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EMPLOYMENT AGREEMENT
This Employment Agreement (the “Agreement”) is made and entered into effective the 1st day of January, 2021 (the “Effective Date”), by and between Northrim Bank, a state-chartered commercial bank, with its principal office in Anchorage, Alaska (the “Employer”) and Benjamin Craig (the “Executive”).

In consideration of the mutual promises made in this Agreement, the parties agree as follows:
1.Employment.
Employer employs Executive and Executive accepts employment with Employer as Executive Vice President and Chief Information Officer.
2.Term.
The term of this Agreement (the “Term”) shall commence on the Effective Date and, unless terminated earlier pursuant to Section 5, shall continue through December 31, 2021; provided, however, that on January 1, 2022, and each succeeding January 1, the Term shall automatically be extended for one additional year unless, not later than ninety days prior to any such January 1, either party shall have given written notice to the other that it does not wish to extend the Term. In the event the Term is not extended, Executive shall have no rights to any of the severance payments or benefits continuation described in Section 5 except as specifically provided for in Section 5.a. 
3.Duties.
The Executive will serve as Executive Vice President and Chief Information Officer of Northrim Bank. Executive shall render such executive, management and administrative services and perform such tasks in connection with the affairs and overall operation of the Employer as is customary for the Executive’s position, subject to the direction of Employer’s President and Board of Directors. Executive shall devote necessary time, attention and effort to Employer’s business in order to properly discharge the Executive’s responsibilities under this Agreement.
4.Compensation, Benefits, Reimbursement and Profit Sharing.
a.Base Salary.
In consideration for all services rendered by Executive during the term of this Agreement, Employer shall pay Executive an annual base salary (before all customary and proper payroll deductions) of $242,291.40 as adjusted from time to time (“Base Salary”). The Board of Directors of the Employer shall review Executive’s salary each year, in a manner consistent with that used for all management employees of the Employer, and in its sole discretion may adjust such salary commensurate with the Executive’s performance under this Agreement.
b.Profit Sharing Plan. 
Under the Northrim BanCorp, Inc. Profit Sharing Plan (the “Plan”), Executive shall be eligible to receive an annual profit share based on performance as defined by the Board 

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of Directors. Executive will be classified in the CIO tier under the Plan’s Responsibility Factors. If Employer is required to prepare an accounting restatement due to “material noncompliance of the Employer,” the Employer will recover from the Executive any incentive compensation during the three (3) years prior to the date of the restatement, in excess of what would have been paid under the restatement. Executive’s signature on this Agreement authorizes Employer to offset or deduct from any compensation Employer may owe Executive, any excess payments (in whole or in part) that Executive may owe Employer due to such restatement(s). 
c.Stock Incentive Plan. 
Executive shall be eligible for awards under the Employer’s Stock Incentive Plan. The type, timing and size of awards will be at the discretion of the Board of Directors.
d.Supplemental Executive Retirement Plan (“SERP”), and Deferred Compensation Plan. 
Executive shall also be entitled to receive an annual contribution equal to five percent (5%) of annual Base Salary in accordance with the Employer’s SERP, as may be adjusted at the discretion of the Board of Directors from time to time. The Executive may also participate in the Employer’s Deferred Compensation Plan.
e.Other Benefits. 
Throughout the term of this Agreement, Executive shall be entitled to participate in health insurance, disability and other employee benefit plans and programs of Employer, as in effect from time to time, on a basis at least as favorable as that accorded to any other officer of Employer and to the extent consistent with applicable law and the terms of the applicable employee benefit plans and programs.
f.Expenses. 
Employer shall reimburse Executive for the Executive’s reasonable expenses (including, without limitation: travel, entertainment, and similar expenses) incurred in performing and promoting the business of the Employer, subject to any limits of company policy and the rules and regulations of the Internal Revenue Service, including the Internal Revenue Code of 1986, as amended (referred to throughout this Agreement as “IRC” or the “Code”). Executive shall present from time to time, itemized accounts and receipts of any such expenses as required by Employer and the Code.
5.Termination of Agreement.
a.Termination Due to a Change of Control. 
If (A) Employer (either Northrim BanCorp, Inc. or Northrim Bank) is subjected to a Change of Control (as defined in Section 5.f.(i)), and (B) either Employer or its assigns terminates Executive’s employment without Cause (as defined in Section 5.f.(ii)) (either during the annual term of this Agreement or by refusing to extend this Agreement when the annual termination occurs every December 31) or Executive terminates their employment for Good Reason (as defined in Section 5.f.(iii)) within seven hundred and thirty days of such Change of Control, then Employer shall pay Executive: (i) all Base Salary earned and all reimbursable expenses incurred under this Agreement through such termination date; (ii) an amount equal to one times Executive’s highest Base Salary over the prior three years, and (iii) an amount equal to one times Executive’s average Profit Share over the prior three years. The amounts described in clause (i) shall be paid no later than three business days after the date on which employment is 

