UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549



FORM 10-Q

(Mark One)
[ X]
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended May 1, 2010

OR

[    ]
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

Commission File Number:  000-21531

UNITED NATURAL FOODS, INC.
(Exact Name of Registrant as Specified in Its Charter)


Delaware
05-0376157
(State or Other Jurisdiction of
(I.R.S. Employer Identification No.)
Incorporation or Organization)
 

313 Iron Horse Way, Providence, RI
02908
(Address of Principal Executive Offices)
(Zip Code)

Registrant’s Telephone Number, Including Area Code:   (401) 528-8634

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days:

Yes ý                       No o

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).

Yes o                       No o

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See definition of “accelerated filer,” “large accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

Large accelerated filer ý
Accelerated filer o
Non-accelerated filer o (Do not check if a smaller reporting company)
Smaller reporting company o

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  Yes o  No  ý

As of June 7, 2010 there were 43,317,513 shares of the Registrant’s Common Stock, $0.01 par value per share, outstanding.


 
 

 


TABLE OF CONTENTS


Part I.
Financial Information
 
     
Item 1.
Financial Statements
 
     
 
Condensed Consolidated Balance Sheets (unaudited)
3
     
 
Condensed Consolidated Statements of Income (unaudited)
4
     
 
Condensed Consolidated Statements of Cash Flows (unaudited)
5
     
 
Notes to Condensed Consolidated Financial Statements (unaudited)
6
     
Item 2.
Management’s Discussion and Analysis of Financial Condition and Results of Operations
12
     
Item 3.
Quantitative and Qualitative Disclosures About Market Risk
23
     
Item 4.
Controls and Procedures
23
     
Part II.
Other Information
 
     
Item 1.
Legal Proceedings
24
     
Item 1A.
Risk Factors
24
     
Item 2.
Unregistered Sales of Equity Securities and Use of Proceeds
24
     
Item 3.
Defaults upon Senior Securities
25
     
Item 4.
Submission of Matters to a Vote of Security Holders (Removed and Reserved)
25
     
Item 5.
Other Information
25
     
Item 6.
Exhibits
26
     
 
Signatures
27


 
2

 

PART I.  FINANCIAL INFORMATION
Item 1.  Financial Statements

UNITED NATURAL FOODS, INC.
CONDENSED CONSOLIDATED BALANCE SHEETS (Unaudited)
(In thousands, except per share amounts)

   
May 1,
   
August 1,
 
ASSETS
 
2010
   
2009
 
Current assets:
           
Cash and cash equivalents
  $ 9,683     $ 10,269  
Accounts receivable, net of allowance of $6,968 and $6,984, respectively
    210,957       179,455  
Notes receivable, trade, net of allowance of $124 and $380, respectively
    3,064       1,799  
Inventories
    438,752       366,611  
Prepaid expenses and other current assets
    12,102       16,423  
Deferred income taxes
    18,074       18,074  
Total current assets
    692,632       592,631  
                 
Property & equipment, net
    254,603       242,051  
                 
Other assets:
               
Goodwill
    163,346       164,333  
Intangible assets, net of accumulated amortization of $5,170 and $3,806, respectively
    37,484       38,358  
Notes receivable, trade, net of allowance of $1,262 and $1,512, respectively
    1,154       2,176  
Other assets
    18,311       19,001  
Total assets
  $ 1,167,530     $ 1,058,550  
                 
LIABILITIES AND STOCKHOLDERS' EQUITY
               
Current liabilities:
               
Notes payable
  $ 187,000     $ 200,000  
Accounts payable
    198,623       155,211  
Accrued expenses and other current liabilities
    85,094       63,347  
Current portion of long-term debt
    5,029       5,020  
Total current liabilities
    475,746       423,578  
                 
Long-term debt, excluding current portion
    49,692       53,858  
Deferred income taxes
    13,075       12,297  
Other long-term liabilities
    24,191       24,345  
Total liabilities
    562,704       514,078  
                 
Commitments and contingencies
               
                 
Stockholders' equity:
               
Preferred stock, $0.01 par value, authorized 5,000 shares; none issued or outstanding
    -       -  
Common stock, $0.01 par value, authorized 100,000 shares; 43,496   issued and 43,268 outstanding shares at May 1, 2010; 43,237 issued and 43,008 outstanding shares at August 1, 2009
    435       432  
Additional paid-in capital
    184,574       175,182  
Treasury stock
    (6,092 )     (6,092 )
Unallocated shares of Employee Stock Ownership Plan
    (754 )     (877 )
Accumulated other comprehensive loss
    (1,468 )     (1,623 )
Retained earnings
    428,131       377,450  
Total stockholders' equity
    604,826       544,472  
Total liabilities and stockholders' equity
  $ 1,167,530     $ 1,058,550  


The accompanying notes are an integral part of the condensed consolidated financial statements.

 
3

 

UNITED NATURAL FOODS, INC.
CONDENSED CONSOLIDATED STATEMENTS OF INCOME (Unaudited)
(In thousands, except per share data amounts)

   
Three months ended
   
Nine months ended
 
   
May 1,
   
May 2,
   
May 1,
   
May 2,
 
   
2010
   
2009
   
2010
   
2009
 
                         
Net sales
  $ 985,694     $ 889,538     $ 2,768,679     $ 2,601,409  
Cost of sales
    803,287       720,787       2,255,065       2,103,004  
Gross profit
    182,407       168,751       513,614       498,405  
                                 
Operating expenses
    148,565       138,327       424,976       417,082  
Total operating expenses
    148,565       138,327       424,976       417,082  
                                 
Operating income
    33,842       30,424       88,638       81,323  
                                 
Other expense (income):
                               
Interest expense
    1,491       1,723       4,429       8,333  
Interest income
    (89 )     11       (199 )     (331 )
Other, net
    (40 )     134       (60 )     281  
Total other expense
    1,362       1,868       4,170       8,283  
                                 
Income before income taxes
    32,480       28,556       84,468       73,040  
Provision for income taxes
    12,992       11,777       33,787       29,393  
Net income
  $ 19,488     $ 16,779     $ 50,681     $ 43,647  
                                 
Basic per share data:
                               
Net income
  $ 0.45     $ 0.39     $ 1.18     $ 1.02  
                                 
Weighted average of basic shares of common stock outstanding
    43,245       42,871       43,085       42,827  
                                 
Diluted per share data:
                               
Net income
  $ 0.45     $ 0.39     $ 1.17     $ 1.02  
                                 
Weighted average of diluted shares of common stock outstanding
    43,536       42,943       43,328       42,939  


The accompanying notes are an integral part of the condensed consolidated financial statements.


 
4

 

UNITED NATURAL FOODS, INC.
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited)
(In thousands)

   
Nine months ended
 
   
May 1,
   
May 2,
 
   
2010
   
2009
 
CASH FLOWS FROM OPERATING ACTIVITIES:
           
Net income
  $ 50,681     $ 43,647  
Adjustments to reconcile net income to net cash provided by operating activities:
               
Depreciation and amortization
    20,219       20,329  
(Gain) loss on disposals of property and equipment
    (3 )     290  
Excess tax benefits from share-based payment arrangements
    (399 )     (133 )
Provision for doubtful accounts
    781       3,526  
Share-based compensation
    6,517       4,607  
Changes in assets and liabilities, net of acquired companies:
               
Accounts receivable
    (32,564 )     (20,760 )
Inventories
    (72,141 )     (21,314 )
Prepaid expenses and other assets
    4,373       (1,002 )
Notes receivable, trade
    38       369  
Accounts payable
    31,715       (1,195 )
Accrued expenses and other liabilities
    23,913       12,327  
Net cash provided by operating activities
    33,130       40,691  
CASH FLOWS FROM INVESTING ACTIVITIES:
               
Capital expenditures
    (30,912 )     (25,421 )
Purchases of acquired businesses, net of cash acquired
    (235 )     (4,468 )
Proceeds from disposals of property and equipment
    20       -  
Net cash used in investing activities
    (31,127 )     (29,889 )
CASH FLOWS FROM FINANCING ACTIVITIES:
               
Net repayments under note payable
    (13,000 )     (39,477 )
Repayments of long-term debt
    (4,157 )     (3,726 )
Increase in bank overdraft
    11,697       17,152  
Payments on life insurance policy loans
    -       (3,072 )
Proceeds from exercise of stock options
    3,751       613  
Payment of employee restricted stock tax withholdings
    (1,272 )     (425 )
Excess tax benefits from share-based payment arrangements
    399       133  
Capitalized debt issuance costs
    (7 )     (647 )
Net cash used in financing activities
    (2,589 )     (29,449 )
NET DECREASE IN CASH AND CASH EQUIVALENTS
    (586 )     (18,647 )
Cash and cash equivalents at beginning of period
    10,269       25,333  
Cash and cash equivalents at end of period
  $ 9,683     $ 6,686  
                 
Supplemental disclosures of cash flow information:
               
Cash paid during the period for:
               
Interest, net of amounts capitalized
  $ 3,559     $ 7,713  
Federal and state income taxes, net of refunds
  $ 23,025     $ 29,734  


The accompanying notes are an integral part of the condensed consolidated financial statements.

 
5

 

UNITED NATURAL FOODS, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
May 1, 2010 (Unaudited)

1.
SIGNIFICANT ACCOUNTING POLICIES

(a)   Basis of Presentation

United Natural Foods, Inc. (the “Company”) is a leading national distributor and retailer of natural, organic and specialty products. The Company sells its products primarily throughout the United States.

The accompanying unaudited condensed consolidated financial statements include the accounts of the Company and its wholly owned subsidiaries.  All significant intercompany transactions and balances have been eliminated in consolidation. Certain prior year amounts have been reclassified to conform to the current year's presentation.

The accompanying unaudited condensed consolidated financial statements have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission for interim financial information, including the instructions to Form 10-Q and Rule 10-01 of Regulation S-X. Accordingly, certain information and footnote disclosures normally required in complete financial statements prepared in conformity with accounting principles generally accepted in the United States of America have been condensed or omitted. In the Company’s opinion, these financial statements include all adjustments necessary for a fair presentation of the financial position, results of operations and cash flows for the interim periods presented. The results of operations for interim periods, however, may not be indicative of the results that may be expected for a full year.  These financial statements should be read in conjunction with the consolidated financial statements and footnotes thereto included in the Company’s Annual Report on Form 10-K for the fiscal year ended August 1, 2009.

Net sales consist primarily of sales of natural, organic and specialty products to retailers, adjusted for customer volume discounts, returns and allowances. Net sales also includes amounts charged by the Company to customers for shipping and handling and fuel surcharges. The principal components of cost of sales include amounts paid to manufacturers and growers for products sold, plus the cost of transportation necessary to bring the products to the Company's distribution facilities. Cost of sales also includes amounts incurred by the Company's manufacturing subsidiary, United Natural Trading Co., which does business as Woodstock Farms Manufacturing, for inbound transportation costs, depreciation for manufacturing equipment and consideration received from suppliers in connection with the purchase or promotion of the suppliers' products. Operating expenses include salaries and wages, employee benefits (including costs associated with the Company's Employee Stock Ownership Plan), share-based compensation, warehousing and delivery, selling, occupancy, insurance, administrative and amortization expense. Operating expenses also includes depreciation expense related to the wholesale and retail divisions. Other expense (income) includes interest on outstanding indebtedness, interest income and miscellaneous income and expenses.

(b)   Shipping and Handling Fees and Costs
 
The Company includes shipping and handling fees billed to customers in net sales. Shipping and handling costs associated with inbound freight are generally recorded in cost of sales, whereas shipping and handling costs for selecting, quality assurance, and outbound transportation are recorded in operating expenses.  Outbound shipping and handling costs, which exclude employee benefit expenses which are not allocated, totaled $56.1 million and $52.5 million for the three months ended May 1, 2010 and May 2, 2009, respectively.  For the nine months ended May 1, 2010 and May 2, 2009, outbound shipping and handling costs totaled $163.6 million and $163.9 million, respectively.
 
(c)   Recent Accounting Pronouncements
 
In September 2006, the Financial Accounting Standards Board (“ FASB”) issued Accounting Standards Codification (“ASC”) 820 .  ASC 820 defines fair value, establishes a framework for measuring fair value and requires enhanced disclosures about fair value measurements under other accounting pronouncements, but does not change the existing guidance as to whether or not an instrument is carried at fair value. The statement is effective for fiscal years beginning after November 15, 2007. In February 2008, the FASB issued ASC 820-10-65-1, Effective Date of ASC 820 ("ASC 820-65-1") which delayed the effective date of ASC 820 by one year for nonfinancial assets and liabilities, except those that are recognized or disclosed at fair value in the financial statements on at least an annual basis.  In October 2008, the FASB issued ASC 820-10-65-2, Determining the Fair Value of a Financial Asset When the Market for That Asset Is Not Active   ("ASC 820-65-2") , which clarifies the application of ASC 820 in an inactive market and illustrates how an entity would determine fair value when the market for a financial asset is not active.
 

