or as the result of Tenant’s use and occupancy of the Property;
provided, however, that Tenant shall in no event be liable for or have any
indemnification obligation for any pre-existing environmental conditions;

     (f) any negligence on the part of Tenant or any of its agents, contractors,
servants, employees, licensees or invitees;

     (g) except as related to or occurring during the initial construction of the Shell
Building or the Land Sitework, any accident, injury or damage to any person or property
occurring in, on, or about the Property or any part thereof; or

     (h) any failure on the part of Tenant to perform or comply with any of the
covenants, agreements, terms or conditions contained in this Lease on its part to be
performed or complied with.

Notwithstanding any term of this Lease to the contrary, nothing in this Section 25 or elsewhere in
this Lease shall obligate or require Tenant to indemnify, defend or hold Landlord harmless from and
against any losses, liabilities, damages, costs, expenses, suits, judgments or claims

 

 

arising from
injury or damage during the Term to person or property caused by the willful misconduct or gross
negligence of Landlord or any of its agents, servants, employees or contractors.

26. Landlord’s Indemnification Obligations. Landlord shall indemnify and hold Tenant and
its officers, employees, agents, directors, shareholders, and partners harmless against any loss,
liability, damage, fine or other governmental penalty, cost, or expense (including reasonable
attorneys’ fees and costs of litigation), or any claim therefor, resulting from:

     (a) any defects in the design or construction of the Shell Building or the Land
Sitework, but only to the extent of warranties from the Shell Building Architect or the
Contractor (as such terms are defined in the Construction Agreement);

     (b) any negligence on the part of Landlord or any of its agents, contractors,
servants, employees, licensees or invitees;

     (c) any failure on the part of Landlord to perform or comply with any of the
covenants, agreements, terms or conditions contained in this Lease on its part to be
performed or complied with; and/or

     (d) any representation of Landlord herein being false in any material respect.

     Notwithstanding any term of this Lease to the contrary, nothing in this Section 26 or
elsewhere in this Lease shall obligate or require Landlord to indemnify, defend or hold Tenant
harmless from and against any losses, liabilities, damages, costs, expenses, suits, judgments or
claims arising from injury or damage during the Term to person or property caused by the willful
misconduct or gross negligence of Tenant or any of its agents, servants, employees or contractors.

27. Protection Against Liens.

     (a) Tenant shall do all things necessary to prevent the filing of any mechanics’,
materialmen’s, or other type of lien or claim against Landlord or the Property by,
against, through, or under Tenant or its contractors. If any such lien or claim is filed
as a result of any non-payment by Tenant of its own contractors, Tenant
shall either cause the same to be discharged within thirty (30) days after filing,
or if Tenant in its discretion and in good faith determines that such lien or claim
should be contested and if all required consents or approvals of Landlord’s Mortgagee are
obtained, Tenant shall furnish such security as may be necessary to prevent any
foreclosure proceedings against the Property during the pendency of such contest. If
Tenant fails to discharge such lien or claim within such 30-day period or fails to
furnish such security, then Landlord may at its election, in addition to any other right
or remedy available to it, discharge the lien or claim by paying the amount alleged to be
due or by giving appropriate security. If Landlord discharges or secures such lien or
claim, then Tenant shall reimburse Landlord on written demand for all sums paid and all
costs and expenses (including reasonable attorneys’ fees and costs of litigation) so
incurred by Landlord.

 

 

     (b) Landlord shall do all things necessary to prevent the filing of any mechanics’,
materialmen’s, or other type of lien or claim against Tenant or Tenant’s leasehold estate
in the Property by, against, through, or under Landlord or its contractors. If any such
lien or claim is filed, Landlord shall either cause the same to be discharged within
thirty (30) days after filing, or if Landlord in its discretion and in good faith
determines that such lien or claim should be contested and if all required consents or
approvals of Landlord’s Mortgagee are obtained, Landlord shall furnish such security as
may be necessary to prevent any foreclosure proceedings against Tenant’s leasehold estate
in the Property during the pendency of such contest. If Landlord fails to discharge such
lien or claim within such 30-day period or fails to furnish such security, then Tenant
may at its election, in addition to any other right or remedy available to it, discharge
the lien or claim by paying the amount alleged to be due or by giving appropriate
security. If Tenant discharges or secures such lien or claim, then Landlord shall
reimburse Tenant on written demand for all sums paid and all costs and expenses
(including reasonable attorneys’ fees and costs of litigation) so incurred by Tenant.

28. Holding Over. If Tenant remains in possession of any part of the Property after the
expiration of the Term with Landlord’s written consent, Tenant shall be only a tenant at will and
the monthly installments of Minimum Rent payable during such holdover period shall be one hundred
ten percent (110%) of the monthly installments of Minimum Rent payable immediately preceding such
expiration, and all Additional Rent and other sums payable under this Lease shall continue to be
due and payable. If Tenant remains in possession of any part of the Property after the expiration
of the Term without Landlord’s written consent, Tenant shall be only a tenant at sufferance and the
monthly installments of Minimum Rent payable during such holdover period shall be one hundred fifty
percent (150%) of the monthly installments of Minimum Rent payable immediately preceding such
expiration, and all Additional Rent and other sums payable under this Lease shall continue to be
due and payable. The acceptance of any rent or other payments from Tenant with respect to any
holdover period shall not serve to extend the Term or waive any rights of Landlord, but Landlord
may at any time refuse to accept rent or other payments from Tenant, and may re-enter the Property,
evict Tenant and all parties then in occupancy or possession, take possession of the Property, and
if permitted under applicable law, change the locks on the doors
of the Building without making keys to the changed locks available to Tenant. If Tenant remains in
possession of any part of the Property after the expiration of the Term without Landlord’s written
consent, Tenant shall indemnify and hold Landlord harmless against any loss, liability, damage,
cost, or expense (including reasonable attorneys’ fees and costs of litigation), or any claim
therefore, related to Tenant’s holding over, including liabilities to any person to whom Landlord
may have leased any part of the Property.

29. Attorneys’ Fees. If an Event of Default by Tenant or an Event of Default by Landlord
occurs, the prevailing party shall be entitled to recover reasonable attorneys’ fees and any costs
of litigation incurred in exercising and enforcing its rights and remedies under this Lease.

30. Waiver. The failure of a party to insist upon the strict performance of any provision
of this Lease or to exercise any remedy for an Event of Default shall not be construed as a waiver.
The waiver of any noncompliance with this Lease shall not prevent subsequent similar noncompliance
from being or becoming an event of default. No waiver shall be effective unless

 

 

expressed in
writing signed by the waiving party. No waiver shall affect any condition other than the one
specified in the waiver and then only for the time and in the manner stated. Landlord’s receipt of
any rent or other sums with knowledge of noncompliance with this Lease by Tenant shall not be
considered a waiver of the noncompliance. No payment by Tenant of a lesser amount than the full
amount then due shall be considered to be other than on account of the earliest amount due. No
endorsement or statement on any check or any letter accompanying any check or payment shall be
considered an accord and satisfaction, and Landlord may accept any check or payment without
prejudice to Landlord’s right to recover the balance owing and to pursue any other available
remedies.

31. Leasing Commissions. Each of Landlord and Tenant represents and warrants to the other
that it has not dealt with anyone claiming any entitlement to any commission in connection with
this leasing transaction except Solomon Development, LLC representing Landlord, and Colliers Turley
Martin Tucker, representing Tenant (collectively, the “Brokers”), who shall be paid by Landlord.
Each of Landlord and Tenant agrees to indemnify and hold the other harmless against any loss,
liability, damage, cost, or expense (including reasonable attorneys’ fees and costs of litigation),
or any claim therefore, for any leasing or other commissions, fees, charges, or payments resulting
from or arising out of their respective actions in connection with this Lease except as to the
Brokers. Landlord shall indemnify and hold Tenant harmless against payment of any leasing
commission due the Brokers in connection with this Lease.

32. Notices. Any notice may be given by (a) depositing written notice in the United States
mail, postpaid and certified and addressed to the party at its address under this Lease with return
receipt requested, or (b) delivering written notice in person or by commercial messenger or
overnight private delivery service to the party at its notification address under this Lease.
Written notice deposited
in the mail in the manner described above shall be effective on the date of delivery. Written
notice given in person or by commercial messenger or overnight private delivery in the manner
described above shall be effective as of the time of receipt at the destination address as
evidenced by a receipt signed by an employee of Tenant or Landlord, as the case may be, by any
confirmation of delivery provided by the messenger or delivery service. The notification addresses
of the parties are specified on the signature page(s) of this Lease. Each party shall have the
right to change its address by at least ten (10) days’ prior written notice to the other party.

33. Waiver of Security Interest. Landlord hereby waives any and all security interests,
liens, and other rights and interests, whether granted by statute or otherwise, in and to any and
all fixtures, furniture, equipment and other personal property of Tenant. Effective August 26,
2009 Landlord and Citibank, N.A., as collateral agent, entered into a Landlord’s Lien Waiver,
Access Agreement and Consent, substantially in the form attached hereto as Exhibit H. As
soon as practicable after all of the Lease Contingencies (as defined in Section 35 hereof) have
been met (or at such earlier time as Tenant may request), Landlord agrees to enter into a
Landlord’s Lien Waiver, Access Agreement and Consent, substantially in the form attached hereto as
Exhibit H, with Citibank, N.A., as collateral agent. As requested by Tenant from time to
time, Landlord agrees to execute a document in substantially similar form and substance with any
other lender of Tenant.

 

 

34. Landlord’s Environmental Representations and Warranties. As an inducement to Tenant’s
execution of this Lease and the covenants set forth herein, Landlord hereby represents and warrants
to Tenant as of the date hereof: (i) Landlord has no actual notice that any portion of the Property
is in violation of any Environmental Laws, (ii) with respect to the Property, Landlord has not
received any written citation, directive, inquiry, notice, order, summons, warning, or other
communication that relates to (a) Hazardous Substances, or (b) any alleged, actual, or potential
violation of or failure to comply with any Environmental Laws.

35. Contingency Periods.

     (a) This Lease is contingent upon (i) Landlord’s receipt of all necessary
governmental approvals with respect to the design and construction of the improvements
contemplated by the Construction Agreement, including, without limitation, approval of
the Construction Plans, (ii) Landlord’s receipt of all approvals necessary under the
Declaration with respect to the design and construction of the improvements contemplated
by the Construction Agreement, including, without limitation, approval of the
Construction Plans, (iii) Tenant’s approval of the Civil Plans and the December Plans,
(iv) Landlord’s ability to obtain satisfactory financing for the construction of the
building described in the December Plans (as defined in the Construction Agreement)
(collectively, the “Lease Contingencies”), and (v) Avenue Bank’s consent to this
Amended and Restated Lease Agreement. Landlord and Tenant shall use diligent and
commercially reasonable efforts to satisfy the Lease Contingencies.