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terminated.  The amounts described in clauses (ii), and (iii) herein shall be paid no later than forty-five calendar days after the day on which employment is terminated. No payment will be made pursuant to clauses (ii) and (iii) unless the Executive has signed an agreement, in a form acceptable to Employer, that releases and holds Employer harmless from all known and unknown claims and liabilities arising out of Executive’s employment with Employer or the performance of this Agreement (“Release Agreement”) and the Release Agreement has become irrevocable prior to the payment date.
(i)Benefits Continuation. 
In addition, Executive shall be entitled to health and dental insurance benefits for a period of one year following the termination of this Agreement. These benefits will be provided at Employer’s expense, but such period shall count towards the Employer’s continuation of coverage obligation under Section 4980B of the Code (commonly referred to as “COBRA”); provided, however, that if Employer determines in its sole discretion that its provision of COBRA or health or dental insurance benefits or any premium payments for such benefits cannot be made without potentially violating applicable law (including, without limitation, Section 2716 of the Public Health Service Act) or incurring an excise or penalty tax, under either Section 105(h) of the Code or the Patient Protection and Affordable Care Act of 2010, Employer will in lieu thereof provide to Executive a taxable payment in an amount equal to the monthly COBRA premium that Executive would be required to pay to continue their group health coverage in effect on the date of the Executive’s termination of employment (which amount will be based on the premium for the first month of COBRA coverage) for one year following the termination of employment (less the months, if any, for which any benefits or premium payments already made by the Employer pursuant to this Section 5.a.(i)), which payment will be made regardless of whether Executive elects COBRA continuation coverage and will be paid at the same time any amounts described in the first paragraph of Section 5.a. are paid to Executive.
(ii)Age and Service Credit. 
Executive shall also be entitled to receive age credit and credit for period of service towards all SERP plans for the remaining period of time covered by this Agreement. If Executive is hired by Employer, its assigns, any company in control of Employer, or any company controlled by Employer during the period covered by this Agreement, then Executive will be entitled to be treated for all purposes relating to future compensation, and benefits, as if this Agreement had never been terminated and as if Executive had performed the Executive’s responsibilities as an executive throughout the period originally covered by this Agreement.
b.Termination by Employer Without Cause or by Executive for Good Reason. 
If Employer terminates Executive’s employment without Cause, or if Executive terminates their employment for Good Reason, Employer shall pay Executive in a lump sum: (i) all Base Salary earned and all reimbursable expenses incurred under this Agreement through such termination date; and (ii) an amount equal to point seven five (.75) times Executive’s highest Base Salary over the prior three years. The amount described in clause (i) shall be paid no later than three business days after the day on which employment is terminated. The amount described in clause (ii) shall be paid on the first day of the month following a period of six months after the termination of employment, provided that the payment may be made sooner if 