 
6

 
 
In April 2009, the FASB issued ASC 820-10-65-4, Determining Fair Value When the Volume and Level of Activity for the Asset or Liability Have Significantly Decreased and Identifying Transactions That Are Not Orderly (“ASC 820-65-4”), which provides additional guidance for estimating fair value in accordance with ASC 820 when the volume and level of activity for the asset or liability have significantly decreased. ASC 820-65-4 also includes guidance on identifying circumstances that indicate a transaction is not orderly .   ASC 820-65-4 is effective for interim and annual reporting periods ending after June 15, 2009, and is to be applied prospectively. The Company adopted ASC 820 and ASC 820-65-2 effective August 3, 2008, and adopted ASC 820-65-4 effective August 1, 2009. These adoptions did not have a material effect on the Company’s consolidated financial statements.  The Company fully adopted ASC 820, including the provisions related to the fair value of goodwill, other intangible assets, and non-financial long-lived assets effective August 2, 2009, which did not have a material effect on the disclosures that accompany the Company’s consolidated financial statements.  Refer to Note 4 for further discussion regarding the adoption of ASC 820.
 
In February 2007, the FASB issued ASC 825, Financial Instruments (“ASC 825”). ASC 825 permits entities to choose to measure many financial instruments and certain other items at fair value that are not currently required to be measured at fair value, and establishes presentation and disclosure requirements designed to facilitate comparisons between entities that choose different measurement attributes for similar types of assets and liabilities. Unrealized gains and losses on items for which the fair value option has been elected are reported in earnings.  The statement is effective for fiscal years beginning after November 15, 2007.  As of May 1, 2010, the Company has not elected to adopt the fair value option under ASC 825 for any financial instruments or other items.

In December 2007, the FASB issued ASC 805, Business Combinations (“ASC 805”).  ASC 805 continues to require the purchase method of accounting for business combinations and the identification and recognition of intangible assets separately from goodwill. ASC 805 requires, among other things, the buyer to: (1) account for the fair value of assets and liabilities acquired as of the acquisition date (i.e., a “fair value” model rather than a “cost allocation” model); (2) expense acquisition-related costs; (3) recognize assets or liabilities assumed arising from contractual contingencies at the acquisition date using acquisition-date fair values; (4) recognize goodwill as the excess of the consideration transferred plus the fair value of any noncontrolling interest over the acquisition-date fair value of net assets acquired; (5) recognize at acquisition any contingent consideration using acquisition-date fair values (i.e., fair value earn-outs in the initial accounting for the acquisition); and (6) eliminate the recognition of liabilities for restructuring costs expected to be incurred as a result of the business combination. ASC 805 also defines a “bargain” purchase as a business combination where the total acquisition-date fair value of the identifiable net assets acquired exceeds the fair value of the consideration transferred plus the fair value of any noncontrolling interest. Under this circumstance, the buyer is required to recognize such excess (formerly referred to as “negative goodwill”) in earnings as a gain. In addition, if the buyer determines that some or all of its previously booked deferred tax valuation allowance is no longer needed as a result of the business combination, ASC 805 requires that the reduction or elimination of the valuation allowance be accounted as a reduction of income tax expense. ASC 805 is effective for fiscal years beginning on or after December 15, 2008. The Company will apply ASC 805 to any acquisitions that are made after August 1, 2009, including the proposed acquisition of certain assets of SunOpta Inc. (“SunOpta”) as described in more detail in Note 7.

In December 2007, the FASB issued ASC 810, Consolidation (“ASC 810”). This statement establishes accounting and reporting standards for the non-controlling interest in a subsidiary and for the deconsolidation of a subsidiary. This statement is effective for fiscal years beginning on or after December 15, 2008. The adoption of ASC 810 did not have a material effect on the Company’s consolidated financial statements.

In April 2008, the FASB issued ASC 350-30, Determination of the Useful Life of Intangible Assets ("ASC 350-30"). ASC 350-30 amends the factors that should be considered in developing renewal or extension assumptions used to determine the useful life of a recognized intangible asset under ASC 350, Intangibles – Goodwill and Other .  The intent of ASC 350-30 is to improve the consistency between the useful life of a recognized intangible asset and the period of expected cash flows used to measure the fair value of the asset .   ASC 350-30 is effective for fiscal years beginning after December 15, 2008, and interim periods within those fiscal years.  The adoption of ASC 350-30 did not have a material effect on the Company’s consolidated financial statements.

In June 2008, the FASB issued ASC 260-10, Determining Whether Instruments Granted in Share-Based Payment Transactions are Participating Securities (“ASC 260-10”).  ASC 260-10 provides that unvested share-based payment awards that contain nonforfeitable rights to dividends or dividend equivalents (whether paid or unpaid) are participating securities and shall be included in the computation of earnings per share pursuant to the two-class method.  ASC 260-10 is effective for financial statements issued for fiscal years beginning after December 15, 2008, and interim periods within those years.  ASC 260-10 requires that all earnings per share data presented for prior periods be adjusted retrospectively (including interim financial statements, summaries of earnings, and selected financial data) to conform.  The adoption of ASC 260-10 did not have a material effect on the Company’s consolidated financial statements in the periods presented.


 
7

 

In April 2009, the FASB issued ASC 825-10-65, Interim Disclosures about Fair Value of Financial Instruments (“ASC 825-10-65”).  ASC 825-10-65 requires disclosure about the fair value of financial instruments not measured on the balance sheet at fair value in interim financial statements as well as in annual financial statements. Prior to ASC 825-10-65, fair values for these assets and liabilities were only disclosed annually. ASC 825-10-65 applies to all financial instruments within the scope of ASC 825 and requires all entities to disclose the method(s) and significant assumptions used to estimate the fair value of financial instruments. ASC 825 is effective for interim periods ending after June 15, 2009. The adoption of ASC 825-10-65 did not have a material effect on the Company’s consolidated financial statements.

2.
ACQUISITIONS

During the nine months ended May 1, 2010, the Company did not make any acquisitions.  During the nine months ended May 2, 2009, the Company acquired substantially all of the assets and liabilities of three branded product companies, which the Company classifies in the “other” category.  See Note 6 “Business Segments” for a description of the Company’s one reportable segment and the “other” category.  The total cash consideration paid for these companies was approximately $4.8 million.  Two of these branded product company acquisitions require ongoing contingent consideration payments in the form of royalties ranging between 2-4% of net sales as defined in the individual purchase agreements.  Royalties totaling $235,000 were paid during the nine months ended May 1, 2010.  No royalties were paid during the nine months ended May 2, 2009.  The third branded product company acquisition requires ongoing contingent consideration payments in the form of earn-outs over a period of five years from the acquisition date.  These earn-outs are based on tiers of net sales for the trailing twelve months.  No amounts were earned or paid during the nine months ended May 1, 2010 or May 2, 2009.  Goodwill of $0.9 million has been recorded in connection with these acquisitions.  The cash paid was financed by borrowings under the Company’s existing revolving credit facility.

3.
EARNINGS PER SHARE

Following is a reconciliation of the basic and diluted number of shares used in computing earnings per share:

   
Three months ended
   
Nine months ended
 
                         
(In thousands)
 
May 1,
2010
   
May 2,
2009
   
May 1,
2010
   
May 2,
2009
 
                         
Basic weighted average shares outstanding
    43,245       42,871       43,085       42,827  
 
Net effect of dilutive stock awards based upon the treasury stock method
    291       72       243       112  
                                 
Diluted weighted average shares outstanding
    43,536       42,943       43,328       42,939  

There were 427,325 and 1,664,294 anti-dilutive share-based payment awards outstanding for the three months ended May 1, 2010 and May 2, 2009, respectively.  For the nine months ended May 1, 2010 and May 2, 2009, there were 697,119 and 1,461,756 anti-dilutive share-based payment awards outstanding, respectively.  These anti-dilutive share-based payment awards were excluded from the calculation of diluted earnings per share.

4.
FAIR VALUE MEASUREMENTS OF FINANCIAL INSTRUMENTS
 
As of August 2, 2009, the Company has fully adopted FASB ASC 820, Fair Value Measurements and Disclosures ("ASC 820"), for financial assets and liabilities and for non-financial assets and liabilities that are recognized or disclosed at fair value on at least an annual basis. ASC 820 defines fair value as the price that would be received from selling an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. When determining the fair value measurements for assets and liabilities required or permitted to be recorded at fair value, the Company considers the principal or most advantageous market in which it would transact and considers assumptions that market participants would use when pricing the asset or liability, such as inherent risk, transfer restrictions, and risk of nonperformance. ASC 820 establishes a fair value hierarchy that requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value. ASC 820 establishes three levels of inputs that may be used to measure fair value:
 

 
8

 

 
·
Level 1 Inputs - Unadjusted quoted prices in active markets for identical assets or liabilities.

 
·
Level 2 Inputs - Inputs other than quoted prices included in Level 1 that are either directly or indirectly observable through correlation with market data. These include quoted prices for similar assets or liabilities in active markets; quoted prices for identical or similar assets or liabilities in markets that are not active; and inputs to valuation models or other pricing methodologies that do not require significant judgment because the inputs used in the model, such as interest rates and volatility, can be corroborated by readily observable market data.

 
·
Level 3 Inputs - One or more significant inputs that are unobservable and supported by little or no market activity, and that reflect the use of significant management judgment. Level 3 assets and liabilities include those whose fair value measurements are determined using pricing models, discounted cash flow methodologies or similar valuation techniques, and significant management judgment or estimation.
 
Interest Rate Swap Agreement
 
On August 1, 2005, the Company entered into an interest rate swap agreement effective July 29, 2005. The agreement provides for the Company to pay interest for a seven-year period at a fixed rate of 4.70% on an initial amortizing notional principal amount of $50.0 million while receiving interest for the same period at the one-month London Interbank Offered Rate ("LIBOR") on the same notional principal amount. The swap has been entered into as a hedge against LIBOR movements on current variable rate indebtedness at one-month LIBOR plus 1.00%, thereby fixing its effective rate on the notional amount at 5.70%. The swap agreement qualifies as an "effective" hedge under FASB ASC 815, Derivatives and Hedging ("ASC 815"). LIBOR was 0.28% and 0.41% as of May 1, 2010 and May 2, 2009, respectively.
 
Interest rate swap agreements are entered into for periods consistent with related underlying exposures and do not constitute positions independent of those exposures. The Company's interest rate swap agreement is designated as a cash flow hedge at May 1, 2010 and is reflected at fair value in the Company's consolidated balance sheet as a component of other long-term liabilities.  The related gains or losses on this contract are generally deferred in stockholders' equity as a component of other comprehensive income. However, to the extent that the swap agreement is not considered to be effective in offsetting the change in the value of the item being hedged, any change in fair value relating to the ineffective portion of the swap agreement is immediately recognized in income. For the periods presented, the Company did not have any ineffectiveness requiring current income recognition.
 
Fuel Supply Agreements
 
The Company is a party to several fixed price fuel supply agreements. During the fourth quarter fiscal 2009, the Company entered into several agreements which require it to purchase a portion of its diesel fuel each month at fixed prices through July 2010.  These fixed price fuel agreements qualify for the "normal purchase" exception under ASC 815, therefore the fuel purchases under these contracts are expensed as incurred and included within operating expenses.  During the nine months ended May 2, 2009, the Company did not have any fixed price fuel supply agreements in effect.
 
The following table provides the fair values hierarchy for financial assets and liabilities measured on a recurring basis:
 
 
Fair Value at May 1, 2010
 
Level 1
Level 2
Level 3
Description
(In thousands)
Liabilities:
     
Interest Rate Swap
-
$ 2,447
-
Total
-
$ 2,447
-
 
The Company’s determination of the fair value of its interest rate swap is calculated using a discounted cash flow analysis based on the terms of the swap contract and the observable interest rate curve.   The Company does not enter into derivative agreements for trading purposes.
 

 
9

 
 
The fair value of the Company's other financial instruments including cash, accounts receivable, notes receivable, accounts payable and accrued expenses approximate carrying amounts due to the short-term nature of these instruments. The fair value of notes payable approximate carrying amounts as they are variable rate instruments.   
 
The following estimated fair value amounts have been determined by the Company using available market information and appropriate valuation methodologies. However, considerable judgment is required in interpreting market data to develop the estimates of fair value. Accordingly, the estimates presented herein are not necessarily indicative of the amounts that the Company could realize in a current market exchange.
 