     (b) Tenant shall have the right to terminate this Lease if the Lease Contingencies
have not been satisfied on or before January 31, 2010. Tenant must exercise such
termination right, if at all, by delivering to Landlord written notice thereof on or
before February 15, 2010.

     (c) Landlord shall have the right to terminate this Lease if either (1) the Lease
Contingencies described in clauses (i), (ii) or (iv) of Subsection 35(a) hereof have not
been satisfied on or before January 31, 2010, or (2) the Lease Contingency described in
clause (iii) of Subsection 35(a) hereof has not been satisfied on or before December 22,
2009. Landlord must exercise such termination right, if at all, by delivering to Tenant
written notice thereof on or before the fifteenth (15th) day after the
applicable Lease Contingency(ies) deadline.

     (d) In the event this Lease is terminated pursuant to Subsection 35(b) or 35(c) hereof (but
not pursuant to any other provision of this Lease), then, effective immediately upon such
termination and without further action by either Landlord or Tenant, this Amended and Restated
Lease Agreement (and the Amended and Restated Construction Agreement attached hereto as Exhibit
C) shall be of no further force and effect and the Original Lease (and the Construction
Agreement attached to the Original Lease) shall be reinstated as the Lease Agreement (and the
Construction Agreement) between Landlord and Tenant. Upon request of either party hereto, the other
party hereto will execute and deliver written confirmation of such termination and the
reinstatement of such agreements.

 

 

36. Subdivision of Airpark Parcel. Landlord shall have the right, but not the obligation,
to subdivide the Airpark Parcel at any time during the Term. Such subdivision may result in the
Land being a separate parcel from the rest of the Airpark Parcel. In the event that Landlord
determines to subdivide the Airpark Parcel, (a) Landlord may take all actions consistent with such
subdivision, including the creation of access, drainage, or utility easements benefiting or
burdening the Land, (b) Landlord may enter into and record agreements relating to such easements,
and (c) Tenant agrees to cooperate with Landlord’s reasonable requests in connection with such
subdivision and such easements and easement agreements; provided, however, that such subdivision
and such easements and easement agreements shall not materially and adversely affect Tenant’s
rights or obligations under this Lease, its use or occupancy of the Property, or its ingress or
egress to the Property; provided further that Tenant shall not be required to expend any funds in
connection with such subdivision, easements or easement agreements. Landlord shall comply with all
reasonable requests of Tenant and/or any mortgagee of Tenant for information relating to such
subdivision and execute any documentation reasonably necessary to confirm such mortgagee’s
leasehold mortgage. Notwithstanding the foregoing, in no event shall Landlord grant any access
rights through the Property.

37. Miscellaneous.

     (a) If requested by Landlord, Tenant shall furnish appropriate evidence of the valid
existence and good standing of Tenant and the authority of any parties signing this Lease
to act for Tenant. If requested by Tenant, Landlord shall furnish appropriate
evidence of the valid existence and good standing of Landlord and the authority of
any parties signing this Lease to act for Landlord.

     (b) This document embodies the entire contract between the parties, and supersedes
all prior agreements and understandings between the parties related to the Property,
including all lease proposals, letters of intent, and similar documents. All
representations, warranties, or agreements of an inducement nature, if any, are merged
with, and stated in this document. This Lease may be amended only by a written
instrument executed by both Landlord and Tenant.

     (c) The relationship created by this Lease is that of landlord and tenant. Landlord
and Tenant are not partners or joint ventures, and neither has any agency powers on
behalf of the other. Except as provided herein or in the Construction Agreement, Tenant
is not a beneficiary of any other contract or agreement relating to the Property to which
Landlord may be a party, and Tenant shall have no right to enforce any such other
contract or agreement on behalf of itself, Landlord, or any other party.

     (d) No consent or approval by Landlord shall be effective unless given in writing
signed by Landlord or its duly authorized representative. Any consent or approval by
Landlord shall extend only to the matter specifically stated in writing.

     (e) Whenever this Lease requires Landlord’s consent to or approval of any item,
Landlord shall not unreasonably withhold, condition or delay such consent or approval.

 

 

     (f) The captions appearing in this Lease are included solely for convenience and
shall never be given any effect in construing this Lease.

     (g) This Lease is being executed in multiple counterparts, each of which shall be
considered an original for all purposes.

     (h) If any provision of this Lease is invalid or unenforceable, the remainder of
this Lease shall not be affected. Each separate provision of this Lease shall be valid
and enforceable to the fullest extent permitted by law.

     (i) This Lease binds not only Landlord and Tenant, but also their respective heirs,
personal representatives, successors, and assigns (to the extent assignment is permitted
by this Lease).

     (j) This Lease is governed by the laws of the state of Tennessee.

     (k) All references to “Business Days” in this Lease shall refer to days that
national banks are open for business in the city where the Property is located. Time is
of the essence of this Lease.

     (l) All references to “Mortgage(s)” in this Lease shall include deeds of trust,
deeds to secure debt, other security instruments. All references to “Mortgagee(s)” in
this Lease shall include trustees, secured parties, and other parties holding any
lien, security, or other interest in the Property pursuant to any mortgage.

     (m) Any liability or obligation of Landlord or Tenant arising during or accruing
with respect to the Term shall survive the expiration or earlier termination of this
Lease, including without limitation, obligations and liabilities relating to (i) the
final adjustment of estimated installments of Additional Rent to actual Additional Rent
owed, (ii) the condition of the Property or the removal of Tenant’s property, and (ii)
indemnity and hold harmless provisions of this Lease.

     (n) Tenant agrees not to record this Lease. Tenant may record a memorandum of this
Lease in a form approved by Landlord in writing prior to recording provided Tenant pays
all taxes, recording fees, or other governmental charges incident to such recording. The
memorandum shall not disclose the rent payable under this Lease and shall expressly
provide that it shall be of no further force or effect after the last day of the Term or
on filing by Landlord of an affidavit that this Lease has expired or been terminated.

     (o) Landlord has delivered a copy of this Lease solely for Tenant’s review, and such
delivery does not constitute an offer to Tenant or an option reserving the Property.
This Lease shall not be effective until a counterpart executed by both Landlord and
Tenant is delivered by Landlord to Tenant.

[Remainder of page intentionally left blank]

 

 

     IN WITNESS WHEREOF, the parties have caused this Lease to be executed pursuant to authority
duly given as of the day and year first above written.

	 	 	 	 	 
	 	TENANT:

EMDEON BUSINESS SERVICES LLC

a Delaware limited liability company

 	 
	 	By:  	/s/ Bob A. Newport, Jr.
 	 
	 	 	Title: CFO 	 
	 	 	Printed Name: Bob A. Newport, Jr. 	 
	 
	 	LANDLORD:

SOLOMON AIRPARK, LLC, a Tennessee

limited liability company

 	 
	 	By:  	/s/ Gregory G. Turner
 	 
	 	 	Title: President 	 
	 	 	Printed Name: Gregory G. Turner 	 
	 

 

 

EXHIBIT A

Legal Description of the Land

Lease Area

Being a tract of land lying in Nashville, Davidson County, Tennessee, also being part of Lot 3
of the Airpark East, as of record in Instrument Number: 20011120-0127754, at the Register’s Office
for Davidson County, Tennessee, also being more particularly described as follows;

Beginning at an existing iron rod, at a corner common with the southerly right-of-way line of
Couchville Pike, width varies, and the easterly right-of-way line of Reynolds Road, width varies,
said existing iron rod being located at Northing: 648,433.39; Easting: 1,778,865.81; on the State
Plane Coordinate System NAD-83;

Thence leaving the easterly right-of-way line of Reynolds Road, with the southerly right-of-way
line of Couchville Pike, South 84 deg 46 min 56 sec East, 100.04 feet to an iron rod set, at the
intersection with the westerly right-of-way line of Airpark Center East;

Thence leaving the southerly right-of-way line of Couchville Pike with the westerly right-of-way
line of Airpark Center East, with a curve to the right, along an arc length of 78.12 feet, the
central angle of which is 92 deg 17 min 00 sec, the radius of which is 48.50 feet, the chord of
which is South 38 deg 46 min 44 sec East, 69.94 feet to an iron rod set;

Thence South 07 deg 21 min 46 sec West, 8.00 feet to an iron rod set;

Thence South 11 deg 11 min 32 sec West, 260.30 feet to an iron rod set;

Thence with a curve to the left, along an arc length of 33.42 feet, the central angle of which is
03 deg 49 min 45 sec, the radius of which is 500.00 feet, the chord of which is South 09 deg 16 min
40 sec West, 33.41 feet to an iron rod set;

Thence South 07 deg 21 min 47 sec West, 263.93 feet to a point;

Thence leaving the westerly right-of-way line of Airpark Center East, with a line through Lot 3 of
Airpark East, North 82 deg 38 min 16 sec West, 663.37 feet to a point in the easterly property line
of M.L. Barrett, Sr., & Rachel S. Barrett, Trustees, as of record in Deed Book 10103, Page 437, at
the Register’s Office for Davidson County, Tennessee;

Thence with the easterly property line of M.L. Barrett, Sr., & Rachel S. Barrett, Trustees, North
07 deg 53 min 51 sec East, 14.38 feet to an iron rod set in the easterly right-of-way line of
Reynolds Road;

Thence with the easterly right-of-way line of Reynolds Road, North 77 deg 01 min 01 sec East, 74.17
feet to an existing iron rod;

Thence North 45 deg 04 min 51 sec East, 308.92 feet to an existing iron rod;

 

 

Thence North 28 deg 31 min 34 sec East, 83.91 feet to an existing iron rod;

Thence North 05 deg 52 min 33 sec East, 158.92 feet to an existing iron rod;

Thence North 85 deg 36 min 11 sec East, 152.07 feet to an existing iron rod;

Thence North 89 deg 21 min 17 sec East, 50.25 feet to an existing iron rod;

Thence North 51 deg 15 min 31 sec East, 69.28 feet to the POINT OF BEGINNING. Containing 260,086
square feet or 5.971 acres more or less.

Being part of the same property conveyed to Solomon Airpark, LLC, as of record in Instrument
Number: 20090825-0080147, at the Register’s Office for Davidson County, Tennessee.