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either (A) the amount does not exceed the amount described in Section 1.409A-1(b)(9)(iii)(A) (the “IRC Safe Harbor”) or (B) at the Executive’s election, the amount described in clause (ii), is reduced to fit within the IRC Safe Harbor. No payment will be made pursuant to clause (ii) unless the Executive has signed a Release Agreement which has become irrevocable prior to the payment date. 
(i)Benefits Continuation. 
In addition, Executive shall be entitled to health and dental insurance benefits for a period of nine months following the termination of this Agreement. These benefits will be provided at Employer’s expense, but such period shall count towards the Employer’s continuation of coverage obligation under COBRA ; provided, however, that if Employer determines in its sole discretion that its provision of COBRA or health or dental insurance benefits or any premium payments for such benefits cannot be made without potentially violating applicable law (including, without limitation, Section 2716 of the Public Health Service Act) or incurring an excise or penalty tax, under either Section 105(h) of the Code or the Patient Protection and Affordable Care Act of 2010, Employer will in lieu thereof provide to Executive a taxable payment in an amount equal to the monthly COBRA premium that Executive would be required to pay to continue their group health coverage in effect on the date of termination of employment (which amount will be based on the premium for the first month of COBRA coverage) for nine months following the termination of employment (less the months, if any, for which any benefits or premium payments already made by the Employer pursuant to this Section 5.b.(i)), which payment will be made regardless of whether Executive elects COBRA continuation coverage and will be paid at the same time any amounts described in clause (i) of the first paragraph of Section 5.b are paid to Executive.
(ii)Age and Service Credit. 
Executive shall also be entitled to receive age credit and credit for period of service towards all SERP plans for the remaining period of time covered by this Agreement. If Executive is hired by Employer, its assigns, any company in control of Employer, or any company controlled by Employer during the period covered by this Agreement, then Executive will be entitled to be treated for all purposes relating to future compensation, and benefits, as if this Agreement had never been terminated and as if Executive had performed their responsibilities as an executive throughout the period originally covered by this Agreement.
c.Termination by Employer for Cause or by Executive Without Good Reason. 
If Employer terminates Executive’s employment for Cause or if Executive terminates their employment without Good Reason, Employer shall pay Executive upon the effective date of such termination only such Base Salary earned and expenses reimbursable under this Agreement incurred through such termination date. In such case, Executive shall have no right to receive compensation or other benefits for any period after termination under this Agreement. 
If any disputed termination under Section 5.c. is subsequently determined to have been without Cause, Executive's recovery shall be limited to those payments and benefits set out under Section 5.b.

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d.Termination Due to Total Disability. 
If Executive shall have been unable to perform his duties due to a Total Disability (as defined in Section 5.f.(iv)), then Employer may at any time after the end of the applicable period of nonperformance terminate Executive’s employment, effective immediately, consistent with Employer’s obligation to provide a leave of absence and/or reasonably accommodate Executive under applicable laws, and Executive shall be entitled to: (A) all Base Salary earned and reimbursement for expenses incurred under this Agreement through the termination date; (B) full Base Salary for the one year following the termination date (less the amount of any payments received by Executive during such one year period under any Employersponsored disability plan); and (C) health and dental insurance benefits for a period of one year following the termination date, which benefits will be provided at Employer’s expense, but such period shall count towards the Employer’s continuation of coverage obligation under COBRA; provided, however, that if Employer determines in its sole discretion that its provision of COBRA or health or dental insurance benefits or any premium payments for such benefits cannot be made without potentially violating applicable law (including, without limitation, Section 2716 of the Public Health Service Act) or incurring an excise or penalty tax, under either Section 105(h) of the Code or the Patient Protection and Affordable Care Act of 2010, Employer will in lieu thereof provide to Executive a taxable payment in an amount equal to the monthly COBRA premium that Executive would be required to pay to continue their group health coverage in effect on the date of their termination of employment (which amount will be based on the premium for the first month of COBRA coverage) for one year following the termination of employment (less the months, if any, for which any benefits or premium payments already made by the Employer pursuant to this Section 5.d), which payment will be made regardless of whether Executive elects COBRA continuation coverage and will be paid at the same time any other amounts described in this Section 5.d are paid to Executive. All such compensation shall be paid Executive in one lump sum the first day of the month following a period of six months after Executive’s employment was terminated, provided that Executive has signed a Release Agreement which has become irrevocable prior to the payment date.
e.Termination Upon Death of Executive. 
Executive’s employment under this Agreement shall be terminated upon the death of Executive. In such case, the Employer shall be obligated to pay to the surviving spouse of Executive, or if there is none, to the Executive’s estate: (A) that portion of Executive’s Base Salary that would otherwise have been paid to the Executive for the month in which their death occurred, and (B) any amounts due the Executive pursuant to the Northrim Bank Savings Incentive Plan (401-K) and the Plan, any supplemental deferred compensation plan, and any other death, insurance, employee benefit plan or stock benefit plan provided to Executive by the Employer, according to the terms of the respective plans.
f.Termination Definitions.