(In thousands)
May 1, 2010
 
Carrying Value
Fair Value
Liabilities:
   
Long term debt, including current portion
$ 54,722
$ 54,847
     

5.
COMPREHENSIVE INCOME

Total comprehensive income for the three months ended May 1, 2010 and May 2, 2009 amounted to approximately $19.6 million and $16.8 million, respectively.  Total comprehensive income for the nine months ended May 1, 2010 and May 2, 2009 was approximately $50.8 million and $42.5 million, respectively.  Comprehensive income is comprised of net income plus the change in the fair value of the interest rate swap agreement.   For the three months ended May 1, 2010 and May 2, 2009, the change in fair value of this financial instrument was a $0.2 million pre-tax gain ($0.1 million after-tax gain) and a less than $0.1 million pre-tax and after-tax gain, respectively.  The change in fair value of this derivative financial instrument was a $0.3 million pre-tax gain ($0.2 million after-tax gain) and a $1.9 million pre-tax loss ($1.1 million after-tax loss) for the nine months ended May 1, 2010 and May 2, 2009, respectively.

6.
BUSINESS SEGMENTS

The Company has several operating divisions aggregated under the wholesale segment, which is the Company’s only reportable segment.  These operating divisions have similar products and services, customer channels, distribution methods and historical margins. The wholesale segment is engaged in national distribution of natural, organic and specialty foods, produce and related products in the United States. The Company has additional operating divisions that do not meet the quantitative thresholds for reportable segments. Therefore, these operating divisions are aggregated under the caption of "Other". "Other" includes a retail division, which engages in the sale of natural foods and related products to the general public through retail storefronts on the East coast of the United States, a manufacturing division, which engages in importing, roasting and packaging of nuts, seeds, dried fruit and snack items, and the Company's branded product lines. "Other" also includes certain corporate operating expenses that are not allocated to operating divisions, which consist of depreciation, salaries, retainers, and other related expenses of officers, directors, corporate finance (including professional services), information technology, governance, legal, human resources and internal audit that are necessary to operate the Company's headquarters located in Providence, Rhode Island, and formerly, in Dayville, Connecticut. As the Company continues to expand its business and serve its customers through a new national platform, these corporate expense amounts have increased, which is the primary driver behind the increasing operating losses within the “Other” category below.   Non-operating expenses that are not allocated to the operating divisions are under the caption of "Unallocated." The Company does not record its revenues for financial reporting purposes by product group, accordingly, the Company does not report revenues by product group.

Following reflects business segment information for the periods indicated (in thousands):

   
Wholesale
   
Other
   
Eliminations
   
Unallocated
   
Consolidated
 
Three months ended May 1, 2010:
                             
Net sales
  $ 970,025     $ 48,122     $ (32,453 )         $ 985,694  
Operating income (loss)
    45,777       (11,374 )     (561 )           33,842  
Interest expense
                          $ 1,491       1,491  
Interest income
                            (89 )     (89 )
Other, net
                            (40 )     (40 )
Income before income taxes
                                    32,480  
Depreciation and amortization
    6,163       699                       6,862  
Capital expenditures
    14,813       276                       15,089  
Goodwill
    145,983       17,363                       163,346  
Total assets
    1,034,810       141,399       (8,679 )             1,167,530  

 
10

 

   
Wholesale
   
Other
   
Eliminations
   
Unallocated
   
Consolidated
 
Three months ended May 2, 2009:
                             
Net sales
  $ 872,432     $ 39,411     $ (22,305 )         $ 889,538  
Operating income (loss)
    38,245       (7,965 )     144             30,424  
Interest expense
                          $ 1,723       1,723  
Interest income
                            11       11  
Other, net
                            134       134  
Income before income taxes
                                    28,556  
Depreciation and amortization
    5,459       1,581                       7,040  
Capital expenditures
    7,028       1,381                       8,409  
Goodwill
    149,982       16,489                       166,471  
Total assets
    1,013,731       115,302       (8,151 )             1,120,882  
                                         
Nine months ended May 1, 2010:
                                       
Net sales
  $ 2,724,214     $ 128,661       (84,196 )           $ 2,768,679  
Operating income (loss)
    115,118       (26,977 )     497               88,638  
Interest expense
                          $ 4,429       4,429  
Interest income
                            (199 )     (199 )
Other, net
                            (60 )     (60 )
Income before income taxes
                                    84,468  
Depreciation and amortization
    18,188       2,031                       20,219  
Capital expenditures
    27,692       3,220                       30,912  
Goodwill
    145,983       17,363                       163,346  
Total assets
    1,034,810       141,399       (8,679 )             1,167,530  
                                         
Nine months ended May 2, 2009:
                                       
Net sales
  $ 2,555,381     $ 107,889       (61,861 )           $ 2,601,409  
Operating income (loss)
    95,922       (15,701 )     1,102               81,323  
Interest expense
                          $ 8,333       8,333  
Interest income
                            (331 )     (331 )
Other, net
                            281       281  
Income before income taxes
                                    73,040  
Depreciation and amortization
    17,661       2,668                       20,329  
Capital expenditures
    22,048       3,373                       25,421  
Goodwill
    149,982       16,489                       166,471  
Total assets
    1,013,731       115,302       (8,151 )             1,120,882  

7.
SUBSEQUENT EVENTS

The Company entered into an asset purchase agreement on May 10, 2010 (the “Agreement”) with SunOpta, Inc.  Pursuant to the terms of the Agreement, the Company has agreed to purchase substantially all of the assets of the Canadian food distribution business of SunOpta’s Distribution Group, but excluding SunOpta’s Natural Health Products Business (as defined in the Agreement) (collectively, the “Business”), for a purchase price of approximately CDN $68 million in cash, subject to certain post-closing adjustments described in the Agreement, and the Company’s agreement to assume certain liabilities associated with the Business (the “SunOpta Transaction”). The closing of the SunOpta Transaction under the Agreement is subject to satisfaction of customary closing conditions, and is expected to occur during June 2010.   On June 4, 2010, the parties amended the Agreement to change the date prior to which the transaction must occur to June 19, 2010.
 

 
11

 

Item 2.  Management’s Discussion and Analysis of Financial Condition and Results of Operations
 
This Quarterly Report on Form 10-Q contains forward-looking statements that involve substantial risks and uncertainties. In some cases you can identify these statements by forward-looking words such as "anticipate," "believe," "could," "estimate," "expect," "intend," "may," "plans," "seek," "should," "will," and "would," or similar words. You should read statements that contain these words carefully because they discuss future expectations, contain projections of future results of operations or of financial positions or state other "forward-looking" information. The important factors listed under "Part I. Item 1A. Risk Factors" of our Annual Report on Form 10-K, and “Part II Item 1A Risk Factors” below as well as any cautionary language in this Quarterly Report on Form 10-Q, provide examples of risks, uncertainties and events that may cause our actual results to differ materially from the expectations described in these forward-looking statements. You should be aware that the occurrence of the events described under "Risk Factors" of our Annual Report on Form 10-K and elsewhere in this Quarterly Report on Form 10-Q could have an adverse effect on our business, results of operations and financial position.
 
Any forward-looking statements in this Quarterly Report on Form 10-Q are not guarantees of future performance, and actual results, developments and business decisions may differ from those envisaged by such forward-looking statements, possibly materially. We do not undertake to update any information in the foregoing reports until the effective date of our future reports required by applicable laws. Any projections of future results of operations should not be construed in any manner as a guarantee that such results will in fact occur. These projections are subject to change and could differ materially from final reported results. We may from time to time update these publicly announced projections, but we are not obligated to do so.
 
Overview
 
We are a leading national distributor of natural, organic and specialty foods and non-food products in the United States. We carry more than 60,000 high-quality natural, organic and specialty foods and non-food products, consisting of national brand, regional brand, private label and master distribution products, in six product categories: grocery and general merchandise, produce, perishables and frozen foods, nutritional supplements, bulk and food service products and personal care items. We serve more than 17,000 customer locations primarily located across the United States, the majority of which can be classified into one of the following categories: independently owned natural products retailers; supernatural chains, which are comprised of large chains of natural foods supermarkets and currently consists solely of Whole Foods Market; and conventional supermarkets. Our other distribution channels include food service, international, mass market chains and buying clubs.
 
        Our operations are comprised of three principal operating divisions. These operating divisions are:
 
 
·
our wholesale division, which includes our broadline natural and organic distribution business, UNFI Specialty, which is our specialty distribution business, Albert's Organics, Inc., ("Albert's") which is a leading distributor of organically grown produce and perishable items, and Select Nutrition, which distributes vitamins, minerals and supplements;
 
 
·
our retail division, consisting of the Natural Retail Group, which operates our 13 natural products retail stores; and

 
·
our manufacturing division, consisting of Woodstock Farms Manufacturing, which specializes in the importation, roasting, packaging and distribution of nuts, dried fruit, seeds, trail mixes, natural and organic products, and confections, and our Blue Marble Brands product lines.
 
In recent years, our sales to existing and new customers have increased through the continued growth of the natural and organic products industry in general; increased market share through our high quality service, broader product selection than many of our competitors, and the acquisition of, or merger with, natural and specialty products distributors; the expansion of our existing distribution centers; the construction of new distribution centers; and the development of our own line of natural and organic branded products. Through these efforts, we believe that we have been able to broaden our geographic penetration, expand our customer base, expand the number of products we sell to existing customers, enhance and diversify our product selections and increase our market share.  The launch of our new strategic plan includes increasing market share, which we anticipate will come primarily from the conventional supermarket channel.  This channel typically generates lower gross margins than our independent retailer channel but also typically has lower operating expenses.  Our strategic plan also includes the rollout of a national warehouse management and procurement system upgrade, which will first be implemented in our Lancaster, Texas facility that we expect will commence operations in the first quarter of fiscal 2011.  These steps and others are intended to promote operational efficiencies and further reduce our operating expenses to offset the lower gross margins we expect to generate.  
 

 
12

 
 
We experienced a slow down in our year over year sales growth beginning in October 2008 during the macro-economic recession, as consumers’ desire to purchase typically higher-cost natural and organic products weakened while we continued to experience elevated levels of inflation in our product costs.  Our specialty business was affected most by these factors.  We continue to believe that the majority of our consumers purchase natural and organic products because of their commitment to a healthy lifestyle and environmental sustainability, and that those purchasers will continue to seek out products that, although higher priced, are reflective of this commitment.   Further, despite experiencing slower sales growth during that time, we were able to manage our operating expenses in order to generate higher levels of operating income.  Recently, we have experienced a reduction in the volatility of our sales from week to week, and a steady improvement in our sales growth.  While inflation has been reduced to lower than average historical levels, we have begun to return to historical levels of sales growth and we believe this trend of sales growth and moderated inflation will continue over the short-term as the macro-economy stabilizes.  While we expect the overall trend of growth within the natural and organic products industry to continue over the long-term, the pace of further expansion is uncertain.
 
We have been the primary distributor to Whole Foods Market, our largest customer, for more than 11 years. In August 2007, Whole Foods Market and Wild Oats Markets completed their merger, as a result of which, Wild Oats Markets became a wholly-owned subsidiary of Whole Foods Market. Sales to Whole Foods Market accounted for approximately 36% and 34% of our net sales for the three months ended May 1, 2010 and May 2, 2009, respectively, and approximately 35% and 33% of our net sales for the nine months ended May 1, 2010 and May 2, 2009, respectively.
 
On November 2, 2007, we acquired Distribution Holdings, Inc. and its wholly-owned subsidiary Millbrook Distribution Services, Inc. (“DHI”), which we now refer to as UNFI Specialty Distribution Services (“UNFI Specialty”). Through UNFI Specialty's two distribution centers located in Massachusetts and Arkansas, as well as our broadline distribution centers where we have integrated specialty products, we distribute specialty food items (including ethnic, kosher, gourmet, organic and natural foods), health and beauty care items and other non-food items to customers throughout the United States.
 
We believe that the acquisition of UNFI Specialty accomplished several of our strategic objectives, including accelerating our expansion into a number of historically high-growth business segments and establishing immediate market share in the fast-growing specialty foods market. We believe that UNFI Specialty 's customer base enhances our conventional supermarket business channel and that our complementary product lines present opportunities for cross-selling.
 
        In order to maintain our market leadership and improve our operating efficiencies, we seek to continually:
 
 
·
expand our marketing and customer service programs across regions;
 
 
·
expand our national purchasing opportunities;
 
 
·
offer a broader product selection;
 
 
·
consolidate systems applications among physical locations and regions;
 
 
·
increase our investment in people, facilities, equipment and technology;
 
 
·
integrate administrative and accounting functions; and
 
 
·
reduce geographic overlap between regions.
 