 

 

EXHIBIT B

Legal Description of the Airpark Parcel

Being a tract of land lying in Nashville, Davidson County, Tennessee, also being Lot 3 of Airpark
East, Phase 1-A, as of record in Instrument Number: 20011120-0127754, at the Register’s Office for
Davidson County, Tennessee, and being more particularly described as follows;

Beginning at an existing iron rod at the intersection of the southerly right-of-way line of
Couchville Pike, width varies, and the easterly right-of-way line of Reynolds Road, width varies,
said existing iron rod being located at Northing:

648,433.39; Easting: 1,778,865.81; on the State Plane Coordinate System NAD-83 (2007);

Thence leaving the easterly right-of-way line of Reynolds Road, with the southerly right-of-way
line of Couchville Pike, South 84 deg 46 min 56 sec East, 100.04 feet to an iron rod set, at the
intersection with the westerly right-of- way line of Airpark Center East, width varies;

Thence leaving the southerly right-of-way line of Couchville Pike, with the westerly right-of-way
line of Airpark Center East, with a curve to the right, along an arc length of 78.12, the central
angle of which is 92 deg 17 min 00 sec, the radius of which is 48.50 feet, the chord of which is
South 38 deg 46 min 44 sec East, 69.94 feet to an iron rod set;

Thence South 07 deg 21 min 46 sec West, 8.00 feet to an iron rod set;

Thence South 11 deg 11 min 32 sec West, 260.30 feet to an “X” in concrete;

Thence with a curve to the left, along an arc length of 33.42 feet, the central angle of which is
03 deg 49 min 45 sec, the radius of which is 500.00 feet, the chord of which is South 09 deg 16 min
40 sec West, 33.41 feet to an iron rod set;

Thence South 07 deg 21 min 47 sec West, 658.56 feet to an iron rod set;

Thence with a curve to the left, along an arc length of 66.80 feet, the central angle of which is
03 deg 49 min 39 sec, the radius of which is 1000.00 feet, the chord of which is South 05 deg 26
min 57 sec West, 66.79 feet to an iron rod set;

Thence South 03 deg 32 min 08 sec West, 232.78 feet to an iron rod set;

Thence with a curve to the right, along an arc length of 66.80 feet, the central angle of which is
03 deg 49 min 39 sec, the radius of which is 1000.00 feet, the chord of which is South 05 deg 26
min 58 sec West, 66.79 feet to an iron rod set;

Thence South 07 deg 21 min 47 sec West, 95.59 feet to a pk nail set;

 

 

Thence with a curve to the right, along an arc length of 46.20 feet, the central angle of which is
09 deg 48 min 13 sec, the radius of which is 270.00 feet, the chord of which is South 12 deg 15 min
53 sec West, 46.14 feet to a pk nail set;

Thence South 17 deg 16 min 25 sec West, 134.57 feet to a pk nail set;

Thence with a curve to the right, along an arc length of 39.27 feet, the central angle of which is
90 deg 00 min 00 sec, the radius of which is 25.00 feet, the chord of which is South 62 deg 16 min
25 sec West, 35.36 feet to an iron rod set;

Thence North 72 deg 44 min 20 sec West, 10.63 feet to an iron rod set, in the westerly property
line of Fedex Corporate Services, Inc., as of record in Instrument Number: 20080109-0002823, at the
Register’s Office for Davidson County, Tennessee;

Thence leaving the westerly of Airpark Center East, with the easterly property line of Fedex
Corporate Services, Inc., North 07 deg 59 min 20 sec East, 78.83 feet to an existing iron rod;

Thence with the northerly property line of Fedex Corporate Services, Inc., North 83 deg 52 min 47
sec West, 444.91 feet to an existing iron rod;

Thence North 82 deg 44 min 18 sec West, 182.10 feet to an existing iron rod, at a corner common
with M.L. Barrett, Sr. & Rachel S. Barrett, Trustees, as of record in Deed Book 10103, Page 437, at
the Register’s Office for Davidson

County, Tennessee;

Thence with the easterly property line of M.L. Barrett, Sr. & Rachel S. Barrett, Trustees, North 07
deg 53 min 51 sec East, 998.58 feet to an iron rod set, in the easterly right-of-way line of
Reynolds Road;

Thence with the easterly right-of-way line of Reynolds Road, North 77 deg 01 min 01 sec East, 74.17
feet to an existing iron rod;

Thence North 45 deg 04 min 51 sec East, 308.92 feet to an existing iron rod;

Thence North 28 deg 31 min 34 sec East, 83.91 feet to an existing iron rod;

Thence North 05 deg 52 min 33 sec East, 158.92 feet to an existing iron rod;

Thence North 85 deg 36 min 11 sec East, 152.07 feet to an existing iron rod;

Thence North 89 deg 21 min 17 sec East, 50.25 feet to an existing iron rod;

Thence North 51 deg 15 min 31 sec East, 69.28 feet to the POINT OF BEGINNING. Containing 925,162
square feet or 21.239 acres more or less.

 

 

Being a portion of the same property conveyed to Duke-Weeks Realty, L.P., as of record in
Instrument Number: 20010614-0062632, at the Register’s Office for Davidson County, Tennessee.

 

 

EXHIBIT C

Amended and Restated Construction Agreement

     WHEREAS, Landlord and Tenant are parties to a Lease Agreement dated August 24, 2009 (the
“Original Lease”) pursuant to which Landlord agreed to construct a data center on land owned by
Landlord and to lease it to Tenant, and Tenant agreed to lease such data center from Landlord; and

     WHEREAS, Exhibit C attached to the Original Lease is a Construction Agreement (the
“Original Construction Agreement”); and

     WHEREAS, such data center is now under construction in accordance with the Original Lease and
the Original Construction Agreement; and

     WHEREAS, Tenant now desires to expand such data center and Landlord desires to construct such
expanded data center and lease it to Tenant; and

     WHEREAS, Landlord and Tenant are simultaneously herewith amending and restating the Original
Lease to reflect the lease of such expanded data center; and

     WHEREAS, Landlord and Tenant desire to amend and restate the Original Construction Agreement
to set forth the terms and conditions under which Landlord will construct such expanded data center
for Tenant,

     NOW, THEREFORE, in consideration of the mutual promises, covenants and undertakings
hereinafter contained, and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, Landlord and Tenant hereby agree as follows:

1. Amendment and Restatement of Original Construction Agreement. Landlord and Tenant
hereby amend and restate the Original Construction Agreement. Subject only to the Lease
Contingencies (as defined in Subsection 35(a) of the Amended and Restated Lease Agreement to which
this Amended and Restated Construction Agreement is attached), from and after the execution and
delivery hereof, the Original Construction Agreement shall be of no further force and effect and
this Amended and Restated Construction Agreement shall be the “Construction Agreement” between
Landlord and Tenant.

2. Definitions. All capitalized terms used herein and not defined herein shall have the
meanings assigned thereto in the Amended and Restated Lease to which this Agreement is attached
(the “Lease”). When used in this Agreement, the following terms shall have the meanings set forth
in this Section 2:

     (a) “Actual Construction Cost” shall mean the actual cost to construct the Shell
Building (excluding Tenant Finish) and Land Sitework, pursuant to the Construction Plans and
any changes thereto, including but not limited to (a) site preparation, (b) storm drainage,
(c) site lighting, (d) landscaping and irrigation, (e) paving and striping, (f) utility
connections, (g) construction testing services (h) costs of labor and

 

 

materials, (i) fees and other charges payable to the Contractor, (j) fees to governmental
authorities for permits, inspections, and certificates of occupancy, (k) utilities during
construction, (l) performance bonds, and (m) architectural fees. Actual Construction Cost
shall specifically exclude (1) leasing commissions, (2) construction interest and loan fees,
(3) development fees, and (4) construction management other than the Contractor, all of
which shall be borne entirely by Landlord. Landlord agrees and represents that the Actual
Construction Cost shall be equal to the Stipulated Sum, unless such costs are increased or
decreased as a result of Change Orders to the Construction Plans pursuant to Section 11
hereof.

     (b) “ADA” shall mean the Americans with Disabilities Act of 1990, as amended.

     (c) “Agreement” shall mean this Amended and Restated Construction Agreement.

     (d) “Building” shall mean the Shell Building and the Tenant Finish.

     (e) “Change Order” means a change order to the Construction Plans or the Tenant Finish
Plans pursuant to Section 11 hereof.

     (f) “Civil Plans” shall mean the civil engineering design and work as prepared by Barge
Cauthen Associates, dated December 4, 2009, which have been approved by both Landlord and
Tenant with such further modifications as Landlord and Tenant may both approve.

     (g) “Completion Date” shall mean the date on which Milestone L1020 (“Building Dried
In”) is achieved, as inspected, verified and documented by the Shell Building Architect.

     (h) “Completion Deadline” shall mean the date on which Milestone L1020 (“Building Dried
In”) is scheduled to be achieved as shown on the Critical Path, as such date shall be
adjusted in accordance with Section 11 hereof by reason of Force Majeure Events, Unforeseen
Conditions, Governmental Delays, Post Approval Governmental Requirements, Change Orders
requested by Tenant or Tenant Delays. Changes to the Critical Path pursuant to Section
11(b) hereof shall not alter the Completion Deadline unless Tenant expressly consents in
writing to an extension of the Completion Deadline.

     (i) “Construction Contract” shall mean (i) the Standard Form of Agreement between the
Owner and Contractor dated August 24, 2009, executed by and between Landlord and Contractor
where the basis of payment is a Stipulated Sum (AIA Document A101-2007), (ii) the General
Conditions for the Contract for Construction (AIA Document A201-2007), and (iii) the Change
Order 001 dated December 14, 2009, relating to the construction of the Shell Building and
the Land Sitework.

     (j) “Construction Plans” shall mean (i) the Civil Plans, and (ii) the Shell Building
Plans.

 

 

     (k) “Contractor” shall mean Solomon Builders, Inc.

     (l) “Critical Path” shall mean time schedule for the commencement, phasing and
completion of the Building and the Land Sitework. The Critical Path is attached hereto as
Schedule 2.

     (m) “December Plans” shall have the meaning set forth in Subsection 2(w) hereof.

     (n) “Force Majeure Event” means an act of God, fire, earthquake, flood, explosion,
casualty, war, invasion, insurrection, riot, mob violence, act of terrorism, sabotage, a
general shortage of labor, equipment, materials or supplies in the open market, failure of
transportation, strike, lock out, action of labor unions, condemnation, order of government
or civil or military or naval authorities, unforeseeable subsurface condition, Weather
Delay, or any other cause, whether similar or dissimilar to the foregoing, not within the
reasonable control of the Landlord; provided inadequate funds shall never be considered a
Force Majeure Event. In order for any event described above to be considered a Force
Majeure Event hereunder, Landlord shall be required to give notice to Tenant in accordance
with the terms of the Lease not later than ten (10) Business Days after the commencement of
such event.