(i)“Change of Control.” 
For purposes of this Agreement, the term “Change of Control” shall mean the occurrence of one or more of the following events: (A) one person or entity acquiring or otherwise becoming the owner of twenty-five percent (25%) or more of Employer’s outstanding common stock; (B) replacement of a majority of the incumbent directors of Northrim BanCorp, 

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Inc. or Northrim Bank by directors whose elections have not been supported by a majority of the Board of Directors of either company, as appropriate; (C) dissolution or sale of fifty percent (50%) or more in value of the assets, of either Northrim BanCorp, Inc. or Northrim Bank; or (D) a change “in the ownership or effective control” or “in the ownership of a substantial portion of the assets” of Employer, within the meaning of Section 280G of the Code.
(ii)“Cause.” 
For purposes of this Agreement, termination for “Cause” shall include termination because Executive: (A) continually fails to substantially perform his or her duties with the Employer, (B) is adjudged guilty of a felony, any crime involving dishonesty or breach of trust or any crime involving a breach of his or her fiduciary duties to the Employer; (C) is willfully and continually failing to comply with any law, rule, or regulation (other than traffic violations or similar offenses) or final cease and desist order of a regulatory agency having jurisdiction over Employer; (D) commits a material act of dishonesty or disloyalty related to the business of the Employer, or (E) is unable to substantially perform his or her duties with the Employer due to drug addiction or chronic alcoholism. Notwithstanding the foregoing, Executive shall not be deemed to have been terminated for Cause unless and until there shall have been delivered to the Executive, a copy of a resolution duly adopted by the affirmative vote of not less than threequarters (3/4) of the entire membership of the Employer’s Board of Directors at a meeting of the Board called for such purpose (after reasonable notice to Executive and an opportunity for the Executive, together with their counsel, to be heard before the Board), finding that in the good faith opinion of the Board, the Executive was guilty of conduct that constitutes Cause (as defined above) and specifying the conduct in detail.
(iii)“Good Reason.” 
For purposes of this Agreement, termination for “Good Reason” shall mean termination by Executive as a result of any material breach of this Agreement by Employer. Good Reason shall include, but not be limited to: (A) a material reduction in Executive’s compensation defined as a reduction equal to or greater than five percent (5%) of Executive’s then annual base salary; (B) a material reduction in Executive’s duties and responsibilities, but not merely a change in title; or (C) relocation of Executive’s primary workplace by more than fifty miles. “Good Reason” will only be deemed to occur if, within ninety days after a material reduction or change described above first occurs, the Executive provides notice to the Employer of the existence of Good Reason and of the Executive’s intended termination of employment due to Good Reason, and the Employer does not remove the Good Reason condition within ninety days after receiving such notice from the Executive. The Executive’s written notice must explain the basis on which the Executive believes Good Reason exists, the cure period, and the date on which the Executive intends to terminate employment, which must be no later than six months after the existence of the Good Reason. The provisions of Section 5.f.(iii) are intended to comply with the Good Reason safe harbor provisions of Code Section 409A and applicable regulations.
(iv)“Total Disability.”
For purposes of this Agreement, “Total Disability” shall mean a medically diagnosed physical or mental illness, existing for a period of six consecutive months, or for a total of six months within any twelve month period, and that renders Executive incapable of performing their essential job functions under this Agreement, even after the Executive has been 

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accorded reasonable accommodation. Employer’s Board of Directors, acting in good faith, in accordance with applicable law, shall make the final determination of whether Executive is suffering under any Total Disability (as herein defined) and, for purposes of making such determination, may require Executive to submit themselves to a physical examination by a physician mutually agreed upon by the Executive and Employer’s Board of Directors at Employer’s expense.