Our continued growth has created the need for expansion of our distribution center network to achieve maximum operating efficiencies and to assure adequate space for future needs. We have made significant capital expenditures and incurred considerable expenses in connection with the opening and expansion of our facilities. Our 613,000 square foot distribution center in Moreno Valley, California commenced operations in September 2008 and serves our customers in southern California, Arizona, southern Nevada, southern Utah, and Hawaii. Our 675,000 square foot leased distribution center in York, Pennsylvania commenced operations in January 2009, and replaced our New Oxford, Pennsylvania facility serving customers in New York, New Jersey, Pennsylvania, Delaware, Maryland, Ohio, Virginia, and West Virginia. In April 2009, we successfully relocated our UNFI Specialty distribution facility in East Brunswick, New Jersey to the York, Pennsylvania distribution center, creating our first fully integrated facility offering a full assortment of natural, organic, and specialty foods. Finally, in September 2009 we announced plans to open a distribution center in Texas, with operations scheduled to commence in the first quarter of fiscal 2011.  Most recently we announced the entrance into a definitive purchase agreement to acquire the Canadian food distribution assets of the SunOpta, Inc.’s Distribution Group business (the “SunOpta Transaction”), enabling us to expand our network within North America.  We expect the SunOpta Transaction will close in June 2010.
 

 
13

 
 
        Our net sales consist primarily of sales of natural, organic and specialty products to retailers, adjusted for customer volume discounts, returns and allowances. Net sales also consist of amounts charged by us to customers for shipping and handling and fuel surcharges. The principal components of our cost of sales include the amounts paid to manufacturers and growers for product sold, plus the cost of transportation necessary to bring the product to our distribution facilities. Cost of sales also includes amounts incurred by us at our manufacturing subsidiary, Woodstock Farms Manufacturing, for inbound transportation costs and depreciation for manufacturing equipment and consideration received from suppliers in connection with the purchase or promotion of the suppliers' products. Our gross margin may not be comparable to other similar companies within our industry that may include all costs related to their distribution network in their costs of sales rather than as operating expenses. We include purchasing and outbound transportation expenses within our operating expenses rather than in our cost of sales. Total operating expenses include salaries and wages, employee benefits (including costs associated with our Employee Stock Ownership Plan), share-based compensation, warehousing and delivery, selling, occupancy, insurance, administrative, depreciation and amortization expense. Other expenses (income) include interest on our outstanding indebtedness, interest income and miscellaneous income and expenses.
 
Critical Accounting Policies
 
The preparation of our consolidated financial statements requires us to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses, and related disclosure of contingent assets and liabilities.  The Securities and Exchange Commission (“SEC”) has defined critical accounting policies as those that are both most important to the portrayal of our financial condition and results of operations and require our most difficult, complex or subjective judgments or estimates. Based on this definition, we believe our critical accounting policies include the following: (i) determining our allowance for doubtful accounts, (ii) determining our reserves for the self-insured portions of our workers’ compensation and automobile liabilities and (iii) valuing goodwill and intangible assets.   For all financial statement periods presented, there have been no material modifications to the application of these critical accounting policies.
 
Allowance for doubtful accounts
 
We analyze customer creditworthiness, accounts receivable balances, payment history, payment terms and historical bad debt levels when evaluating the adequacy of our allowance for doubtful accounts.  In instances where a reserve has been recorded for a particular customer, future sales to the customer are conducted using cash-on-delivery terms or the account is closely monitored so that as agreed upon payments are received, orders are released; a failure to pay results in held or cancelled orders.   Our accounts receivable balance was $211.0 million and $179.5 million, net of the allowance for doubtful accounts of $7.0 million , as of both May 1, 2010 and August 1, 2009.  Our notes receivable balances were $4.2 million and $4.0 million, net of the allowance for doubtful accounts of $1.4 million and $1.9 million, as of May 1, 2010 and August 1, 2009, respectively.
 
Insurance reserves
 
We record the self-insured portions of our workers’ compensation and automobile liabilities based upon actuarial methods of estimating the future cost of claims and related expenses that have been reported but not settled, and that have been incurred but not yet reported.  Any projection of losses concerning workers’ compensation and automobile liability is subject to a considerable degree of variability.  Among the causes of this variability are unpredictable external factors affecting litigation trends, benefit level changes and claim settlement patterns.  If actual claims incurred are greater than those anticipated, our reserves may be insufficient and additional costs could be recorded in our consolidated financial statements.  Accruals for workers’ compensation and automobile liabilities totaled $14.4 million and $14.7 million as of May 1, 2010 and August 1, 2009, respectively.
 
Valuation of goodwill and intangible assets
 
Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) 350, Intangibles – Goodwill and Other , requires that companies test goodwill for impairment at least annually and between annual tests if events occur or circumstances change that would more likely than not reduce the fair value of a reporting unit below its carrying amount.  Based on future expected cash flows, we test for goodwill impairment at the reporting unit level.  Our reporting units are at or one level below the operating segment level.  Approximately 90% of our goodwill is within our most significant reporting unit.  We have elected to perform our annual tests for indications of goodwill impairment during the fourth fiscal quarter of each year.   The goodwill impairment analysis is a two-step test. The first step, used to identify potential impairment, involves comparing each reporting unit’s estimated fair value to its carrying value, including goodwill. If the estimated fair value of a reporting unit exceeds its carrying value, goodwill is considered not to be impaired. If the carrying value exceeds estimated fair value, there is an indication of potential impairment and the second step is performed to measure the amount of impairment.


 
14

 

If required, the second step involves calculating an implied fair value of goodwill for each reporting unit for which the first step indicated potential impairment. The implied fair value of goodwill is determined in a manner similar to the amount of goodwill calculated in a business combination, by measuring the excess of the estimated fair value of the reporting unit, as determined in the first step, over the aggregate estimated fair values of the individual assets, liabilities and identifiable intangibles as if the reporting unit was being acquired in a business combination. If the implied fair value of goodwill exceeds the carrying value of goodwill assigned to the reporting unit, there is no impairment. If the carrying value of goodwill assigned to a reporting unit exceeds the implied fair value of the goodwill, an impairment charge is recorded for the excess.

Impairment losses are determined based upon the excess of carrying amounts over discounted expected future cash flows of the underlying business.  The assessment of the recoverability of goodwill will be impacted if estimated future cash flows are not achieved.  Each reporting unit regularly prepares discrete operating forecasts and uses these forecasts as the basis for the assumptions used in the discounted cash flow analysis.  For reporting units that indicate potential impairment, we determine the implied fair value of that reporting unit using a discounted cash flow analysis and compare such values to the respective reporting units’ carrying amounts.

As of our most recent annual impairment test, the fair value of each of our reporting units was in excess of its carrying value.  For the reporting unit containing the majority of our goodwill, the fair value was more than 50% in excess of its carrying value and the fair values of the remaining reporting units were more than 10% in excess of their carrying values.  We do not believe any of our reporting units are at risk of failing the first step of the impairment analysis.  Total goodwill as of May 1, 2010 and August 1, 2009 was $163.3 million and $164.3 million, respectively.

Intangible assets with indefinite lives are tested for impairment at least annually and between annual tests if events occur or circumstances change that would indicate that the value of the asset may be impaired.  Impairment is measured as the difference between the fair value of the asset and its carrying value.  As of our most recent annual impairment test, the fair value of each of our indefinite lived intangible assets was in excess of its carrying value.   Our most significant indefinite-lived intangible asset represents approximately 60% of our total indefinite-lived intangible assets and its fair value was approximately 40% in excess of its carrying value.   Total indefinite-lived intangible assets as of May 1, 2010 and August 1, 2009 were $27.9 and $27.4 million, respectively.

Intangible assets with finite lives are tested for impairment whenever events or changes in circumstances indicate that the carrying value may not be recoverable. Cash flows expected to be generated by the related assets are estimated over the asset’s useful life based on updated projections. If the evaluation indicates that the carrying amount of the asset may not be recoverable, the potential impairment is measured based on a projected discounted cash flow model.   There have been no events or changes in circumstances indicating that the carrying value of our finite-lived intangibles are not recoverable.   Total finite-lived intangible assets as of May 1, 2010 and August 1, 2009 were $9.6 m illion and $10.9 million, respectively.
 

 
15

 

Results of Operations

The following table presents, for the periods indicated, certain income and expense items expressed as a percentage of net sales:

 
Three months ended
 
Nine months ended
 
May 1,
 
May 2,
 
May 1,
 
May 2,
 
2010
 
2009
 
2010
 
2009
               
Net sales
100.0%
 
100.0%
 
100.0%
 
100.0%
Cost of sales
81.5%
 
81.0
 
81.4%
 
80.8%
                Gross profit
18.5%
 
19.0
 
18.6%
 
19.2%
               
Operating expenses
15.0%
 
15.5
 
15.3%
 
16.0%
Amortization of intangible assets
0.0%
 
0.1%
 
0.0%
 
0.1%
                Total operating expenses
15.1%*
 
15.6
 
15.3%
 
16.0%*
               
                Operating income
3.4%
 
3.4%
 
3.2%*
 
3.1%*
               
Other expense (income):
             
         Interest expense
0.2%
 
0.2%
 
0.2%
 
0.3%
         Interest income
0.0%
 
0.0%
 
0.0%
 
0.0%
         Other, net
0.0%
 
0.0%
 
0.0%
 
0.0%
         Total other expense
0.1%*
 
0.2%
 
0.2%
 
0.3%
               
         Income before income taxes
3.3%
 
3.2%
 
3.1%*
 
2.8%
               
Provision for income taxes
1.3%
 
1.3%
 
1.2%
 
1.1%
               
Net income
2.0%
 
1.9%
 
1.8%*
 
1.7%

* Total reflects rounding

Three Months Ended May 1, 2010 Compared To Three Months Ended May 2, 2009

Net Sales

Our net sales increased approximately 10.8%, or $96.2 million, to $985.7 million for the three months ended May 1, 2010, from $889.5 million for the three months ended May 2, 2009.  This increase was primarily due to sales growth in our supernatural and supermarket channels, including sales to new customers that we acquired in the first six months of the fiscal 2010 year that began shipping in the third quarter.   Our improvement in net sales also reflected year over year improvement in sales of our specialty products, which had been negatively affected by the difficult economic environment present throughout our 2009 fiscal year, and growth in sales to our independent customers when compared to the third quarter of fiscal year 2009.
 
Whole Foods Market accounted for approximately 36% and 34% of our net sales for the three months ended May 1, 2010 and May 2, 2009, respectively.  Whole Foods Market is our only supernatural chain customer following its acquisition of Wild Oats Markets in August 2007.
 
The following table lists the percentage of sales by customer type for the three months ended May 1, 2010 and May 2, 2009:
 
Customer type
 
Percentage of Net Sales
 
 
2010
 
2009
 
 
Independently owned natural products retailers
 
 
40%
 
 
41%
 
 
Supernatural chains
 
 
36%
 
 
34%
 
 
Conventional supermarkets
 
 
20%
 
 
20%
 
Other
 
4%
 
5%
 


 
16

 

During the quarter ended May 1, 2010, we continued to see the trend that began last quarter of steady improvement in our net sales and a reduction in the volatility of net sales, as compared to what we experienced throughout our 2009 fiscal year.  As we continue to aggressively pursue new customers and as economic conditions continue to stabilize, we expect net sales for the remainder of fiscal 2010 to improve over the fiscal 2009 comparable period in both our organic line and our specialty line. We believe that this projected sales growth will come from both sales to new customers and an increase in the number of products that we sell to existing customers.  We expect that most of this growth will occur in our lower gross margin supernatural and conventional supermarket channels.  Although sales to these customers typically generate lower gross margins than sales to our independent retailer channel, they also carry a lower average cost to serve than sales to our independent customers. We believe that the integration of our specialty business in certain of our markets has allowed us to attract customers that we would not have been able to attract without that business as many customers seek a single source for their natural, organic and specialty products.  We believe that our further integration of the specialty business in our other markets will continue to allow us to pursue a broader array of customers.

Gross Profit
 
Our gross profit increased approxi mately 8.1%, or $13.6 million, to $182.4 million for the three months ended May 1, 2010, from $168.8 million for the three months ended May 2, 2009.   Our gross profit as a percentage of net sales was 18.5% and 19.0% for the three months ended May 1, 2010 and May 2, 2009, respectively.   Gross profit as a percentage of net sales during the three months ended May 1, 2010 was negatively impacted by the change in mix of sales by channel as sales to the supernatural channel generate lower gross margin than our other customer types and by moderation in inflation.