     (o) “Governmental Delay” means any delay that is caused by the failure to obtain (i)
approval of revisions to the existing grading permit necessary for the Land Sitework by
December 22, 2009, or (ii) a building permit for the building described in the December
Plans by January 8, 2010, in each case from the applicable governmental entity;
provided, however, that in order for any such delay to be considered a
Governmental Delay, (a) Landlord shall be required to give written notice to Tenant not
later than January 4, 2010 (in the case of delay in obtaining the grading permit), or
January 22, 2010 (in the case of delay in obtaining the building permit), and (b) Landlord
must be pursuing the applicable permit with reasonable diligence, and using commercially
reasonable efforts to cause such Governmental Delay to cease.

     (p) “July Plans” shall have the meaning set forth in Subsection 2(w) hereof.

     (q) “Land Sitework” shall mean the site preparation, storm drainage, site lighting,
landscaping and irrigation, paving and striping, and utility connections with respect to the
Land detailed in the Civil Plans.

     (r) “Lease” shall mean the Amended and Restated Lease Agreement between the Landlord
and the Tenant to which this Amended and Restated Construction Agreement is attached.

     (s) “Milestone L1020 (‘Building Dried In’)” shall mean the substantial completion of
the steel structure, the roof and the storefront system of the Shell Building in accordance
with the Shell Building Plans.

 

 

     (t) “Post Approval Governmental Requirements” shall mean any requirements of
governmental entities that are imposed after the date of this Agreement and are related to
the construction of the Building Shell and/or the Land Sitework.

     (u) “Shell Building” shall mean the building shell as described in the Shell Building
Plans.

     (v) “Shell Building Architect” shall mean Hastings Architecture Associates, LLC.

     (w) “Shell Building Plans” shall mean, collectively, (i) the architectural and
structural plans and specifications prepared by the Shell Building Architect dated July 31,
2009 (the “July Plans”) and (ii) the architectural and structural plans and specifications
prepared by the Shell Building Architect dated December 11, 2009 (the “December Plans”), as
both the July Plans and the December Plans are amended by the Shell Building Architect to
provide for the simultaneous construction of the building described in the July Plans and
the building described in the December Plans, with such modifications as Landlord and Tenant
may both approve.

     (x) “Stipulated Sum” shall mean the sum of Three Million Nine Hundred Thirty-Two
Thousand and Seventy-Two dollars ($3,932,072), subject to adjustment by agreement (such
agreement to be granted or withheld in the sole discretion of each applicable party) of
Landlord, Tenant and Contractor.

     (y) “Tenant Election” shall mean decisions provided to Landlord and Contractor in
writing by the Tenant Representative for the purpose of altering the Construction Plans,
including (i) any Change Order requested by Tenant, and (ii) any Change Order requested by
Landlord and consented to by Tenant.

     (z) “Tenant Delays” shall mean any delay caused by Tenant (or its agents, employees or
contractors) which demonstrably results in a delay in the Critical Path, such as but not
limited to: (a) changes in the Land Sitework, Shell Building Plans or Tenant Finish Plans
requested by Tenant that extends the Critical Path, or (b) any other delay in the completion
of the construction of the Shell Building caused solely by Tenant that affects the Critical
Path. In order for any delay described above to be considered a Tenant Delay, Landlord
shall be required to give written notice thereof to Tenant not later than ten (10) Business
Days after the date such delay begins.

     (aa) “Tenant Finish” shall mean the tenant improvements to be constructed by Tenant
within the Shell Building in accordance with the Tenant Finish Plans.

     (bb) “Tenant Finish Architect” shall mean Collaborative Studio, PLLC.

     (cc) “Tenant Finish Engineer” shall mean Power Management Corporation.

     (dd) “Tenant Finish Plans” shall mean, collectively (i) plans and specifications
prepared by the Tenant Finish Architect dated July 31, 2009 for the construction of interior
improvements for the building described in the July Plans, (ii) the plans and

 

 

specifications prepared by the Tenant Finish Engineer dated July 31, 2009 for the
construction of mechanical, electrical, and plumbing systems for the building described in
the July Plans, (iii) plans and specifications to be prepared by the Tenant Finish Architect
for the construction of interior improvements for the building described in the December
Plans, and (iv) the plans and specifications to be prepared by the Tenant Finish Engineer
for the construction of mechanical, electrical, and plumbing systems for the building
described in the December Plans (the plans and specifications described in clauses (iii) and
(iv) of this definition are referred to herein, collectively, as the “December Tenant Finish
Plans”), with such modifications as Landlord and Tenant may both approve; provided,
however, that Landlord’s approval shall not be required except as set forth in
Section 11(d) hereof.

     (ee) “Tenant Representative” shall mean its Real Estate Director (Lara Tucker) or such
other person designated by Tenant from time to time by written notice to Landlord.

     (ff) “Ultimate Completion Deadline” shall mean the date that is sixty (60) days after
the date on which Milestone L1020 (“Building Dried In”) is scheduled to be achieved as shown
on the Critical Path, as such date shall be adjusted in accordance with Section 11 hereof by
reason of Tenant Delays and Change Orders requested by Tenant. Changes to the Critical Path
for any other reason described in Section 11 hereof shall not alter the Ultimate Completion
Deadline.

     (gg) “Unforeseen Conditions” shall mean concealed or unknown conditions described in §
4.3.4 of the General Conditions to the Construction Contract.

     (hh) “Weather Delays” shall mean any delay as a result of adverse weather conditions in
excess of those weather days included in the Critical Path. The description of the Weather
Delays included in the Critical Path is attached hereto as Schedule 2.

3. Construction of the Shell Building.

     (a) Landlord shall commence construction of the Shell Building and the Land Sitework in
accordance with the Critical Path and prosecute such construction diligently until
completion. Landlord shall use commercially reasonable efforts to complete construction of
the Shell Building and the Land Sitework in accordance with the Critical Path. Promptly,
but in any event within five (5) Business Days after the Completion Date, Landlord shall
give written notice to Tenant that the Completion Date has occurred, accompanied by the
Shell Building Architect’s inspection, verification and documentation with respect thereto.

     (b) If the Completion Date does not occur within thirty (30) days of the Completion
Deadline, then Landlord shall give Tenant a credit against Minimum Rent equivalent to the
product obtained by multiplying $1,144.00 times the number of days that elapse from thirty
(30) days after the Completion Deadline until the Completion Date (“Landlord’s Delay
Penalty”).

 

 

     (c) If the Completion Date does not occur prior to one hundred twenty (120) days
following the Ultimate Completion Deadline (the “Termination Deadline”), then Tenant may
within thirty (30) days of the Termination Deadline, provide Landlord written notice of
Tenant’s intent to terminate the Lease. If Tenant does not exercise its right of
termination described in this Subsection 3(c) within the time period provided, then Landlord
shall remain obligated to perform and complete the construction of the Shell Building and
Landlord shall pay to Tenant upon demand Landlord’s Delay Penalty or apply Landlord’s Delay
Penalty to the Minimum Rent payable at the beginning of the Term.

     (d) In the event of any termination by Tenant pursuant to Subsection 3(c) hereof,
Landlord shall within ten (10) days thereafter (i) provide written confirmation of the Lease
termination, (ii) return to Tenant the Security Deposit, if any, and (iii) pay to Tenant the
sum of One Hundred Seventy-One Thousand Six Hundred Dollars ($171,600) (collectively,
“Landlord’s Termination Penalty”).

     (e) Tenant shall respond to all written questions pertaining to the construction of the
Shell Building or requests for direction (but not including Change Orders) submitted in
writing by Landlord to the Tenant Representative within two (2) business days. If Tenant
fails to respond within such time period, then Landlord shall use its reasonable judgment
regarding such question or request for direction and shall proceed with construction.
Landlord shall have no liability to Tenant for decisions made by Landlord pursuant to this
paragraph. Notwithstanding the foregoing, Change Orders shall be governed by Section 11
hereof.

     4. Construction of the Shell Building and Land Sitework. Landlord shall construct the
Land Sitework and Shell Building in accordance with the Construction Plans, all requirements set
forth in the Declaration and all applicable legal requirements. Landlord shall cause all Land
Sitework and the Shell Building (with respect to those portions of the Shell Building that are not
required to be completed in order for the Completion Date to occur) to be completed within 120 days
after the Completion Date.

     5. Construction Contract. The Construction Contract shall be a Stipulated Sum
contract (AIA Document A101 — 1997). The General Conditions of the Contract for Construction
shall be AIA Document A201 — 1997.

     6. Construction of the Tenant Finish; Tenant Finish Allowance.

     (a) Tenant acknowledges that Tenant shall solely be responsible to construct and
deliver, in compliance with all applicable legal requirements, the Tenant Finish. Landlord
represents and warrants that, in the event consents or approvals are required under the
Declaration in order for Tenant to construct the Tenant Finish, Landlord shall obtain such
consents or approvals. The Tenant Finish shall be constructed by the Contractor based upon
the Tenant Finish Plans. During Tenant’s construction of the Tenant Finish, Tenant shall
have the right to enter and use a reasonable portion of the Airpark Parcel as designated by
Landlord that is not the Property for the purpose of staging its construction of the Tenant
Finish. Notwithstanding anything to the contrary

 

 

herein or in the Lease, Landlord acknowledges and agrees that certain aspects of the
Tenant’s construction of the Tenant Finish will begin before the Completion Date, and
Landlord and Tenant agree to cooperate and use commercially reasonable efforts to (i)
facilitate the timely construction of both the Shell Building and Tenant Finish and, (ii)
minimize the unreasonable interference with the construction to be performed by each party.

     (b) Within thirty (30) days after (i) Tenant has commenced operating its business at
the Property; (ii) Tenant has provided a letter from the Tenant Finish Architect stating
that the Tenant Finish is substantially complete and has been constructed in accordance with
the requirements set forth in the Tenant Finish Plans; and (iii) Tenant has provided lien
waivers from all contractors and subcontractors performing work at the Property, Landlord
shall reimburse Tenant up to Six Hundred One Thousand Two Hundred and Ten dollars ($601,210)
(the “Allowance”) for costs of the Tenant Finish incurred by Tenant. Any costs of the Tenant
Finish in excess of the Allowance shall be the sole obligation and responsibility of Tenant.