(v)Termination from Employment. 
A termination from employment under this Agreement shall mean a “Separation from Service” as interpreted in accordance with Code Section 409A and generally meaning the date on which the Executive is no longer performing services for the Employer. The Executive shall not have a Separation from Service while on military leave, sick leave, or other bona fide leave of absence if the period of such leave does not exceed six months, or if longer, so long as the Executive retains a right to reemployment under an applicable statute or contract. A leave of absence constitutes a bona fide leave of absence only if there is a reasonable expectation that the Executive will return to perform services. 
6.Limit on Severance Payment for Change of Control.
Notwithstanding anything above in Section 5.a., if the severance payment provided for in that Section, together with any other payments which the Executive has the right to receive from the Employer, would constitute a “parachute payment” (as defined in Section 280G(b)(2) of the Code), the severance payment shall be reduced. The reduction shall be in an amount so that the present value of the total amount received by the Executive from the Employer or its affiliates and subsidiaries will be two point nine-nine (2.99) times the Executive’s base amount (as defined in Section 280G(b)(3) of the Code) and so that no portion of the amounts received by the Executive shall be subject to the excise tax imposed by Section 4999 of the Code (excise tax). Insofar as permitted by the Code, Employer shall reduce those elements of the severance pay package specified by the Executive, provided, however, that Employer will not reduce the SERP credits provided for in Section 5.a.(ii). The determination as to whether any reduction in the severance payment is necessary shall be made by the Employer in good faith, and the determination shall be conclusive and binding on Executive. If through error or otherwise Executive should receive payments under this Agreement, together with other payments the Executive has the right to receive from the Employer, in excess of two point nine-nine (2.99) times their base amount, Executive shall immediately repay the excess to Employer upon notification that an overpayment has been made.
7.Covenant Not To Compete.
a.    Executive agrees that for the term of this Agreement and for a period of nine months after this Agreement is terminated pursuant to Section 5.a. or 5.b., Executive will not directly or indirectly be employed by, own, manage, operate, support, join, or benefit in any way from any business activity within the State of Alaska that is competitive with Employer’s business or reasonably anticipated business of which Executive has knowledge. For purposes of the foregoing, Executive will be deemed to be connected with such business if the business is carried on by: (A) a partnership in which Executive is a general or limited partner; or (B) a corporation of which Executive is a shareholder (other than a shareholder owning less than five 

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percent (5%) of the total outstanding shares of the corporation), officer, director, employee or consultant, whether paid or unpaid. In the event of an alleged breach by Executive of this Section 7, the nine month non-compete period shall be extended until such breach or violation has been duly cured, and shall restart so that Employer has received the intended benefit of nine full months of non-competition by Executive.
b.    The parties agree that if a trial judge with jurisdiction over a dispute related to this Agreement should determine that the restrictive covenant set forth above is unreasonably broad, the parties authorize such trial judge to narrow the covenant so as to make it reasonable, given all relevant circumstances, and to enforce such covenant. The provisions of this Section 7 shall survive termination of this Agreement.
8.Nondisclosure of Confidential Information.
a.    During the term of Executive’s employment and thereafter, Executive agrees to hold Employer’s Confidential Information (as defined in Section 8.b.) in strict confidence, and not disclose or use it at any time except as authorized by Employer and for Employer’s benefit. If anyone tries to compel Executive to disclose any Confidential Information, by subpoena or otherwise, Executive agrees immediately to notify Employer so that Employer may take any actions it deems necessary to protect its interests. Executive’s agreement to protect Employer’s Confidential Information applies both during the term of this Agreement and after employment ends, regardless of the reason it ends.
b.    “Confidential Information” includes, without limitation, any information in whatever form that Employer considers to be confidential, proprietary, information and that is not publicly or generally available relating to Employer’s: trade secrets (as defined by the Uniform Trade Secrets Act), know-how, concepts, methods, research and development; product, content and technology development plans; marketing plans; databases; inventions; research data and mechanisms, software (including functional specifications, source code and object code), procedures, engineering, purchasing, accounting, marketing, sales, customers, advertisers, joint venture partners, suppliers, financial status, contracts or employees. Confidential Information includes information developed by Executive, alone or with others, or entrusted to Employer by its customers or others.
9.Non-Solicitation.
During the course of Executive’s employment and for a period of nine months from the date of termination of employment for any reason, Executive shall not within the State of Alaska directly or indirectly solicit or entice any of the following to cease, terminate or reduce any relationship with Employer or to divert any business from Employer: (A) any person who was an employee of Employer during the nine month period immediately preceding the termination of Executive’s employment; (B) any customer or client of Employer; or (C) any prospective customer or client of Employer from whom Executive actively solicited business within the last [nine months] of Executive’s employment. In the event of an alleged breach by Executive of this Section 9, the nine month non-solicitation period shall be extended until such breach or violation has been duly cured, and shall restart so that Employer has received the intended benefit of nine uninterrupted months of non-solicitation by Executive.