Operating Expenses

Our total operating expenses increased approximately 7.4%, or $10.3 million, to $148.6 million for the three months ended May 1, 2010, from $138.3 million for the three months ended May 2, 2009.  The increase in total operating expenses for the three months ended May 1, 2010 was primarily due to the higher sales volumes during the quarter, $1.3 million in increased share-based compensation expense, $0.5 million in start-up costs for on-boarding new customers and severance costs of $0.4 million in the quarter ended May 1, 2010 related to the retirement of a senior officer.  During the quarter ended May 2, 2009, we incurred $1.2 million of labor and other duplicate expenses associated with the January 2009 relocation of our New Oxford, Pennsylvania facility to a new facility in York, Pennsylvania and the April 2009 relocation of our UNFI Specialty facility in East Brunswick, NJ to our newly leased facility in York, Pennsylvania. Total operating expenses for the three months ended May 1, 2010 and May 2, 2009 includes share-based compensation expense of $2.6 million and $1.3 million, respectively.  Share-based compensation expense for the three months ended May 1, 2010 include approximately $0.8 million in expense related to the expected vesting of a performance share-based award granted to our Chief Executive Officer in November of 2008 related to certain financial goals for the period ending July 31, 2010.

As a percentage of net sales, total operating expenses decreased 0.5% to approximately 15.1% for the three months ended May 1, 2010,   from approximately 15.6% for the three months ended May 2, 2009.   The decrease in total operating expenses as a percentage of net sales was primarily attributable to the growth in the supernatural and supermarket channels which in general have lower operating expenses, as well as expense control programs across all of our divisi ons.   We were able to manage our fuel costs despite rising prices by locking in the price of a portion of our expected fuel usage, updating and revising existing routes to reduce miles traveled, reducing idle times and other similar measures.  Our expansion into Lancaster, Texas, where we believe our new leased facility will open in the first quarter of fiscal 2011,   should further reduce our fuel costs as a percentage of net sales as we will be able to further reduce the number of miles traveled to serve our customers in Texas, Oklahoma, New Mexico, Arkansas and Louisiana who are currently primarily served from our facility in Denver, Colorado .  We also expect that we will be able to continue to reduce our operating expenses as we begin the roll out of our supply chain initiatives including a national warehouse management and procurement system beginning in the first quarter of fiscal 2011 .

Operating Income

Operating income increased approximately 11.2%, or $3.4 million, to $33.8 million for the three months ended May 1, 2010 from $30.4 million for the three months ended May 2, 2009.  As a percentage of net sales, operating income was 3.4% for both the three months ended May 1, 2010 and May 2, 2009.  The increase in operating income is attributable to the decrease in total operating expenses as a percentage of net sales for the three months ended May 1, 2010, compared to the three months ended May 2, 2009, of fset by the decrease in gross margin as a percentage of sales for the same period.   S ales to our supernatural channel generate lower gross margins but also require lower average costs to serve than our other customers .


 
17

 

Other Expense (Income)

Other expense (income) decreased $0.5 million to $1.4 million for the three months ended May 1, 2010, from $1.9 million for the three months ended May 2, 2009.   Interest expense of $1.5 million for the three months ended May 1, 2010 represented a decrease of 13.5% from the three months ended May 2, 2009 due primarily to lower average debt levels, as well as lower interest rates during the three months ended May 1, 2010.  
 
Provision for Income Taxes
 
Our effective income tax rate was 40.0% and 41.2% for the three months ended May 1, 2010 and May 2, 2009, respectively.  The decrease in the effective income tax rate compared to the prior year period is primarily due to the adjustment in the prior year period for increases in state tax rates and changes in apportionment factors for the full fiscal year.  Our effective income tax rate was also affected by share-based compensation for incentive stock options and the timing of disqualifying dispositions of certain share-based compensation awards.   FASB ASC 718, Stock Compensation   provides that the tax effect of the book share-based compensation cost previously recognized for an incentive stock option that an employee does not retain for the minimum holding period required by the Internal Revenue Code (a “disqualified disposition”) is recognized as a tax benefit in the period the disqualifying disposition occurs.  Our effective income tax rate will continue to be effected by the tax impact related to incentive stock options and the timing of tax benefits related to disqualifying dispositions.  This impact is expected to decrease over the next two to four years as beginning with our fiscal 2010 equity awards approved in September 2009, we are granting non-qualified stock options in place of incentive stock options.

Net Income

Reflecting the factors described in more detail above, n et income increased $2.7 million, or 16.1%, to $19.5 million, or $0.45 per diluted share, for the three months ended May 1, 2010, compared to $16.8 million, or $0.39 per diluted share, for the three months ended May 2, 2009.

Nine Months Ended May 1, 2010 Compared To Nine Months Ended May 2, 2009

Net Sales

Our net sales increased approximately 6.4%, or $167.3 million, to $2,768.7 million for the nine months ended May 1, 2010, from $2,601.4 million for the nine months ended May 2, 2009.   This increase was primarily due to the same factors that contributed to our sales growth for the quarter ended May 1, 2010, including growth in our supernatural and supermarket segments of 13.1% and 7.2%, respectively.  Our growth is due to the continued growth of the natural products industry in general, increased market share as a result of our focus on service and added value services, and the opening of new distribution centers, which allow us to carry a broader selection of products.
 
Whole Foods Market accounted for approximately 35% and 33% of our net sales for the nine months ended May 1, 2010 and May 2, 2009, respectively.
 
The following table lists the percentage of sales by customer type for the nine months ended May 1, 2010 and May 2, 2009:
 
Customer type
 
Percentage of Net Sales
 
 
2010
 
2009
 
 
Independently owned natural products retailers
 
 
40%
 
 
42%
 
 
Supernatural chains
 
 
35%
 
 
33%
 
 
Conventional supermarkets
 
 
20%
 
 
20%
 
Other
 
5%
 
5%
 
Gross Profit
 
Our gross profit increased approximately $15.2 million, or 3.1%, to $513.6 million for the nine months ended May 1, 2010, from $498.4 million for the nine months ended May 2, 2009.   Our gross profit as a percentage of net sales was 18.6% and 19.2% for the nine months ended May 1, 2010 and May 2, 2009, respectively.   Gross profit as a percentage of net sales during the nine months ended May 1, 2010 was negatively impacted by a decrease in fuel surcharge revenues of $3.6 million and a change in mix of sales by channel as sales to our supernatural channel generate lower gross margins than sales to our other customer types.


 
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Gross profit as a percentage of net sales during the nine months ended May 2, 2009 was positively impacted by a $2.2 million increase in fuel surcharge revenues and increased focus on efficiencies such as forward buying by our purchasing teams when compared to the nine months ended May 26, 2008.  UNFI Specialty’s full service supermarket model generates a higher gross margin than our core distribution business; however, we also incur higher operating expenses in providing those services.  Under this model, we provide services typically performed by supermarket employees to our customers, such as stocking shelves, placing sales orders and rotating out damaged and expired products.

Operating Expenses

Our total operating expenses increased approximately $7.9 million, or 1.9%, to $425.0 million for the nine months ended May 1, 2010, from $417.1 million for the nine months ended May 2, 2009.   The increase in total operating expenses for the nine months ended May 1, 2010 was primarily due to the cost to serve higher sales volume and a $1.9 million increase in share-based compensation expense, partially offset by a $2.8 million decrease in the cost of diesel fuel as a result of lower market prices and our forward-purchase agreements, as well as expense control programs initiated across all divisions.  During the nine months ended May 2, 2009, we incurred $6.2 million of labor and other duplicate expenses associated with the September 2008 relocation of our Fontana, California facility to a new facility in Moreno Valley, California and the January 2009 relocation of our New Oxford, Pennsylvania facility and the April 2009 relocation of our East Brunswick, New Jersey to a newly leased facility in York, Pennsylvania.  Total operating expenses for the nine months ended May 1, 2010 and May 2, 2009 includes share-based compensation expense of $6.5 million and $4.6 million, respectively.  Included within the share-based compensation expense for the nine months ended May 1, 2010 is approximately $0.8 million related to the expected vesting of a performance share-based award granted to our Chief Executive Officer in November of 2008 related to certain financial goals for the period ending July 31, 2010.

As a percentage of net sales, total operating expenses decreased to approximately 15.3% for the nine months ended May 1, 2010,   from approximately 16.0% for the nine months ended May 2, 2009.   The decrease in total operating expenses as a percentage of net sales for the nine months ended May 1, 2010 was primarily attributable to the change in customer mix, lower diesel fuel costs which accounted for a 16 basis point decrease (as a percentage of net sales) and expense control programs, compared to the higher fuel costs and labor and other duplicate expenses related to the opening of our Moreno Valley, California and York, Pennsylvania distribution facilities incurred during the nine months ended May 2, 2009.

Operating Income

Operating income increased approximately 9.0%, or $7.3 million, to $88.6 million for the nine months ended May 1, 2010 from $81.3 million for the nine months ended May 2, 2009.  As a percentage of net sales, operating income was 3.2% for the nine months ended May 1, 2010, compared to 3.1% for the nine months ended May 2, 2009.  The increase in operating income as a percentage of net sales for the nine months ended May 1, 2010 compared to the nine months ended May 2, 2009 is attributable to the decrease in operating expenses, partially offset by lower gross margin as a percentage of net sales reflecting increased sales to our supernatural channel customers.

Other Expense (Income)

Other expense (income) decreased $4.1 million to $4.2 million for the nine months ended May 1, 2010, from $8.3 million for the nine months ended May 2, 2009.   Interest expense of $4.4 million for the nine months ended May 1, 2010 represented a decrease of 46.8% from interest expense of $8.3 million for the nine months ended May 2, 2009.  This decrease was due primarily to lower debt levels as well as lower interest rates during the nine months ended May 1, 2010.  
 
Provision for Income Taxes
 
Our effective income tax rate was 40.0% and 40.2% for the nine months ended May 1, 2010 and May 2, 2009, respectively.  Our effective income tax rate was affected by share-based compensation for incentive stock options and the timing of disqualifying dispositions of certain share-based compensation awards.   FASB ASC 718, Stock Compensation   provides that the tax effect of the book share-based compensation cost previously recognized for an incentive stock option that an employee does not retain for the minimum holding period required by the Internal Revenue Code (a “disqualified disposition”) is recognized as a tax benefit in the period the disqualifying disposition occurs.  Our effective income tax rate will continue to be effected by the tax impact related to incentive stock options and the timing of tax benefits related to disqualifying dispositions.  This impact is expected to decrease over the next two to four years as beginning with our fiscal 2010 equity awards approved in September 2009, we are granting non-qualified stock options in place of incentive stock options.


 
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Net Income

Reflecting the factors described in more detail above, net income increased $7.0 million to $50.7 million, or $1.17 per diluted share, for the nine months ended May 1, 2010, compared to $43.6 million, or $1.02 per diluted share, for the nine months ended May 2, 2009.

Liquidity and Capital Resources

We finance our day to day operations and growth primarily with cash flows from operations, borrowings under our credit facility, operating leases, trade payables and bank indebtedness.  In addition, from time to time, we may issue equity and debt securities to finance our operations and acquisitions.  We feel that our cash on hand and available credit through our current credit facility as discussed below is sufficient for our operations and planned capital expenditures over the next twelve months.  We expect to generate an average of at least $50 million in cash flow from operations per year for the 2010, 2011, and 2012 fiscal years.  We intend to continue to utilize this cash generated from operations to pay down our debt levels, and fund working capital and capital expenditure needs.  We intend to manage capital expenditures to no more than approximately 1% of net sales for the 2010, 2011, and 2012 fiscal years.  We plan to assess our existing credit facility and our financing needs once the current credit facility draws closer to its maturity date.
 
On November 2, 2007, we amended our $250 million secured revolving credit facility with a bank group led by Bank of America Business Capital as the administrative agent, to temporarily increase the maximum borrowing base under the credit facility from $250 million to $270 million.  We used the funds available to us as a result of this amendment to fund a portion of the purchase price for our acquisition of UNFI Specialty.  On November 27, 2007, we further amended this facility to increase the maximum borrowing base under the credit facility from $270 million to $400 million and provide us with a one-time option, subject to approval by the lenders under the credit facility, to increase the borrowing base by up to an additional $50 million.  Interest accrues on borrowings under the credit facility, at our option, at either the base rate (the applicable prime lending rate of Bank of America Business Capital, as announced from time to time) or at the one-month London Interbank Offered Rate (“LIBOR”) plus 0.75%. The $400 million credit facility matures on November 27, 2012.   The amended and restated credit facility supports our working capital requirements in the ordinary course of business and provides capital to grow our business organically or through acquisitions.  Our borrowing base is determined as the lesser of (1) $400 million or (2) the fixed percentages of our previous fiscal month-end eligible accounts receivable and inventory levels.  As of May 1, 2010, our borrowing base, which was calculated based on our eligible accounts receivable and inventory levels, was $400.0 million.  After $21.3 million in letter of credit commitments and reserves which reduce our available borrowing capacity under our credit facility on a dollar for dollar basis, we had remaining availability of $191.7   million as of May 1, 2010.  We intend to finance the SunOpta Transaction with borrowings under our existing revolving credit facility which will reduce availability under this facility and increase our interest expense.