     7. Adjustment of Minimum Rent.

     (a) The initial Minimum Rent amount (as stipulated in Exhibit D to the Lease)
has been calculated based on the assumption that the Actual Construction Cost will equal the
Stipulated Sum. If the Actual Construction Cost exceeds the Stipulated Sum due solely to
(i) Change Orders required as a result of Tenant Delay or (ii) Change Orders requested by
Tenant, then the initial annual Minimum Rent shall be increased by nine and 1/2 cents ($0.095)
for each dollar that the Actual Construction Cost exceeds Stipulated Sum for any of the
reasons set forth in this sentence; provided, however, that Tenant agrees that it shall not
require or request any such aggregated Change Orders that will solely, and not in addition
to any other reason not described above, cause the Actual Construction Cost to exceed Four
Million Two Hundred Thousand dollars $4,200,000 (the “Maximum Construction Cost”).
Conversely, if the Actual Construction Cost is less than the Stipulated Sum as a result of
any Change Order requested by Tenant, then the initial annual Minimum Rent shall be
decreased by nine and 1/2 cents ($0.095) for each dollar that the Actual Construction Cost is
less than the Stipulated Sum. To the extent the Actual Construction Cost is increased or
decreased due to reasons not described above, then such increase or decrease shall have no
effect upon Tenant’s Minimum Rent.

     For example, if the Actual Construction Cost is increased to $4,050,000 due to Change
Orders required as a result of Tenant Delay or Change Orders requested by Tenant, then the
initial annual Minimum Rent under the Lease would increase by $11,203.16 (($4,050,000
-$3,932,072) x $0.095).

     Conversely, if the Actual Construction Cost is decreased to $3,800,000 due to a Change
Order requested by Tenant, then the initial annual Minimum Rent under the Lease would
decrease by $12,546.84 (($3,932,072 — $3,800,000) x $0.095).

 

 

     (b) Actual Construction Cost shall be determined promptly after Landlord’s receipt of
all invoices related to the construction of the Shell Building and Land Sitework. Any
adjustment to Minimum Rent resulting from the determination of Actual Construction Cost
shall be retroactive to the Rent Commencement Date.

     (c) Tenant shall, at all times, have access to and the right to audit Landlord’s
records of Actual Construction Cost. During the construction process, Landlord and Tenant
shall openly share, confer, and agree on design changes to the Construction Plans and/or
Tenant Finish Plans and their associated cost increase or reduction. No design changes that
result in a cost or time increase shall be valid unless approved in writing by Tenant.
Landlord shall be responsible for the payment of the Actual Construction Cost, whether or
not it exceeds the Stipulated Sum or the Maximum Construction Cost.

     (d) For purposes of calculating any increase in Tenant’s Minimum Rent pursuant to this
Section 7, all increases to the Actual Construction Costs that are not due to a Change Order
requested by Tenant or a Change Order required as a result of Tenant Delay shall be ignored
(i.e., such other increases shall not negatively impact Tenant or cause the amount of
Tenant’s payment hereunder to be larger than if such other increases had never occurred).

     8. Access to Shell Building for Construction of Tenant Finish and Installation of Tenant
Equipment. Prior to the Completion Date, Tenant, its agents, consultants, contractors and
architect, shall have the right to enter and have access to the Shell Building for the purpose of
constructing the Tenant Finish (as described in Section 6 hereof) and installing Tenant’s
furniture, fixtures, and equipment. Tenant shall ensure that its activities do not unreasonably
interfere with the construction of the completion of the Land Sitework or the Shell Building.

     9. Delivery of the Shell Building; Punch List. Landlord shall deliver the Shell
Building in a structurally sound and water-tight condition, free of Hazardous Materials (as defined
in the Lease), and in compliance with the Declaration and all laws, including the ADA. Upon
completion of the Shell Building by Landlord, Landlord and Tenant shall coordinate a “walk through”
of the Shell Building and Landlord and Tenant shall complete a punch list on a form provided by the
Shell Building Architect indicating any deficiencies that are then apparent (“Punch List”). The
Punch List may be updated during the one-year correction period following the Completion Date and
Landlord shall cause any construction defects to be replaced or repaired. The Punch List shall not
include paint touch-up resulting from ordinary wear and tear or from Tenant’s moving of its
furniture, fixtures and equipment into the Shell Building. Landlord shall promptly commence and
diligently prosecute until completed the items set forth in the Punch List. Subject to the
provisions of the Lease, Landlord’s obligation and/or liability to Tenant for deficiencies shall be
limited to the correction of the noted deficiencies set forth on the Punch List and the warranty of
the Contractor. Any deficiencies that prevent or unreasonably limit Tenant’s ability to construct
the Tenant Finish shall be required to be fixed as a condition of the occurrence of the Completion
Date, and such items shall not be considered punch list items for purpose of this Section 9.
Following the completion of the Land Sitework by Landlord, Landlord and Tenant shall conduct a
similar punchlist procedure with respect to such Land Sitework if requested by Tenant at such time.

 

 

     10. Reliance Letters. Tenant may request that the Shell Building Architect, the
Tenant Finish Architect, the Tenant Finish Engineer, the Contractor and the mechanical, electrical
and plumbing design firms provide reliance letters in favor of Tenant, and in form and substance
reasonably satisfactory to Tenant, entitling Tenant to rely on their standard of care in design and
performance and on warranties and correction covenants in each of their contracts. Landlord agrees
to cooperate with Tenant in making these requests, at no cost to Landlord.

     11. Change Orders.

     (a) If Tenant requests any changes in the Construction Plans, Landlord shall, within
five (5) business days thereafter, deliver to the Tenant Representative a quote from the
Contractor of the additional cost (or cost savings) and any extension (or decrease) to the
Critical Path, if any, that would be attributable to such change. Tenant shall then have
three (3) business days thereafter to approve or reject such cost or schedule change. If
Tenant agrees with such additional cost (or cost savings) and/or revision to the Critical
Path, then Tenant shall notify Landlord in writing, and Landlord and Contractor shall enter
into a Change Order to the Construction Contract and Tenant shall approve such Change Order.
Landlord shall cause such agreed Change Order to be incorporated in the Construction Plans
and/or the Critical Path, as applicable. In the event Tenant fails to approve or disapprove
the Change Order with the three (3) business day period, each day until Tenant approves or
disapproves the Change Order thereafter shall be considered a Tenant Delay. If Tenant
rejects such additional cost (or cost savings) and/or revision to the Critical Path, then
the actual number of days elapsed from Tenant’s initial request may be considered Tenant
Delay (but without duplication of any days that are considered to be Tenant Delay pursuant
to the preceding sentence).

     (b) If Landlord desires any changes in the Construction Plans, Landlord shall deliver
to the Tenant Representative a written request for such change and a quote from the
Contractor of the additional cost (or cost savings) and any extension (or decrease) to the
Critical Path, if any, that would be attributable to such change. Tenant shall then have
three (3) business days thereafter to approve or reject such cost or schedule change. If
Tenant agrees with such additional cost (or cost savings) and/or revision to the Critical
Path, then Tenant shall notify Landlord in writing, and Landlord and Contractor shall enter
into a change order to the Construction Contract and Tenant shall approve such change order;
provided, however, that Tenant shall not be responsible for any additional cost resulting
from, and Minimum Rent shall not increase or decrease as a result of, such Change Order
requested by Landlord. Landlord shall cause such agreed change to be incorporated in the
Construction Plans or the Critical Path, as applicable. In the event Tenant fails to
approve or reject the change order with the three (3) business day period, each day until
Tenant approves or rejects the change order thereafter may be considered a Tenant Delay. If
Tenant rejects such additional cost (or cost savings) and/or revision to the Critical Path,
then Landlord shall proceed with no change to the Construction Plans or the Critical Path.

     (c) If any change in the Construction Plans or the Critical Path is required as a
result of (i) Governmental Delay, (ii) a Post Approval Governmental Requirement, (iii) a
Force Majeure Event, (iv) an Unforeseen Condition, or (v) a Tenant Delay, Landlord

 

 

shall notify the Tenant Representative in writing of the change and provide a quote
from the Contractor of the additional cost (or cost savings) and any extension (or decrease)
to the Critical Path, if any, that is attributable to such change. Landlord shall cause
such change to be incorporated in the Construction Plans and/or the Critical Path, as
applicable.

     (d) In the event Tenant desires to modify the Tenant Finish Plans, Tenant shall
unilaterally be entitled to execute Change Orders with respect thereto; provided,
however, that Landlord’s approval shall be required with respect to any Change Order
to the Tenant Finish Plans that affect the completion of the Land Sitework or the Shell
Building or the Critical Path as it relates to the Land Sitework or the Shell Building,
which approval shall not be unreasonably withheld, conditioned or delayed.

     12. Indemnity; Liens.

     (a) Landlord shall indemnify and hold harmless Tenant and any of Tenant’s directors,
officers, contractors, agents and employees from and against any and all losses, damages,
costs (including costs of suits and reasonable attorneys’ fees incurred), liabilities and
causes of action arising out of the actions of Landlord or Landlord’s contractors,
designers, architects and engineers during the course of the construction of the
Construction Plans to the extent due to such parties’ negligence or Landlord’s failure to
comply with the requirements of the Lease or this Agreement, including but not limited to
mechanics’, materialmen’s or other liens or claims (and all costs or expenses associated
therewith) asserted, filed or arising out of any such work.

     (b) Tenant shall indemnify and hold harmless Landlord and any of Landlord’s directors,
officers, contractors, agents and employees from and against any and all losses, damages,
costs (including costs of suits and reasonable attorneys’ fees incurred), liabilities and
causes of action arising out of the actions of Tenant or Tenant’s contractors, designers,
architects and engineers during the course of the construction of the Tenant Finish to the
extent due to such parties’ negligence or Tenant’s failure to comply with the requirements
of the Lease or this Agreement, including but not limited to mechanics’, materialmen’s or
other liens or claims (and all costs or expenses associated therewith) asserted, filed or
arising out of any such work.

     13. Event of Default. An event of default under this Agreement shall be an event of
default under the Lease and vice versa.

     14. Insurance.

     (a) Landlord will carry special form non-reporting builder’s risk insurance during the
construction of the Shell Building in an amount equal to one hundred percent (100%) of the
replacement cost of the Shell Building, providing special form coverage on the Shell
Building and materials stored on the Land and elsewhere, and including the perils of
collapse, damage resulting from faulty workmanship or materials, and water damage.

 

 

     (b) Landlord shall cause the Contractor to carry Comprehensive General Liability
Insurance for owners and contractors, including blanket contractual liability, products and
completed operations, personal injury (including employees), independent contractors,
explosion, collapse and underground hazards for not less than One Million Dollars
($1,000,000) per occurrence and Two Million Dollars ($2,000,000) in the aggregate, which
shall include product liability coverage. The comprehensive general liability policy shall
name Landlord and Tenant individually as an “additional insured”.