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10.Non-Disparagement. 
Executive will not, during the Term or after the termination or expiration of this Agreement or Executive’s employment, make disparaging statements, in any form, about Employer’s officers, directors, agents, employees, products or services which Executive knows, or has reason to believe, are false or misleading. This Section 10 does not, in any way, restrict or impede Executive from exercising protected rights to the extent that such rights cannot be waived by agreement or from complying with any applicable law or regulation or a valid order of a court of competent jurisdiction or an authorized government agency, provided that such compliance does not exceed that required by the law, regulation or order. Executive shall promptly provide written notice of any such order to Employer’s Board of Directors. Nothing in this Section 10 is intended to limit Executive’s legal right to make reports to or cooperate with any law enforcement or other government agency.  
11.Mutual Agreement to Arbitrate.
a.    Except as provided in Section 11.b., in the event of a dispute or claim between Executive and Employer related to Executive’s employment or termination of employment, all such disputes or claims will be resolved exclusively by confidential arbitration in accordance with the National Rules for the Resolution of Employment Disputes of the American Arbitration Association (“AAA”). This means that the parties agree to waive their rights to have such disputes or claims decided in court by a jury. Instead, such disputes or claims will be resolved by an impartial AAA arbitrator whose decision will be final. 
b.    The only disputes or claims that are not subject to arbitration are any claims by Executive for workers’ compensation or unemployment benefits, and any claim by Executive for benefits under an employee benefit plan that provides its own arbitration procedure. Also, Executive and Employer may seek equitable relief (such as an injunction or declaratory relief) in court in appropriate circumstances. Specifically, Executive recognizes that Employer does not have an adequate remedy at law to protect its business from Executive’s breach of Sections 7, 8, or 9 of this Agreement, and therefore Employer shall be entitled to bring an action for a temporary restraining order and preliminary injunctive relief pre-arbitration, in the event of any actual or threatened breach by Executive of Sections 7, 8, or 9. In such court proceeding, Employer shall not be required to post a bond or other security, and Employer may also be awarded actual damages caused by Executive’s breach of Sections 7, 8, or 9 of this Agreement as well as repayment of all or a portion of any severance that Employer previously paid to Executive.  
c.    Except as provided by section 11.b., the arbitration procedure will afford Executive and Employer the full range of legal, equitable, and/or statutory remedies. Employer will pay all costs that are unique to arbitration, except that the party who initiates arbitration will pay the filing fee charged by AAA. Executive and Employer shall be entitled to discovery sufficient to adequately arbitrate their claims, including access to essential documents and witnesses, as determined by the arbitrator and subject to limited judicial review. In order for any judicial review of the arbitrator’s decision to be successfully accomplished, the arbitrator will issue a written decision that will decide all issues submitted and will reveal the essential findings and conclusions on which the award is based. 

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12.Miscellaneous.
a.    This Agreement contains the entire agreement between the parties with respect to Executive’s employment with Employer, and is subject to modification or amendment only upon agreement in writing signed by both parties.
b.    This Agreement shall bind and inure to the benefit of the heirs, legal representatives, successors and assigns of the parties, except that Employer’s rights and obligations may not be assigned.
c.    If any provision of this Agreement is invalid or otherwise unenforceable, in whole or in part, then such provision shall be modified so as to be enforceable to the maximum extent permitted by law. If such provision cannot be modified to be enforceable, the provision shall be severed from the Agreement to the extent it is unenforceable. All other provisions and any partially enforceable provisions shall remain unaffected and shall remain in full force and effect.
d.    In the event of any claim or dispute arising out of this Agreement, the party that substantially prevails shall be entitled to reimbursement of all expenses incurred in connection with such claim or dispute, including, without limitation, attorneys’ fees and other professional fees. This paragraph shall apply to expenses incurred with or without suit, and in any judicial, arbitration or administrative proceedings, including all appeals therefrom.
e.    Any notice required to be given under this Agreement to either party shall be given by personal service (i.e., via hand delivery) or by depositing a copy of such notice in the United States registered or certified mail, postage prepaid, addressed to the following address, or such other address as addressee shall designate in writing:

Employer:     

3111 “C” Street
Anchorage, AK 99503

Executive:    

Address on file with Northrim Bank Human Resources Department.

f.    This Agreement shall in all respects, including all matters of construction, validity and performance, be governed by and construed and enforced according to the laws of the State of Alaska.
g.    This Agreement (and all payments and other benefits provided under this Agreement and provided under any other agreement incorporated by reference) is intended to be exempt from the requirements of Code Section 409A, to the maximum extent possible, whether pursuant to the short-term deferral exception described in Treasury Regulation Section 1.409A-1(b)(4), the involuntary separation pay plan exception described in Treasury Regulation Section 1.409A-1(b)(9)(iii), or otherwise.  To the extent Code Section 409A is applicable to such payments and benefits, the parties intend that this Agreement (and such 