In April 2003, we executed a term loan agreement in the principal amount of $30 million, secured by certain real property that was released from the lien under our amended and restated credit facility in accordance with an amendment to the loan and security agreement related to that facility.  The term loan is repayable over seven years based on a fifteen-year amortization schedule.  Interest on the term loan initially accrued at one-month LIBOR plus 1.50%.  On July 29, 2005, we entered into an amended term loan agreement which increased the principal amount of this term loan to up to $75 million, and decreased the rate at which interest accrues to one-month LIBOR plus 1.00%, and extended the maturity date to July 28, 2012.  In connection with the amendments to our amended and restated revolving credit facility described above, effective November 2, 2007 and November 27, 2007, we amended the term loan agreement to conform certain terms and conditions to the corresponding terms and conditions in the credit agreement that establishes our amended and restated revolving credit facility.  As of May 1, 2010, approximately $53.0 million was outstanding under the term loan agreement.
 
In August 2005, we entered into an interest rate swap agreement effective July 29, 2005.  This agreement provides for us to pay interest for a seven-year period at a fixed rate of 4.70% on an initial amortizing notional principal amount of $50 million while receiving interest for the same period at one-month LIBOR on the same notional principal amount.  The swap has been entered into as a hedge against LIBOR movements on current variable rate indebtedness at one-month LIBOR plus 1.00%, thereby fixing our effective rate on the notional amount at 5.70%.  One-month LIBOR was 0.28% as of May 1, 2010.  The swap agreement qualifies as an “effective” hedge under A SC 815 .
 
Our capital expenditures for the first nine months of fiscal 2010 were $30 .9 million, or 1.1% of net sales .   We bel ieve that our capital expenditure requirements for the remainder of fiscal 2010 will be between $4 and $8 million, which represents approximately 1% of projected net sales for fiscal 2010.  We expect to finance these requirements with cash generated from operations and borrowings under our existing credit facilities.  These projects will both expand facilities such as our new facility that we are building-out in Lancaster, Texas and enhance technology which we believe will provide us with the capacity to continue to support the growth of our customer base.  We believe that our future capital expenditure requirements will be lower than our anticipated fiscal 2010 requirements, both in dollars and as a percentage of net sales.  Future investments in acquisitions that we may pursue will be financed through our existing credit facilities, equity or long-term debt negotiated at the time of the potential acquisition.
 

 
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Net cash provided by operations was $33.1 million for the nine months ended May 1, 2010, and was the result of net income of $50.7 million, the change in cash collected from customers net of cash paid to vendors and a $72.1 million investment in inventory.   The increase in inventory levels, which occurred late in the quarter, primarily related to inventory buildup for our new customers that we began to ship to in the third quarter and overall sales growth.  Net cash provided by operations was $40.7 million for the nine months ended May 2, 2009, and was the result of net income of $43.6 million, the change in cash collected from customers net of cash paid to vendors and a $21.3 million investment in inventory.   The increase in inventory levels primarily related to our sales growth as well as the opening of our York, Pennsylvania facility in January 2009, and the subsequent relocation of our East Brunswick, New Jersey facility into the York, Pennsylvania facility in April 2009 .  Inventory days on hand decreased to 47 days at May 1, 2010 compared to 52 days at May 2, 2009.  Days sales outstanding decreased to approximately 19 days at May 1, 2010, from approximately 21 days at May 2, 2009.  Working capital increased by $47.8 million, or 28.3%, to $216.9 million at May 1, 2010, compared to working capital of $169.1 million at August 1, 2009.
 
Net cash used in investing activities increased $1.2 million to $31.1 million for the nine months ended May 1, 2010, compared to $29.9 million for the nine months ended May 2, 2009.  This increase was primarily due to higher capital expenditures and contingent consideration payments during the nine months ended May 1, 2010, partially offset by acquisitions during the nine months ended May 2, 2009.
 
Net cash used in financing activities was $2.6 million for the nine months ended May 1, 2010, compared to net cash used in financing activities of $29.4 million for the nine months ended May 2, 2009.  This change in cash used in financing activities was primarily due to lower repayments of borrowings under our credit facility during the nine months ended May 1, 2010.    
 
Contractual Obligations
 
There have been no material changes to our contractual obligations and commercial commitments from those disclosed in our Annual Report on Form 10-K for the year ended August 1, 2009, except for an operating lease signed with respect to a new distribution center located in Lancaster, Texas, with future minimum lease payments totaling $12.1 million as disclosed in our Form 10-Q filed on December 10, 2009.  
 
Seasonality

Generally, we do not experience any material seasonality.  However, our sales and operating results may vary significantly from quarter to quarter due to factors such as changes in our operating expenses, management’s ability to execute our operating and growth strategies, personnel changes, demand for natural products, supply shortages and general economic conditions.
 
Recently Issued Financial Accounting Standards
 
In September 2006, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Codification (“ASC”) 820, Fair Value Measurements and Disclosures ("ASC 820") .  ASC 820 defines fair value, establishes a framework for measuring fair value and requires enhanced disclosures about fair value measurements under other accounting pronouncements, but does not change the existing guidance as to whether or not an instrument is carried at fair value. The statement is effective for fiscal years beginning after November 15, 2007. In February 2008, the FASB issued ASC 820-10-65-1, Effective Date of ASC 820 ("ASC 820-65-1") which delayed the effective date of ASC 820 by one year for nonfinancial assets and liabilities, except those that are recognized or disclosed at fair value in the financial statements on at least an annual basis.  In October 2008, the FASB issued ASC 820-10-65-2, Determining the Fair Value of a Financial Asset When the Market for That Asset Is Not Active   ("ASC 820-65-2") , which clarifies the application of ASC 820 in an inactive market and illustrates how an entity would determine fair value when the market for a financial asset is not active.  In April 2009, the FASB issued ASC 820-10-65-4, Determining Fair Value When the Volume and Level of Activity for the Asset or Liability Have Significantly Decreased and Identifying Transactions That Are Not Orderly (“ASC 820-65-4”), which provides additional guidance for estimating fair value in accordance with ASC 820 when the volume and level of activity for the asset or liability have significantly decreased. ASC 820-65-4 also includes guidance on identifying circumstances that indicate a transaction is not orderly .   ASC 820-65-4 is effective for interim and annual reporting periods ending after June 15, 2009, and is to be applied prospectively. The Company adopted ASC 820 and 820-65-2 effective August 3, 2008, and adopted ASC 820-65-4 effective August 1, 2009. These adoptions did not have a material effect on our consolidated financial statements.  We adopted ASC 820, including the provisions related to the fair value of goodwill, other intangible assets, and non-financial long-lived assets effective August 2, 2009, which did not have a material effect on the disclosures that accompany our consolidated financial statements.
 

 
21

 

In February 2007, the FASB issued ASC 825, Financial Instruments (“ASC 825”). ASC 825 permits entities to choose to measure many financial instruments and certain other items at fair value that are not currently required to be measured at fair value, and establishes presentation and disclosure requirements designed to facilitate comparisons between entities that choose different measurement attributes for similar types of assets and liabilities. Unrealized gains and losses on items for which the fair value option has been elected are reported in earnings.  The statement is effective for fiscal years beginning after November 15, 2007.  As of May 1, 2010, we have not elected to adopt the fair value option under ASC 825 for any financial instruments or other items.

In December 2007, the FASB issued ASC 805, Business Combinations (“ASC 805”).  ASC 805 continues to require the purchase method of accounting for business combinations and the identification and recognition of intangible assets separately from goodwill. ASC 805 requires, among other things, the buyer to: (1) account for the fair value of assets and liabilities acquired as of the acquisition date (i.e., a “fair value” model rather than a “cost allocation” model); (2) expense acquisition-related costs; (3) recognize assets or liabilities assumed arising from contractual contingencies at the acquisition date using acquisition-date fair values; (4) recognize goodwill as the excess of the consideration transferred plus the fair value of any noncontrolling interest over the acquisition-date fair value of net assets acquired; (5) recognize at acquisition any contingent consideration using acquisition-date fair values (i.e., fair value earn-outs in the initial accounting for the acquisition); and (6) eliminate the recognition of liabilities for restructuring costs expected to be incurred as a result of the business combination. ASC 805 also defines a “bargain” purchase as a business combination where the total acquisition-date fair value of the identifiable net assets acquired exceeds the fair value of the consideration transferred plus the fair value of any noncontrolling interest. Under this circumstance, the buyer is required to recognize such excess (formerly referred to as “negative goodwill”) in earnings as a gain. In addition, if the buyer determines that some or all of its previously booked deferred tax valuation allowance is no longer needed as a result of the business combination, ASC 805 requires that the reduction or elimination of the valuation allowance be accounted as a reduction of income tax expense. ASC 805 is effective for fiscal years beginning on or after December 15, 2008. We will apply ASC 805 to any acquisitions that are made after August 1, 2009, including the proposed SunOpta Transaction.

In December 2007, the FASB issued ASC 810, Consolidation (“ASC 810”). This statement establishes accounting and reporting standards for the non-controlling interest in a subsidiary and for the deconsolidation of a subsidiary. This statement is effective for fiscal years beginning on or after December 15, 2008. The adoption of ASC 810 did not have a material effect on our consolidated financial statements.

In April 2008, the FASB issued ASC 350-30, Determination of the Useful Life of Intangible Assets ("ASC 350-30"). ASC 350-30 amends the factors that should be considered in developing renewal or extension assumptions used to determine the useful life of a recognized intangible asset under ASC 350, Intangibles – Goodwill and Other .  The intent of ASC 350-30 is to improve the consistency between the useful life of a recognized intangible asset and the period of expected cash flows used to measure the fair value of the asset .   ASC 350-30 is effective for fiscal years beginning after December 15, 2008, and interim periods within those fiscal years.  The adoption of ASC 350-30 did not have a material effect on our consolidated financial statements.

In June 2008, the FASB issued ASC 260-10, Determining Whether Instruments Granted in Share-Based Payment Transactions are Participating Securities (“ASC 260-10”).  ASC 260-10 provides that unvested share-based payment awards that contain nonforfeitable rights to dividends or dividend equivalents (whether paid or unpaid) are participating securities and shall be included in the computation of earnings per share pursuant to the two-class method.  ASC 260-10 is effective for financial statements issued for fiscal years beginning after December 15, 2008, and interim periods within those years.  ASC 260-10 requires that all earnings per share data presented for prior periods be adjusted retrospectively (including interim financial statements, summaries of earnings, and selected financial data) to conform.  The adoption of ASC 260-10 did not have a material effect on our consolidated financial statements in the periods presented.

In April 2009, the FASB issued ASC 825-10-65, Interim Disclosures about Fair Value of Financial Instruments (“ASC 825-10-65”).  ASC 825-10-65 requires disclosure about the fair value of financial instruments not measured on the balance sheet at fair value in interim financial statements as well as in annual financial statements. Prior to ASC 825-10-65, fair values for these assets and liabilities were only disclosed annually. ASC 825-10-65 applies to all financial instruments within the scope of ASC 825 and requires all entities to disclose the method(s) and significant assumptions used to estimate the fair value of financial instruments. ASC 825 is effective for interim periods ending after June 15, 2009. The adoption of ASC 825-10-65 did not have a material effect on our consolidated financial statements.


 
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Item 3.  Quantitative and Qualitative Disclosures About Market Risk

Our exposure to market risk results primarily from fluctuations in interest rates on our borrowings and price increases in diesel fuel. As more fully described in Note 4 to the condensed consolidated financial statements, we use an interest rate swap agreement to modify variable rate obligations to fixed rate obligations for a portion of our debt.  In addition, from time to time we use commodity swap agreements to hedge a portion of our expected diesel fuel usage, or fixed price purchase contracts. There have been no material changes to our exposure to market risks from those disclosed in our Annual Report on Form 10-K for the year ended August 1, 2009.

Item 4. Controls and Procedures

(a)
Evaluation of disclosure controls and procedures.    We carried out an evaluation, under the supervision and with the participation of our Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) of the Securities Exchange Act of 1934, as amended) as of the end of the period covered by this quarterly report on Form 10-Q (the “Evaluation Date”).  Based on this evaluation, our Chief Executive Officer and Chief Financial Officer concluded that, as of the Evaluation Date, our disclosure controls and procedures were effective.

(b)
Changes in internal controls.    There has been no change in our internal control over financial reporting that occurred during the third fiscal quarter of 2010 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.


 
23

 

PART II.  OTHER INFORMATION

Item 1. Legal Proceedings
 
From time to time we are involved in routine litigation that arises in the ordinary course of our business.  In the opinion of management, the outcome of pending litigation is not expected to have a material adverse effect on our results of operations or financial condition.
 