     15. Certificate of Occupancy. Tenant shall deliver a temporary certificate of
occupancy for the Building to Landlord within sixty (60) days following the completion of Tenant
Finish.

     16. Copies of Architect Documents. Landlord agrees to send the Tenant Representative
a copy of all information, materials and correspondence that Architect prepares for or furnishes to
Landlord or any contractor in connection with the design and construction of the Shell Building,
including, without limitation, change orders, construction change directives, orders for minor
changes, responses to requests for information and shop drawings, certificates for payment,
decisions to withhold payment, inspection reports, and materials regarding claims and disputes,
whether the same are drafts or in final form. All items that Landlord is required to deliver to
the Tenant Representative under this Section 16 shall be sent by hand-delivery or nationally
recognized overnight delivery service, to the notice address set forth in the Lease.

     17. Self-Help Remedies of Tenant.

     (a) In addition to rights of Tenant under Section 3 hereof, in the event that (x) the
Completion Date does not occur by the Ultimate Completion Deadline, or (y) an event of
default (after the expiration of applicable notice and cure periods) occurs under Landlord’s
construction loan, or (z) material construction activity with respect to the Shell Building
ceases for more than forty-five (45) consecutive days, then at any time thereafter, Tenant
may, but shall not be obligated to, take over and complete construction of the Shell
Building and the Land Sitework as is reasonably necessary for the use and occupancy of the
Building for the operation of Tenant’s business (“Tenant’s Right to Complete”). In
the event that Tenant provides notice to Landlord that it is exercising Tenant’s Right to
Complete, the following shall apply:

     (i) Tenant shall have the right to immediately enter the Property for the
purpose of completing the construction of the Shell Building and the Land Sitework
pursuant to the Construction Plans or pursuant to such variations thereof or other
plans or specifications as Tenant may deem appropriate and Landlord shall not be
entitled to consent to or approve any such modifications. Any construction so
caused by Tenant may be terminated by Tenant at any time, in its discretion. Tenant
shall be under no obligation to complete the Shell Building and the Land Sitework
but its actions in this respect shall be wholly at its option. In furtherance of
construction, Tenant may, at its option, (1) retain such contractors,
subcontractors, architects, engineers, laborers and other persons and firms as it
may elect, it being agreed that Tenant shall not be required to use any particular
person or firm because the person or firm had a prior contract with Landlord; (2)

 

 

pay, litigate or compromise any claim for labor, professional services or materials
that may result in a lien upon the Property; (3) make any applications or give any
certificates with respect to the Property including, but not limited to,
applications pertaining to zoning variances and other applications to regulatory
agencies; and (4) take any other action it may deem necessary to protect the
Property or to promote and complete construction thereon.

     (ii) Landlord hereby assigns to Tenant, to the extent assignable: (a) the
Construction Plans, the Construction Contract, and any other agreements related to
the planning, design and/or construction of the Shell Building or the Land Sitework,
including, without limitation, any construction contracts and architect contracts
(collectively, the “Construction Plans and Contracts”), (b) any retainage or funds
that may be held in escrow under any Construction Plans and Contracts, and (c) any
and all applications, permits, licenses and/or approvals relating to the Shell
Building or any other construction or improvements located on the Land.
Notwithstanding the foregoing assignment, Tenant shall not have any obligation under
the Construction Contract or any other contracts or agreements described above
unless Tenant expressly assumes such obligations after the date on which Tenant
exercises Tenant’s Right to Complete.

     (iii) Landlord shall perform, make, execute and deliver, and cause any
affiliate to perform, make, execute and deliver, all such additional and further
acts, occurrences and instruments as Tenant reasonably may require to document and
accomplish the construction contemplated by Tenant’s Right to Complete.

     (iv) Any action taken by Tenant pursuant to its remedies hereunder may be taken
by Tenant in its own name or in the name of Landlord. Landlord hereby appoints
Tenant as Landlord’s attorney-in-fact, with full power of substitution, to take any
action authorized by this Agreement on Landlord’s behalf following any exercise of
Tenant’s Right to Complete. The parties acknowledge that this power of attorney is
coupled with an interest and is irrevocable.

     (v) Tenant shall receive a credit against Minimum Rent in an amount equal to
all costs and expenses paid by Tenant in connection with Tenant’s Right to Complete,
which credit shall be applied each month beginning on the Rent Commencement Date
until such credit is exhausted.

     (vi) Tenant shall indemnify Landlord for any mechanic’s or materialmen’s liens
that may be recorded against the Property to the extent that such liens relate
solely to work directed by Tenant or its contractors and are not related to
Landlord’s efforts to complete the Land Sitework or the Shell Building.

     (vii) The provisions of Section 7 hereof shall no longer apply.

     (b) In the event Landlord has not completed the Shell Building (with respect to the
portions of the Shell Building that are not required to be completed in order for the
Completion Date to occur) or the Land Sitework within one hundred and twenty (120)

 

 

days after the Completion Date in accordance with Section 4 hereof, then Tenant, at its
option (but without any obligation with respect thereto), may exercise Tenant’s Right to
Complete with respect to such work under the same terms and conditions described in
Subsection 17(a) hereof.

 

 

Schedule 1

RESERVED

 

 

Schedule 2

Critical Path

Dated currently December 9, 2009

 

 

Schedule 3

RESERVED

 

 

Schedule 4

Weather Delays

PART 1 — GENERAL

	1.01	 	EXTENSIONS OF CONTRACT TIME

	 	   A.	 	If the basis exists for an extension of time in accordance with paragraph 8.3
of the Conditions, an extension of time on the basis of weather may be granted only for
the number of Weather Delay Days in excess of the number of days listed as the Standard
Baseline for that month.

	1.02	 	STANDARD BASELINE FOR AVERAGE CLIMATIC RANGE

	 	   A.	 	The Owner has reviewed weather data available from the National Oceanic and
Atmospheric Administration and determined a Standard Baseline of average climatic range
for the State of Tennessee.
	 
	 	   B.	 	Standard Baseline is defined as the normal number of calendar days for each
month during which construction activity exposed to weather conditions is expected to
be prevented and suspended by cause of adverse weather. Suspension of construction
activity for the number of days each month as listed in the Standard Baseline is
included in the Work and is not eligible for extension of Contract Time.
	 
	 	   C.	 	Standard Baseline is as follows:

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Jan	 	Feb	 	Mar	 	Apr	 	May	 	Jun	 	Jul	 	Aug	 	Sep	 	Oct	 	Nov	 	Dec
	12

	 	 	11	 	 	 	8	 	 	 	7	 	 	 	7	 	 	 	6	 	 	 	7	 	 	 	5	 	 	 	4	 	 	 	5	 	 	 	6	 	 	 	11	 

	1.03	 	ADVERSE WEATHER and WEATHER DELAY DAYS

	 	   A.	 	Adverse Weather is defined as the occurrence of one or more of the following
conditions within a twenty-four (24) hour day that prevents construction activity
exposed to weather conditions or access to the site:

	 	1.	 	Precipitation (rain, snow, or ice) in excess of one-tenth inch
(0.10”) liquid measure.
	 
	 	2.	 	Temperatures that do not rise above that required for the day’s
construction activity, if such temperature requirement is specified or accepted
as standard industry practice.
	 
	 	3.	 	Sustained wind in excess of twenty-five (25) m.p.h.
	 
	 	4.	 	Standing snow in excess of one inch (1.00”)

 

 

	 	   B.	 	Adverse Weather may include, if appropriate, “dry-out” or “mud” days:

	 	1.	 	resulting from precipitation days above the standard baseline;
	 
	 	2.	 	only if there is a hindrance to site access and Contractor has
taken all reasonable accommodations to avoid such hindrance; and,
	 
	 	3.	 	at a rate no greater than 1 make-up day for each day or
consecutive days of precipitation above the standard baseline that total 1.0
inch or more, liquid measure, unless specifically recommended otherwise by the
Designer.

	 	   C.	 	A Weather Delay Day may be counted if adverse weather prevents work on the
project for fifty percent (50%) or more of the contractor’s scheduled work day and
critical path construction activities were included in the day’s schedule, including a
weekend day or holiday if Contractor has scheduled construction activity that day.
	 
	 	   D.	 	Contractor shall take into account that certain construction activities are
more affected by adverse weather and seasonal conditions than other activities, and
that “dry-out” or “mud” days are not eligible to be counted as a Weather Delay Day
until the standard baseline is exceeded. Hence, Contractor should allow for an
appropriate number of additional days associated with the Standard Baseline days in
which such applicable construction activities are expected to be prevented and
suspended.

	1.04	 	DOCUMENTATION and SUBMITTALS

	 	   A.	 	Submit daily jobsite work logs showing which and to what extent critical path
construction activities have been affected by weather on a monthly basis.
	 
	 	   B.	 	Submit actual weather data to support claim for time extension obtained from
nearest NOAA weather station or other independently verified source approved by
Designer at beginning of project.
	 
	 	   C.	 	Use Standard Baseline data provided in this Section when documenting actual
delays due to weather in excess of the average climatic range.
	 
	 	   D.	 	Organize claim and documentation to facilitate evaluation on a basis of
calendar month periods, and submit in accordance with the procedures for Claims
established in paragraph 4.3 of the Conditions.

E. If an extension of the Contract Time is appropriate, such extension shall be effected in
accordance with the provisions of Article 7 of the Conditions, and the applicable General
Requirements.