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payments and benefits) comply with the deferral, payout and other limitations and restrictions imposed under Code Section 409A.  In the event that any provision of the Agreement would cause a benefit or amount provided hereunder to be subject to tax under the Internal Revenue Code prior to the time such amount is paid, such provision shall, without the necessity of further action by the signatories to this Agreement, be null and void as of the Effective Date. In addition, if Executive is a “specified employee” (within the meaning of Code Section 409A), then to the extent necessary to avoid subjecting Executive to the imposition of any additional tax under Code Section 409A, amounts that would otherwise be payable under this Agreement during the six (6) month period immediately following Executive’s “Separation from Service” for reasons other than Executive’s death (except those payments that may be exempt from or otherwise not subject to Code Section 409A, as determined by Employer in its reasonable, good faith discretion) will not be paid to Executive during such period, but shall instead be accumulated and paid to Executive in a lump sum on the first business day after the date that is six months following Executive’s Separation from Service. Notwithstanding the foregoing, Employer makes no representations that the payments and benefits provided under this Agreement comply with, or are exempt from, Code Section 409A, and in no event will Employer be liable for all or any portion of any taxes, penalties, interest, or other expenses that may be incurred by Executive on account of any failure to comply with, or be exempt from, Code Section 409A, or for any interest on account of any delay in payment deemed necessary to comply with Code Section 409A.
h.    Notwithstanding any provision to the contrary in this Agreement, no payment of any type or amount of compensation or benefits shall be made or owed by Employer to Executive pursuant to this Agreement or otherwise to the extent that payment of such type or amount is restricted or prohibited by, is not permitted under, or has not received any required approval under, any applicable federal or state statute, regulation, rule, policy, order, opinion, interpretation or similar issuance, whether now in existence or hereafter adopted or imposed, including without limitation any provisions of the Dodd-Frank Wall Street Reform and Consumer Protection Act or regulations promulgated thereunder, 12 USC 1828(k) or 12 CFR Part 359. In the event that any payment made to Executive hereunder, under any prior employment agreement or arrangement or otherwise is required under any applicable federal or state statute, regulation, rule, policy, order, opinion, interpretation or similar issuance or under any agreement with or policy or plan of Employer to be paid back to Employer, Executive shall upon written demand from Employer promptly pay such amount back to Employer.

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EMPLOYER:
NORTHRIM BANK

By: /s/Krystal M. Nelson    
Krystal M. Nelson
Its: Chairman of the Compensation Committee of the Board of Directors

EXECUTIVE:

/s/Benjamin Craig    
Benjamin Craig

Page 12 of 12Exhibit 10.4

 

SOLAR ROOF LEASE

 

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

 

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

 

BASIC LEASE PROVISIONS

 

EFFECTIVE DATE: July 15, 2020

 

LANDLORD: 2406 Boston Post Road, LLC

 

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

 

PROPERTY: 2394 Boston Post Road, Larchmont, New York

 

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

 

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

 

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

 

SECURITY DEPOSIT: TBD

 

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

 

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

 

 

 

 

 

    	 	1	 

     

    

 

LANDLORD’S ADDRESS FOR NOTICES:

 

Pinnacle Petroleum LLC

2339 Admiral Wilson Blvd.

Pennsauken, NJ 08109

 

TENANT’S ADDRESS FOR NOTICES:

 

Green Stream Holdings, Inc.

Green Stream Holdings

22809 Pacific Coast Highway

Malibu, CA 90265

 

With a copy to:

Gugliotta & Ponzini, P.C.

140 Huguenot Street

New Rochelle, New York 10801

eponzini@gnpesq.com

gugliottalaw@optonline.net

 

LIST OF EXHIBITS

 

EXHIBIT A – Leased
Premises

 

EXHIBIT B –
Transmission Area License

 

EXHIBIT C – Solar Facility Description

 

 

 

 

    	 	2	 

     

    

 

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

 

2.           Leased Premises.

 