Item 1A. Risk Factors
 
Except as set forth below, there have been no material changes to our risk factors contained in Part I, Item 1A, “Risk Factors,” of our Annual Report on Form 10-K for the fiscal year ended August 1, 2009.
 
We may not be able to successfully consummate the SunOpta Transaction.

Certain conditions to the obligations of SunOpta and us to consummate the SunOpta Transaction must be satisfied before the SunOpta Transaction can be completed, including the receipt of certain required third party consents. While we currently expect that the SunOpta Transaction will be completed in June 2010, we can give no assurance that the transaction will be closed within that period or at all. If the SunOpta Transaction is not completed our business, results of operations and financial condition may be materially and adversely affected, and our stock price may decline because costs incurred by us in connection with the transaction must still be paid or because the current market price of our common stock reflects a market assumption that the transaction will be completed.
 
We may not realize the anticipated benefits from the SunOpta Transaction and our entry into the Canadian market may be less successful than we expect.

We cannot assure you that the SunOpta Transaction or our subsequent growth in the Canadian market will enhance our financial performance. Our ability to achieve the expected benefits of this acquisition will depend on, among other things, our ability to effectively translate our business strategies into a new geographic market, our ability to retain and assimilate the SunOpta employees that will become employees of ours, our ability to retain customers and suppliers, the adequacy of our implementation plans, our ability to maintain our financial and internal controls and systems as we expand into Canada, the ability of our management to oversee and operate effectively the combined operations and our ability to achieve desired operating efficiencies and sales goals. The integration of SunOpta’s business that we are acquiring might also cause us to incur unforeseen costs, which would lower our future earnings and would prevent us from realizing the expected benefits of this acquisition.  Failure to achieve these anticipated benefits could result in a reduction in the price of our common stock as well as in increased costs, decreases in the amount of expected revenues and diversion of management’s time and energy and could materially and adversely impact our business, financial condition and operating results.
 
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

The following table provides information on shares repurchased by the Company:
 
 
 
Period
 
Total Number of
Shares Repurchased
 
 
Average Price
Paid per Share
 
 
Total Number of Shares Repurchased as Part of Publicly Announced Plans or Programs
 
 
Maximum Number (or Approximate Dollar Value) of Shares That may Yet Be Purchased Under the Plans or Programs
 
 
January 31, 2010 – March 6, 2010
 
 
688
 
 
$28.41
 
 
---
 
 
---
 
 
March 7, 2010 – April 3, 2010
 
 
0
 
 
$0
 
 
---
 
 
---
 
 
April 4, 2010 – May 1, 2010
 
 
0
 
 
$0
 
 
---
 
 
---
 
 
Total
 
 
    688 (1)
 
$28.41
 
 
---
 
 
---
 

(1) All shares repurchased during the three months ended May 1, 2010 related to shares withheld and retired to satisfy the tax withholding obligations upon vesting of previously awarded restricted stock awards.

 
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Item 3. Defaults Upon Senior Securities

None.

Item 4. Submission of Matters to a Vote of Security Holders (Removed and Reserved)

None.

Item 5. Other Information

None.

 
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Item 6.  Exhibits

Exhibits

Exhibit  No.
Description
10.15*
Lease between Valley Centre I, L.L.C. and the Registrant, dated August 3, 1998.
10.17*
Lease between Metropolitan Life Insurance Company and the Registrant, dated July 31, 2001.
10.49*
Lease between FR York Property Holding, LP, and the Registrant, dated March 14, 2008.
10.53*
Lease between ALCO Cityside Federal LLC, and the Registrant, dated October 14, 2008
10.58*
Amendment to Lease between Principal Life Insurance Company, and the Registrant, dated April 23, 2008.
10.59*
Sixth Amendment to Amended and Restated Loan and Security Agreement dated February 25, 2009.
10.60*
Ninth Amendment to Term Loan Agreement with Bank of America, N.A. as successor Fleet Capital Corporation, dated February 25, 2009.
10.64*
Amendment to Lease between ALCO Cityside Federal LLC, and the Registrant, dated May 12, 2009.
31.1
Certification Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 – CEO
31.2
Certification Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 – CFO
32.1
Certification Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 – CEO
32.2
Certification Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 – CFO

* These agreements are being re-filed with the SEC solely to include exhibits, schedules and attachments that were omitted from the agreements that were originally filed as exhibits to the Company’s periodic reports.

*                 *                 *

We would be pleased to furnish a copy of this Form 10-Q to any stockholder who requests it by writing to:

United Natural Foods, Inc.
Investor Relations
313 Iron Horse Way
Providence, RI  02908
 
 

 
26

 

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.


UNITED NATURAL FOODS, INC.



/s/ Mark E. Shamber        
Mark E. Shamber
Chief Financial Officer
(Principal Financial and Accounting Officer)


Dated:  June 10, 2010


 
27

 

Exhibit 10.15

LEASE AGREEMENT

Basic Lease Information

Lease Date:
August 3, 1998
   
Lessor:
Valley Centre I, L.L.C.
   
Lessor's Address:
1109 First Avenue, Suite 500
 
 Seattle, WA 98104
   
Lessee:
 United Natural Foods, Inc.,
 
a Delaware corporation
   
Lessee's Address:
12745 Earhart Avenue
 
Auburn, CA 95602
   
Park:
Valley Centre Corporate Park
   
Lot:
The tax parcel on which the Building is
 
located (Exhibit A), which is legally
 
described in Exhibit A-1.
   
Building:
The approximate 320,710 square foot building
 
to be constructed on the Lot by Lessor in
 
which the Premises will be located.
   
Premises:
Approximately 204,804 square feet as outlined
 
in red on Exhibit A.
   
Premises Address:
To Be Determined
 
Auburn, Washington
   
Term:
 ten (10) years commencing on. the
 
 Commencement Date defined in Section 2,
 
subject to extension as provided in Section
 
30.
   
Early Occupancy Date:
Twelve (12) weeks prior to the anticipated
 
completion of Lessor's Work defined in
 
Section 2.

Base Rent Schedule:
Month 1:
$ 0
 
Month 2 through 36:
$ 62,762
 
Month 37-60:
$ 65,931
 
Month 61-96;
$ 69,577
 
Months 97-120
$ 74,955

 
(i)

 
Lessee's Share of Operating Expenses:
58.58%
   
Lessee's Share of Tax Expense:
58.58%
   
Lessee's Share of  Common Utility Expenses:
58.58%
   
 
Permitted
Uses: Any lawful purpose including general
 
office, receiving, storing, shipping,
 
assembly, light manufacturing, and selling
 
products, materials and merchandise made
 
and/or distributed by Lessee.
   
Insurance Amount:
Bodily injury limit of not less than
 
$1,000,000.00 per occurrence. Property damage
 
limit of not less than $1,000,000.00 per
 
occurrence.
   
Parking Spaces:
Lessee's pro rata share of the common area
 
parking at the Premises which shall include
 
not fewer than 120 spaces.
   
Exhibits:
Exhibit A - Premises
 
Exhibit B - Work Letter
 
Exhibit C - Exclusion From Operating Expenses
 
Exhibit D - Rules and Regulations


 
(ii)

 

LEASE AGREEMENT

This Lease is made and entered into as of the Lease Date included in the Basic Lease Information as set forth on pages (i) and (ii). The Basic Lease Information is incorporated by reference herein, and the Basic Lease Information and this Lease are and shall be construed as a single instrument.

1. Premises: Lessor hereby leases to Lessee upon the terms and conditions contained herein the Premises, together with (a) any and all easements, appurtenances, rights, privileges and benefits now or hereafter belonging thereto or commonly enjoyed therewith and (b) the right to use in common with Lessor and other lessees of the Park, the Common Areas (defined below).

2. Commencement Date: The Term and the obligation to pay Rent shall commence on the date (the "Commencement Date") which is the earlier of (a) the date of Substantial Completion (as defined in Section 4.E) of Lessor's Work (defined below) or (b) the date on which Lessee commences business in the ordinary course in the Premises, and terminate on the date (the "Expiration Date") which is ten (10) years after the Commencement Date or, if the Commencement Date is not the first day of a month, on the tenth anniversary of the last day of the month in which the Commencement Date occurs. Lessor shall permit Lessee to occupy the Premises on the Early Occupancy Date at Lessee's risk in order to perform Lessee's Work (defined in the Work Letter) attached hereto as Exhibit B and incorporated by reference herein) and, to the extent


 
 

 

permitted under applicable laws, to deliver inventory to the Premises. Occupancy by Lessee prior to the Commencement Date shall be subject to the terms of this Lease, except Sections 3, 5, 7 and 10. References to the "Term of this Lease" shall mean the original term as provided in this Section 2 and any Additional Term (defined below) pursuant to Section 30.

3. Rent: Beginning on the Commencement Date, Lessee shall pay to Lessor, without prior notice or demand, the Base Rent shown in the Basic Lease Information, payable in advance at Lessor's address shown in the Basic Lease Information on the first day of each month throughout the term of the Lease. The term "Rent" as used in this Lease shall mean the Base Rent and Lessee's share of Operating Expenses and Tax Expenses and Utilities as specified in Sections 5.A, 5.B, and 6 of this Lease.

4. Construction:

A. Lessor's Work. Lessor, at its cost and expense, shall be responsible for the construction of the Building and Common Areas and other improvements (collectively, "Lessor's Work") as provided in the Work Letter.

B. Lessee's Work. Lessee, at its cost and expense shall be responsible for the construction of Lessee's Work as defined in the Work Letter.

C. Redecoration Allowance. On the fifth anniversary of the Commencement Date and on the first day of each Additional Term if this Lease remains in effect, Lessor shall pay Lessee $40,000 to defray Lessee's costs of redecorating and refurbishing the Premises.


 
2

 

D. Completion of Construction. Lessor shall promptly commence and diligently proceed to complete Lessor's Work on or before March 1, 1999 (the "Anticipated Completion Date"). If Substantial Completion has not occurred on or before April 30, 1999, Lessee shall have the right at any time thereafter to terminate this Lease upon not less than thirty (30) days prior written notice to Lessor, as Lessee's sole and exclusive remedy for Lessor's failure to substantially complete Lessor's Work by such date, unless during such period, Substantial Completion shall have occurred. In addition, if Substantial Completion has not occurred on or before April 30, 1999, and (a) if Lessee is required to reimburse or pay to a Sublessee Holdover Rent (as defined in each Sublease), Lessor shall reimburse Lessee for all such amounts and (b) if a Sublease (defined below) is terminated by a Sublessee or Lessee, Lessor shall pay to Lessee all amounts which would have been paid to Lessee under the applicable Sublease. All amounts payable to Lessee pursuant to this Section 4.E shall be paid within ten (10) days of written request accompanied by reasonable evidence of the amounts payable.

E. Substantial Completion. For purposes of this Lease, the term "Substantial Completion" means completion of Lessor's Work in accordance with the Work Letter as certified by (i) the architect for the Building, except so-called "punch list" items not exceeding $37,500, in the aggregate, the failure of which to complete does


 
3

 

not interfere with Lessee's use of the Premises and Common Areas, and (ii) the delivery of a certificate of occupancy by appropriate public officials having jurisdiction confirming Lessee's right to occupy and use the Premises and Common Areas in accordance with applicable laws, or if such certificate is not available by reason of uncompleted Lessee's Work, other written evidence that such certificate will be issued upon completion of Lessee's Work in accordance with applicable laws.

F. Common Areas. For purposes of this Lease, the term "Common Areas" shall mean and include, but not be limited to, any and all parking areas, roads, streets, drives, passageways, sidewalks, landscaped areas, ramps, walkways, entrances and exits, curb-cuts, lighting equipment, surface drainage facilities, traffic control signs, fences, retaining walls, and other common areas and improvements from time to time located on the Lot or in the Park. Without Lessee's prior written consent, Lessor or its lessees shall not construct any building, structure or improvement in those portions of the Lot and Park designated as "NO BUILD AREA" on Exhibit A.

5. Expenses:

A. Operating Expenses. In addition to the Rent set forth in Section 3, Lessee shall pay its share, which is defined in the Basic Lease Information, of all Operating Expenses. "Operating Expenses" are defined as the all reasonable amounts reasonably incurred and paid by Lessor in connection with the ownership, maintenance, repair and operation of the Premises, the Building and the Park, and where applicable, of the Lot, except Operating Expenses shall not include any of the amounts described in Exhibit C.