 

 

EXHIBIT D

Minimum Rent

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Period	 	Annual Minimum Rent	 	Monthly Minimum Rent
	Months
	 	Commencement Date - 12	 	$	757,265.04	 	 	$	63,105.42	 
	Months
	 	 	13 - 24	 	 	$	776,196.67	 	 	$	64,683.06	 
	Months
	 	 	25 - 36	 	 	$	795,601.58	 	 	$	66,300.13	 
	Months
	 	 	37 - 48	 	 	$	815,491.62	 	 	$	67,957.64	 
	Months
	 	 	49 - 60	 	 	$	835,878.91	 	 	$	69,656.58	 
	Months
	 	 	61 - 72	 	 	$	856,775.89	 	 	$	71,397.99	 
	Months
	 	 	73 - 84	 	 	$	878,195.28	 	 	$	73,182.94	 
	Months
	 	 	85 - 96	 	 	$	900,150.16	 	 	$	75,012.51	 
	Months
	 	 	97 - 108	 	 	$	922,653.92	 	 	$	76,887.83	 
	Months
	 	 	109 - 120	 	 	$	945,720.27	 	 	$	78,810.02	 
	Months
	 	 	121 - 132	 	 	$	969,363.27	 	 	$	80,780.27	 
	Months
	 	 	133 - 144	 	 	$	993,597.36	 	 	$	82,799.78	 
	Months
	 	 	145 - 156	 	 	$	1,018,437.29	 	 	$	84,869.77	 
	Months
	 	 	157 - 168	 	 	$	1,043,898.22	 	 	$	86,991.52	 
	Months
	 	 	169 - 180	 	 	$	1,069,995.68	 	 	$	89,166.31	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	First Renewal Term	 	 	 	 	 	 	 	 
	Months
	 	 	181 - 192	 	 	$	1,096,745.57	 	 	$	91,395.46	 
	Months
	 	 	193 - 204	 	 	$	1,124,164.21	 	 	$	93,680.35	 
	Months
	 	 	205 - 216	 	 	$	1,152,268.31	 	 	$	96,022.36	 
	Months
	 	 	217 - 228	 	 	$	1,181,075.02	 	 	$	98,422.92	 
	Months
	 	 	 229 - 240 	 	 	$	1,210,601.90	 	 	$	100,883.49	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	Second Renewal Term	 	 	 	 	 	 	 	 
	Months
	 	 	241 - 252	 	 	$	1,240,866.94	 	 	$	103,405.58	 
	Months
	 	 	253 - 264	 	 	$	1,271,888.62	 	 	$	105,990.72	 
	Months
	 	 	265 - 276	 	 	$	1,303,685.83	 	 	$	108,640.49	 
	Months
	 	 	277 - 288	 	 	$	1,336,277.98	 	 	$	111,356.50	 
	Months
	 	 	289 - 300	 	 	$	1,369,684.93	 	 	$	114,140.41	 

	 	 	 	 	 
	Area of Building
	 	 	54558	 
	 
	 	 	 	 
	Initial Base Rate
	 	$	13.88	 
	Annual Increases
	 	 	2.5	%

 

 

EXHIBIT E

Building Rules

1. Plumbing fixtures shall be used only for the purposes for which they are designed, and no
sweepings, rubbish, rags, or other unsuitable materials shall be disposed into them. Damage
resulting to any such fixtures from misuse by a tenant shall be the liability of Tenant.

2. The proposed weight and location of any safes, file systems and other heavy equipment shall be
subject to Landlord’s approval, either by Landlord’s approval of Tenant’s furniture and file
storage layout, or its approval of Tenant’s plans for the Tenant Finish reflecting the location of
such heavy systems or equipment. Landlord shall have the right to approve any future relocation of
such heavy systems or equipment, and Landlord may condition such approval on a requirement that
weight be distributed on supporting devices approved by Landlord.

3. No flammable or explosive fluids or materials shall be kept or used within the Building, except
in areas approved by Landlord, and tenant shall comply with all applicable building and fire codes
relating thereto.

4. Electric current shall not be used for space heaters, cooking or heating devices or similar
appliances without Landlord’s prior written permission.

5. Except as otherwise provided in the Lease, no antennas (including microwave or satellite dish
antennas) shall be placed on the roof of the Building or elsewhere on the Property without the
prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or
delayed.

6. Smoking shall be prohibited inside the Building. Tenant may provide a suitable area outside the
Building designated for smoking.

Landlord reserves the right to amend and add reasonable additional rules as Landlord considers
appropriate for the safety, care, maintenance, operation, and cleanliness of the Building, and for
the preservation of good order therein; provided that if Landlord’s consent or approval is required
with respect to any existing, amended or added rule, Landlord shall not unreasonably withhold,
condition or delay such consent or approval. If any of these rules directly contradicts the other
terms of the Lease, such other terms shall prevail, except for Rule 3 above.

 

 

EXHIBIT F

Permitted Encumbrances

	1.	 	Real Property Taxes for 2009 and subsequent years.
	 
	2.	 	Matters shown on the plat of record as Instrument No. 20011120-0127754, Register’s Office for
Davidson County, Tennessee.
	 
	4.	 	Declaration

 

 

EXHIBIT G

Site Plan

 

 

EXHIBIT H

Landlord’s Lien Waiver, Access Agreement and Consent

     THIS LANDLORD’S LIEN WAIVER, ACCESS AGREEMENT AND CONSENT (the “Agreement”) is made and
entered into as of August 26, 2009 by and between SOLOMON AIRPARK, LLC, a Tennessee limited
liability company, having an office at 4539 Trousdale Drive, Nashville, TN 37204 (“Landlord”) and
CITIBANK, N.A. having an office at 390 Greenwich Street, New York, NY 10013, as collateral agent,
(in such capacity, “Collateral Agent”) for the benefit of the Secured Parties under the Credit
Agreement.

R E C I T A L S

          A. Landlord is the record title holder and owner of the real property described in
Schedule A attached hereto (the “Real Property”).

          B. Landlord has leased all of the Real Property (the “Leased Premises”) to Emdeon Business
Services LLC, a Delaware limited liability company (“Lessee”) pursuant to a certain lease agreement
or agreements described in Schedule B attached hereto (collectively, and as amended,
amended and restated, supplemented or otherwise modified from time to time, the “Lease”).

          C. Lessee and the Collateral Agent, among others, have previously entered into a First Lien
Credit Agreement and a Second Lien Credit Agreement, each dated as of November 16, 2006 (each of
the foregoing credit agreements, as amended, amended and restated, supplemented or otherwise
modified from time to time, are hereinafter collectively referred to the “Credit Agreement”;
capitalized terms used and not otherwise defined herein shall have the meanings assigned to such
terms in the Credit Agreement), pursuant to which the Lenders have made certain loans to Borrower
(collectively, the “Loans”).

          D. Lessee is a Borrower under the Credit Agreement and the other documents evidencing and
securing the Loans (collectively, the “Loan Documents”).

          E. As security for the payment and performance of Lessee’s Obligations under the Credit
Agreement and the other Loan Documents, Collateral Agent (for its benefit and the benefit of the
Secured Parties) has a security interest in and lien upon substantially all of Lessee’s personal
property, inventory, accounts, goods, machinery, equipment, furniture and fixtures (together with
all additions, substitutions, replacements and improvements to, and proceeds of, the foregoing,
collectively, the “Personal Property”) and a mortgage lien on Lessee’s leasehold interest
in the Leased Premises.

          F. Collateral Agent has requested that Landlord execute this Agreement in accordance with the
terms of the Credit Agreement.

 

 

A G R E E M E N T:

NOW, THEREFORE, for and in consideration of the premises and other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, Landlord hereby represents, warrants
and agrees in favor of Collateral Agent, as follows:

          1. Landlord hereby waives and releases unto Collateral Agent (i) any contractual landlord’s
lien and any other landlord’s lien which it may be entitled to at law or in equity against any
Personal Property, (ii) any and all rights granted by or under any present or future laws to levy
or distrain for rent or any other charges which may be due to the Landlord against the Personal
Property and (iii) any and all claims, liens and demands of every kind which it has or may
hereafter have against the Personal Property (including, without limitation, any right to include
the Personal Property in any secured financing Landlord may become party to). Nothing herein shall
be deemed a waiver of any judgment lien that Landlord may obtain against Lessee after an Event of
Default under the Lease.

          2. Landlord certifies that (i) Landlord is the landlord under the Lease described in
Schedule B attached hereto, (ii) the Lease is in full force and effect and has not been
amended, modified or supplemented except as set forth in Schedule B hereto, (iii) there is
no defense, offset, claim or counterclaim by or in favor of Landlord against Lessee under the Lease
or against the obligations of Landlord under the Lease and (iv) no notice of default has been given
under or in connection with the Lease which has not been cured, and Landlord has no knowledge of
any occurrence of any other default under or in connection with the Lease, (v) additional rent
under the Lease is paid by Lessee directly to the party(s) owed pursuant to Section 3(e) of the
Lease, and (vi) there are no common area charges under the Lease. Within thirty (30) days after
the Actual Construction Cost (as defined in the Exhibit C of the Lease) is determined in accordance
with the terms of the Lease, Landlord shall provide a written acknowledgement to Collateral Agent
stating whether Lessee is in possession of the Leased Premises and stating the current monthly base
rent and the date through which such rent has been paid.

          3. Landlord agrees that Collateral Agent has the right to remove the Personal Property that
Lessee is entitled to remove from the Leased Premises pursuant to Section 10 of the Lease at any
time prior to the occurrence of a default under the Lease and, after the occurrence of such a
default, during the Standstill Period (as hereinafter defined); provided that Collateral
Agent shall repair any damage arising from such removal. Landlord further agrees that, during the
foregoing periods, Landlord will not (i) remove any of the Personal Property from the Leased
Premises or (ii) hinder Collateral Agent’s actions in removing Personal Property from the Leased
Premises or Collateral Agent’s actions in otherwise enforcing its security interest in the Personal
Property. Collateral Agent shall not be liable for any diminution in value of the Leased Premises
caused by the absence of Personal Property actually removed or by the need to replace the Personal
Property after such removal. Landlord acknowledges that Collateral Agent shall have no obligation
to remove the Personal Property from the Leased Premises.

          4. Landlord acknowledges and agrees that Lessee’s granting of a security interest in the
Personal Property and the granting of a mortgage lien in and upon Lessee’s leasehold interest in
the Leased Premises, in each case, in favor of the Collateral Agent (for its

 

 

benefit and the benefit of the Secured Parties) shall not constitute a default under the Lease nor
permit Landlord to terminate the Lease or re-enter or repossess the Leased Premises or otherwise be
the basis for the exercise of any remedy by Landlord and Landlord hereby expressly consents to the
granting of such security interest and mortgage lien.

Notwithstanding anything to the contrary contained in this Agreement or the Lease, in the event of
a default by Lessee under the Lease, Landlord agrees that (i) it shall provide to Collateral Agent
at the address set forth in the introductory paragraph hereof a copy of any notice of default
delivered to Lessee under the Lease and (ii) it shall not exercise any of its remedies against
Lessee provided in favor of Landlord under the Lease or at law or in equity until the expiration of
the cure periods stipulated in the Lease; provided, however, that, notwithstanding the
terms of the Lease, in the case of the nonpayment of Minimum Rent or any other sum payable under
the Lease, the Landlord shall not exercise such remedies for at least thirty (30) days after the
Landlord has given written notice of such nonpayment to Collateral Agent (such periods being
referred to as the “Standstill Period”); provided, further, that if Landlord shall have properly
given notice pursuant to clause (i) above two (2) times in any twelve (12) consecutive month
period, then the requirements of both clauses (i) and (ii) above shall not apply during such
period, and provided further, however, if such non-monetary default by its nature cannot reasonably
be cured by Collateral Agent the applicable Standstill Period, the Collateral Agent shall have such
additional period of time as may be reasonably necessary to cure such non-monetary default, so long
as Lender commences such curative measures within the applicable Standstill Period and thereafter
proceeds diligently to complete such curative measures. In the event that any such non-monetary
default by its nature cannot reasonably be cured by Collateral Agent, Landlord shall, provided
Collateral Agent has theretofore cured all monetary defaults (if any), upon the request of
Collateral Agent enter into a new lease with Collateral Agent (or its nominee) on the same terms
and conditions as the Lease. Collateral Agent shall have the right, but not the obligation, during
the Standstill Period, to cure any such default and Landlord shall accept any such cure by
Collateral Agent or Lessee. If, during the Standstill Period, Collateral Agent or Lessee or any
other Person cures any such default, then Landlord shall rescind the notice of default.