(a)       Landlord
hereby leases to Tenant and Tenant agrees to and does hereby lease from Landlord, subject to the terms and conditions of this
Lease, the Leased Premises. Landlord is leasing the Leased Premises to Tenant and Tenant is leasing the Leased Premises from Landlord
for the sole purpose of constructing, placing, operating, maintaining, reconstructing, replacing, rebuilding, upgrading, removing,
inspecting, modifying and/or repairing a solar electric generating facility, which includes all photovoltaic solar panels, mounting
systems, inverters, transformers, integrators, battery storage units, all electrical lines and conduits required to collect and
transmit electrical energy and such related wires, meters, monitoring equipment, and other necessary equipment common to such
a facility (“Solar Facility”), all as more particularly described in the Solar Facility description attached hereto
as Exhibit C. In no event shall any portion of the Solar Facility be affixed to or penetrate the roofing system of the
Building. In no event shall Tenant’s constructing, placing, operating, maintaining, reconstructing, replacing, rebuilding,
upgrading, removing, inspecting, modifying and/or repairing of the Solar Facility interfere with use of and operations at the
Building or Property by Landlord or others, including, without limitation, any tenants of Landlord now or in the future, or either
of their respective guests or invitees, and in no event shall the foregoing involve any installations on the interior of the Building
or a piercing of the roof on the Building. All access to or use of the Leased Premises and other areas of the Building and Property
shall be subject to reasonable security and safety procedures established from time to time by Landlord, if any. Tenant acknowledges
having examined the Leased Premises and the Property, takes the Leased Premises and all other areas on the Property as may be
used by Tenant pursuant to this Lease, on an as-is, where-is basis, subject to such facts as a current accurate survey may disclose,
easements, covenants, rights of way, restrictions and any other matters of record, and such facts as an inspection of the Leased
Premises and the Property may disclose. Except as expressly set forth in this Lease, Tenant takes the Leased Premises and all
other areas on the Property as may be used by Tenant pursuant to this Lease, without reliance on any representation or warranty
of Landlord whatsoever, regarding the construction, fitness, condition or suitability of the Leased Premises or the Property for
Tenant's purpose. Tenant shall be responsible, at Tenant’s own expense, to obtain all Governmental Approvals (as defined
herein) required for the installation and operation of the Solar Facility, installation and operation of any such installations
under the Transmission Area License, and the external ladder referred to in the Basic Lease Provisions (Access License) above,
including, without limitation, any certificate of occupancy, certificate of continued occupancy, zoning certificate or any similar
type certificate that may be required.

 

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

 

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

 

 

 

 

    	 	3	 

     

    

 

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

 

5.           Construction, Installation & Operation of Solar Facility.

 

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

 

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

 

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

 

 

 

 

 

    	 	4	 

     

    

 

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

 

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

 

6.          Roof Condition. 

 

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

 

7.           Insurance and Waiver of Subrogation.

 

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

 

 

 

 

 

    	 	5	 

     

    

 

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

 

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

 

8.           Taxes and
Assessments.

 

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

 

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

 

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

 

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

 

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

 

 

 

 

    	 	6	 

     

    

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

 

 

 

    	 	7	 

     

    

 

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

 

11.         Condemnation.

 

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

 

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

 

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

 

12.         Assignment
and Subletting.

 

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

 

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

 

13.         Default Provisions.

 

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

 

 

 

 

    	 	8	 

     

    

 

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

 

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

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

 

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

 

14.         Surrender
of Possession.

 

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

 

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

 

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

 

 

 

    	 	9	 

     

    

 

15.         Indemnification.

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

 

 

 

    	 	10	 

     

    

 

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

 

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

 

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

 

 

 

    	 	11	 

     

    

 

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

 

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

 

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

 

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

 

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

 

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

 

28.         Feasibility
Period.

 

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

 

 

 

 

    	 	12	 

     

    

 

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

 

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

 

29.         Miscellaneous Provisions.

 

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

 

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

 

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

 

 

 

 

    	 	13	 

     

    

 

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

 

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

 

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

 

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

 

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

 

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

 

(m)        Interpretation.
The parties acknowledge that their attorneys have reviewed and revised this Lease and that any rule of construction to the effect
that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or
any amendments or exhibits hereto. Each party was represented by legal counsel in the negotiation of this Lease.

 

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

 

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

 

[Signature Page to Follow]

 

 

 

    	 	14	 

     

    

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

 

LANDLORD:

 

2406 Boston Post Road, LLC

 

By: _____________________

Name: ______________________

Title:

 

 

TENANT:

 

GREEN STREAM HOLDINGS, INC.

 

By: _____________________

Name:
______________________

Title:

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	15	 

     

    

 

EXHIBIT C

 

SOLAR FACILITY DESCRIPTION

 

 

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

 

 

 

 

 

    	 	16

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