          5. In the event of a termination, disaffirmance or rejection of the Lease for any reason,
including, without limitation, pursuant to any laws (including any bankruptcy or other insolvency
laws) by Lessee or the termination of the Lease for any reason by Landlord, Landlord will give the
Collateral Agent the right, within thirty (30) days of such event, provided all monetary defaults
under the Lease have been cured, to enter into a new lease of the Leased Premises, in the name of
the Collateral Agent (or a designee to be named by the Collateral Agent at the time), for the
remainder of the term of the Lease and upon all of the terms and conditions thereof, or, if the
Collateral Agent shall elect not to exercise such right (such election to be made by Collateral
Agent at its sole discretion), Landlord will give the Collateral Agent the right to enter upon the
Leased Premises during such thirty (30) day period for the purpose of removing the Personal
Property that Lessee is entitled to remove pursuant to Section 10 of the Lease.

          6. Notwithstanding any provision to the contrary contained in the Lease, any acquisition of
Lessee’s interest by Collateral Agent, its nominee, or the purchaser at any foreclosure sale
conducted by Collateral Agent shall not create a default under, or require Landlord’s consent
under, the Lease.

 

 

          7. The terms and provisions of this Agreement shall inure to the benefit of and be binding
upon the successors and assigns of Landlord (including, without limitation, any successor owner of
the Real Property) and Collateral Agent. Landlord will disclose the terms and conditions of this
Agreement to any purchaser or successor to Landlord’s interest in the Leased Premises.
Notwithstanding that the provisions of this Agreement are self-executing, Landlord agrees, upon
request by Collateral Agent, to execute and deliver a written acknowledgment confirming the
provisions of this Agreement in commercially reasonable form and substance.

          8. All notices to any party hereto under this Agreement shall be in writing and sent to such
party at its respective address set forth above (or at such other address as shall be designated by
such party in a written notice to the other party complying as to delivery with the terms of this
Section 9) by certified mail, postage prepaid, return receipt requested or by overnight delivery
service.

          9. The provisions of this Agreement shall continue in effect until the Loans have been paid in
full and all of Borrower’s other Obligations under the Credit Agreement and the other Loan
Documents have been satisfied.

          10. THE INTERPRETATION, VALIDITY AND ENFORCEMENT OF THIS AGREEMENT SHALL BE GOVERNED BY AND
CONSTRUED UNDER THE LAWS OF THE STATE OF TENNESSEE, WITHOUT GIVING EFFECT TO THE CONFLICTS OF LAWS
PRINCIPLES THEREOF.

          11. Landlord agrees to execute, acknowledge and deliver such further commercially reasonable
instruments as Collateral Agent may request to allow for the proper recording of this Agreement
(including, without limitation, a revised landlord’s waiver in form and substance sufficient for
recording) or to otherwise accomplish the purposes of this Agreement.

          12. Landlord agrees that, so long as the Loans and Lessee’s Obligations under the Credit
Agreement remain outstanding and Collateral Agent retains an interest in the Personal Property
and/or Lessee’s leasehold interest in the Leased Premises, Landlord will provide Collateral Agent
with prompt notice of (i) the satisfaction of the Lease Contingencies (as defined in the Lease),
(ii) the occurrence of the Commencement Date (as defined in the Lease), and (iii) any modification,
alteration, amendment or termination of the Lease.

          13. Attorney’s Fee. If any legal action, suit or proceeding is commenced between the
parties regarding their respective rights and obligations under this Agreement, the prevailing
party shall be entitled to recover, in addition to damages or other relief, costs and expenses,
attorneys’ fees and court costs (including, without limitation, expert witness fees). As used
herein, the term “prevailing party” shall mean the party which obtains the principal relief it has
sought, whether by compromise, settlement or judgment. If the party which commenced or instituted
the action, suit or proceeding shall dismiss or discontinue it without the concurrence of the other
party, such other party shall be deemed the prevailing party.

[Signature page follows]

 

 

IN WITNESS WHEREOF, Landlord and Collateral Agent have caused this Agreement to be duly executed
and delivered by their duly authorized officers as of the date first above written.

	 	 	 	 	 
	 	SOLOMON AIRPARK, LLC, a Tennessee 

limited liability company, as Landlord

 	 
	 	By:  	/s/ Gregory G. Turner
 	 
	 	 	Name:  	Gregory G. Turner 	 
	 	 	Title:  	President 	 
	 

STATE OF TENNESSEE       )

COUNTY OF Davidson          )

     Personally appeared before me, the undersigned, a Notary Public, Greg Turner, with whom I am
personally acquainted, who acknowledged that _he executed the within instrument for the purposes
therein contained, and who further acknowledged that _he is the President of SOLOMON AIRPARK, LLC,
a limited liability company and is authorized by the limited liability company to execute this
instrument on behalf of the limited liability company.

     WITNESS my hand, at office, this 26th day of August, 2009.

	 	 	 	 	 
	 	 	 
	 	                                              /s/ D. Padgett
 	 
	 	Notary Public 	 
	 	 	 
	 

My Commission Expires:

	 	 	 
	May 22, 2010

	 	(SEAL)

Signature page of Landlord to Landlord’s Lien Waiver, Access Agreement and Consent

 

 

	 	 	 	 	 
	 	CITIBANK, N.A.,

as Collateral Agent

 	 
	 	By:  	/s/ Blake Gronich
 	 
	 	 	Name:  	Blake Gronich 	 
	 	 	Title:  	Vice President 	 
	 

STATE OF New York           )

COUNTY OF New York       )

Personally appeared before me, the undersigned, a Notary Public,                     , with whom I
am personally acquainted, who acknowledged that _he executed the within instrument for the purposes
therein contained, and who further acknowledged that _he is the                      of CITIBANK, N.A., a
national banking association, and is authorized by the association to execute this instrument on
behalf of the association.

     WITNESS my hand, at office, this 15 day of September, 2009.

	 	 	 	 	 
	 	 	 
	 	                                              /s/ Kamla D. Haniff
 	 
	 	Notary Public 	 
	 	 	 
	 

My Commission Expires:

	 	 	 
	04/26/11

	 	(SEAL)

Signature page of Collateral Agent to Landlord’s Lien Waiver, Access Agreement and Consent

 

 

Schedule A

Description of Real Property

Being a tract of land lying in Nashville, Davidson County, Tennessee, also being part of Lot 3 of
Airpark East, as of record in Instrument Number: 20011120-0127754, at the Register’s Office for
Davidson County, Tennessee, and being more particularly described as follows;

Beginning at an existing iron rod, at the intersection of the southerly right-of-way line of
Couchville Pike, width varies, and the easterly right-of-way line of Reynolds Road, width varies,
said existing iron rod being located at Northing: 648,433.39; Easting: 1,778,865.81; on the State
Plane Coordinate System NAD-83 (2007);

Thence leaving the easterly right-of-way line of Reynolds Road, with the southerly right-of-way
line of Couchville Pike, South 84 deg 46 min 56 sec East, 100.04 feet to an iron rod set, at the
intersection with the westerly right-of-way line of Airpark Center East, width varies;

Thence with leaving the southerly right-of-way line of Couchville Pike, with the westerly
right-of-way line of Airpark Center East, with a curve to the right, along an arc length of 78.12
feet, the central angle of which is 92 deg 17 min 00 sec, the radius of which is 48.50 feet, the
chord of which is South 38 deg 46 min 44 sec East, 69.94 feet to an iron rod set;

Thence South 07 deg 21 min 46 sec West, 8.00 feet, to an iron rod set;

Thence South 11 deg 11 min 32 sec West, 260.30 feet, to an iron rod set;

Thence with a curve to the right, along an arc length of 33.42 feet, the central angle of which is
03 deg 49 min 45 sec, the radius of which is 500.00 feet, the chord of which is South 09 deg 16 min
40 sec West, 33.41 feet to an iron rod set;

Thence South 07 deg 21 min 47 sec West, 260.94 feet to a point;

Thence leaving the westerly right-of-way line of Airpark Center East, with a line through Lot 3 of
Airpark East, as of record in Instrument Number: 20011120-0127754, at the Register’s Office for
Davidson County, Tennessee, also being the property of Duke-Weeks Realty, L.P., as of record in
Instrument Number: 20010614-0062632, at the Register’s Office for Davidson County, Tennessee for
the following two calls;

	 	1)	 	North 82 deg 38 min 13 sec West, 422.99 feet to a point;
	 
	 	2)	 	North 07 deg 21 min 47 sec East, 257.89 feet to a point in the westerly
right-of-way line of Reynolds Road;

Thence with the westerly right-of-way line of Reynolds Road, North 45 deg 04 min 51 sec East, 29.88
feet to an existing iron rod;

Thence North 28 deg 31 min 34 sec East, 83.91 feet to an existing iron rod;

 

 

Thence North 05 deg 52 min 33 sec East, 158.92 feet to an existing iron rod;

Thence North 85 deg 36 min 11 sec East, 152.07 feet to an existing iron rod;

Thence North 89 deg 21 min 17 sec East, 50.25 feet to an existing iron rod;

Thence North 51 deg 15 min 31 sec East, 69.28 feet to the POINT OF BEGINNING. Containing 231,225
square feet or 5.308 acres more or less.

Being part of the same property conveyed to Solomon Airpark, LLC, a Tennessee limited liability
company, as of record in Instrument Number: 20090825-0080147, at the Register’s Office for Davidson
County, Tennessee.

 

 

Schedule B

Description of Leases

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	Location/
	 	 	 	 	 	 	 	 	Property
	Lessor	 	Lessee	 	Dated	 	Modification	 	Address
	Solomon Airpark, LLC

	 	Emdeon Business
Services LLC
	 	August 24, 2009
	 	N/A
	 	See Schedule A

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