 
4

 

Operating Expenses may include, but are not limited to:

(a) Lessor's cost of non-structural repairs to and maintenance of the roof and exterior walls of the Building, including patching of the roof and roof membrane;

(b) Lessor's cost of maintaining the outside paved area, landscaping and other common areas of the Park;

(c) Lessor's annual cost of all risk and other insurance including earthquake endorsements for the Building and the Park and rental loss insurance;

(d) Lessor's cost of modifications to the Building occasioned by any rules, laws or regulations effective subsequent to the Commencement Date;

(e) Lessor's cost of modifications to the Building occasioned by any rules, laws or regulations arising from Lessee's use of the Premises regardless of when such rules, laws or regulations became effective, excluding such costs relating to Lessor's Work on account of rules, laws and regulations in effect as of the time such work is performed;

(f) Lessor's cost of preventative maintenance contracts including, but not limited to, contracts for elevator systems and heating, ventilation and air conditioning systems, with bi-monthly service;


 
5

 
 
(g) Lessor's cost of security and fire protection services for the Park, if in Lessor's sole discretion such services are provided; and

(h) Reasonable management fees and expenses and reasonable accounting fees and expenses.

B. Tax Expenses. In addition to the Rent set forth in Section 3, Lessee shall pay its share, which is defined in the Basic Lease Information, of all real property taxes applicable to the land and improvements included within the Park. The term "Tax Expense" means and includes any form of tax, assessment, general assessment, special assessment, lien, levy, bond obligation, license fee, license tax, tax or excise on rent, or any other levy, charge or expense, together with any statutory interest thereon, (individually and collectively, the "Impositions"), now or hereafter imposed or required by any authority having the direct or indirect power to tax, including any federal, state, county or city government or any school, agricultural, lighting, drainage or other improvement or special assessment district thereof, (individually and collectively, the "Governmental Agencies") on any interest of Lessor or Lessee or both (including any legal or equitable interest of Lessor or its mortgagee, if any) in the Premises or the Building or the Park, including without limitation:

(a) any Impositions upon, allocable to or measured by the area of the Premises or the Building or the Park, or the rental payable hereunder, including without limitation, any gross income tax or excise tax levied by any Governmental Agencies with respect to the receipt of such rental (except any business and occupation taxes imposed on Lessor's gross income);


 
6

 
 
(b) any Impositions upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair or use or occupancy by Lessee of the Premises or any portion thereof;
 
(c) any Impositions upon or with respect to the building equipment and personal property used in connection with the operation and maintenance of the Building or the Park or upon or with respect to the furniture, fixtures and decorations in the common areas of the Building or the Park;
 
(d) any Impositions upon this Lease or this transaction or any document to which Lessee is a party creating or transferring an interest or an estate in the Premises;
 
(e) any Impositions by Governmental Agencies (whether or not such impositions constitute tax receipts) in substitution, partially or totally, of any impositions now or previously included within the definition of real property taxes, including those calculated to increase tax increments to Governmental Agencies and to pay for such services as fire protection, water drainage, street, sidewalk and road maintenance, refuse removal or other governmental services formerly provided without charge to property owners or occupants; or
 
(f) any and all reasonable costs, including without limitation, the fees of attorneys, tax consultants and experts, reasonably incurred by Lessor in negotiating or contesting the


 
7

 

amount of such real property taxes in formal or informal proceedings before the Governmental Agency imposing such real property taxes; provided, however, that Impositions shall in no event include (i) Lessor's general income, inheritance, estate, gift, franchise or transfer taxes, (ii) Impositions separately assessed and directly attributable to particular improvements for the benefit of, or owned by, other lessees of the Park or (iii) penalties, interest or late charges on account of Lessor's failure to pay any of the Impositions, except to the extent caused by Lessee's failure to pay its share of Impositions as provided in this Section 7.B.

C. Payment of Expenses. Lessor shall estimate the Operating Expenses and Tax Expense for the calendar year in which the Lease commences. Commencing on the Commencement Date, one-twelfth (1/12th) of this estimate shall be paid by Lessee to Lessor on the first day of each month of the remaining months of the calendar year. Thereafter, Lessor may estimate such expenses as of the beginning of each calendar year and require Lessee to pay one-twelfth (1/12th) of such estimated amount as additional Rent hereunder on the first day of each month. Not later than March 31 of the following calendar year, or as soon thereafter as reasonably possible, including the year following the year in which this Lease terminates, Lessor shall furnish Lessee with a true and correct accounting of actual Operating Expenses and Tax Expense, and within thirty (30) days of Lessor's delivery of such accounting, Lessee shall pay to Lessor, the amount of any underpayment.


 
8

 

Notwithstanding the foregoing, failure by Lessor to give such accounting by such date shall not constitute a waiver of Lessor of its right to collect Lessee's share of any underpayment. Lessor shall credit the amount of any overpayment by Lessee toward the next estimated monthly installment(s) falling due, or where the term of the Lease has expired, refund the amount of overpayment to Lessee.

D. Limitation. Notwithstanding the foregoing, in no event shall the aggregate amount of Lessee's share of Operating Expenses and Tax Expense during the first thirty-six (36) months of the Term exceed $405,803.52.

6. Utilities: Lessee shall pay the cost of all water, sewer use and connection fees, gas, heat, electricity, telephone and other utilities billed or metered separately to Lessee, except the cost of constructing utility lines and installing utility meters included in Lessor's Work. For utility fees or use charges that are not billed separately to Lessee, Lessee shall pay the amount which Lessor reasonably determines by survey, separate meter or similar means is attributable to Lessee's use of the Premises. In addition, Lessee shall within fifteen (15) days after receiving a bill from Lessor pay Lessor its share, which is described on page 1, of any common area utility costs.

7. Late Charges: Lessee acknowledges that late payment by Lessee to Lessor of Rent, Lessee's share of Operating Expenses, Tax Expenses, utility costs or other sums due hereunder, will cause Lessor to incur costs not contemplated by this Lease and the exact


 
9

 

amount of such costs are extremely difficult and impracticable to fix. Such costs, include without limitation, processing and accounting charges, and late charges that may be imposed on Lessor by the terms of any note secured by any encumbrance against the Premises. Therefore, in the event any installment of Rent or other sum remains unpaid for more than five (5) days from the date due, upon Lessor's written request made within thirty (30) days of the date payment was due, Lessee shall pay Lessor, a late charge of five percent (5%) of the overdue amount; provided, however, that Lessor shall give one (1) written notice during each year before assessing such late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Lessor will incur by reason of late payment by Lessee. Acceptance of any late charge without concurrent or prior payment of the overdue amount shall not constitute a waiver of Lessee's default with respect to the overdue amount, nor prevent Lessor from exercising any of the other rights and remedies available to Lessor.

8. Use of Premises: The Premises are to be used for the uses stated in the Basic Lease Information and for no other purposes without Lessor's prior written consent. Lessee shall not do or permit anything to be done in or about the Premises nor keep or bring anything therein which will increase the existing rate of or affect any policy of fire or other insurance upon the Building or any of its contents, or cause a cancellation of any insurance policy. Lessee shall not do or permit anything to be done in or


 
10

 

about the Premises which will unreasonably obstruct or interfere with the rights of other tenants or occupants of the Building or other buildings in the Park or injure or unreasonably annoy other tenants or use or allow the Premises to be used for any improper, immoral, unlawful or objectionable purpose, nor shall Lessee cause, maintain or permit any nuisance in, on or about the Premises. Lessee shall not damage or deface or otherwise commit or suffer to be committed any waste in or upon the Premises. Lessee shall honor the terms of all covenants, conditions and restrictions relating to the Park listed in Exhibit D hereto. Lessee shall honor the rules and regulations attached to and made a part of this Lease and any other reasonable regulations of the Lessor related to parking and the operation of the Building. All such rules and regulations shall be uniformly applied and enforced.

9. Alterations and Additions: Lessee shall not install any signs, fixtures or improvements to the Premises (collectively, "Alterations") without the prior written consent of Lessor, which consent shall not be unreasonably withheld, delayed or conditioned; provided, however, that Lessee shall make no structural alterations and shall make no roof penetrations without Lessor's consent in Lessor's sole discretion except as provided below. Lessor acknowledges that Lessee may wish to expand freezer and cooler areas and equipment. Lessor agrees that it will not unreasonably withhold its consent to such expansion provided the structural integrity of the Building is maintained and the work is of a


 
11

 

quality consistent with Lessee's Work. Lessor expressly consents to Lessee's Work. Lessee shall keep the Premises and the property on which the Premises are situated free from any liens arising out of any work performed, materials furnished or obligations incurred by or on behalf of Lessee. Prior to the commencement of Alterations involving a cost of more than Two Hundred Thousand Dollars ($200,000), Lessor may require Lessee to post a completion bond for up to 125% of the cost of the work. Lessee shall have the right to contest the correctness or validity of any such lien if,within thirty (30) days of demand by Lessor, it procures and records a lien release bond issued by a responsible corporate surety in an amount sufficient to satisfy statutory requirements therefor in the State of Washington. Lessee shall promptly pay or cause to be paid all sums awarded to the claimant on its suit, and, in any event, before any execution is issued with respect to any judgment obtained by the claimant in its suit or before such judgment becomes a lien on the Premises, whichever is earlier. Upon termination of this Lease, Lessee shall remove all signs, fixtures, furniture and furnishings and if requested by Lessor, remove any improvements made by Lessee (including freezers and coolers included in Lessee's Work) and repair any damage caused by the installation or removal of such signs, fixtures, furniture, furnishings and improvements and leave Premises in as good condition as they were at the time of the commencement of this Lease, excepting for reasonable wear and tear and damage by fire or casualty. Notwithstanding the foregoing, Lessee may, without


 
12

 

Lessor's consent, install and replace its trade fixtures and equipment and make interior, non-structural alterations to the Premises.

10. Repairs and Maintenance: Lessee shall, at Lessee's sole cost and expense, maintain the Premises in the condition delivered, reasonable wear and tear and damage by fire or other casualty excepted, and in clean and safe condition. Lessee shall keep the sidewalks, loading areas, driveways and other areas immediately adjacent to the Premises free from rubbish and other debris. Lessee, at its sole cost and expense, shall repair to its prior condition any damage to the Premises caused by Lessee or its employees, agents, invitees, licensees or contractors. Without limiting the generality of the foregoing, Lessee shall be solely responsible for maintaining and repairing all plumbing, lighting, electrical wiring and equipment within the Premises and interior walls. Lessee shall repair and maintain the heating, ventilation and air conditioning ("HVAC") systems for the Premises pursuant to a maintenance contract with a recognized HVAC contractor.

Except for repairs rendered necessary by the negligence of Lessee, its agents, employees and contractors, Lessor shall maintain, repair and replace, if necessary, in good condition, reasonable wear and tear excepted, the roof, foundations and exterior walls of the Building (exclusive of glass and exterior doors within the Premises), utility and sewer pipes outside the Premises and all parking areas, sidewalks, driveways and other Common Areas and to keep the Common Areas in a neat, clean, safe,


 
13

 

good and orderly condition. Lessor shall be responsible for the removal of all snow and ice from the Common Areas. Except as otherwise provided in Section 5.A, costs incurred by Lessor pursuant to this Section 10 shall be Operating Expenses.

Except for normal maintenance and repair of the items outlined above, Lessee shall have no right of access to or install any device on the roof of the Building nor make any penetrations of the roof of the Building without the express prior written consent of Lessor, except as set forth in the last paragraph of Section 9. 11. Insurance: A. Lessee shall at all times during the term of this Lease, and at its sole cost and expense, maintain workers compensation insurance and comprehensive general liability insurance against liability for bodily injury and property damage by reason of the use and occupancy of the Premises by Lessee, its Authorized Representative (defined below) and its invitees, with liability limits as set forth in the Basic Lease Information with such insurance naming Lessor and any mortgagee of Lessor as an additional insured and including such endorsements as may be reasonably required by Lessor. In no event shall the limits of said policy or policies be considered as limiting the liability of Lessee under this Lease.

All insurance required to be carried by Lessee under this Lease shall: (i) be issued by insurance companies authorized to do business in the State of Washington with a rating of A/VI or better as rated in the most recent edition of Best's Insurance Reports; (ii) be issued as a primary policy, and (iii) contain an


 
14

 

endorsement requiring thirty (30) days' prior written notice from the insurance company to both parties, and, if requested by Lessor, to Lessor's lender, before cancellation or change in the coverage, scope, or amount of any policy. Each policy or a certificate of the policy, together with evidence of payment of premiums, shall be deposited with Lessor on or before the Commencement Date, and on renewal of the policy not less than ten (10) days before the expiration of the term of the policy.

B. Lessor shall at all times during the term of the Lease maintain comprehensive general liability insurance on the Park (including the Building) against liability for bodily injury and property damage with liability limits as set forth in the Basic Lease Information. Lessor shall also maintain with respect to the Park (including the Building) fire insurance with "all risk" endorsements, including flood and earthquake, in an amount not less than the full replacement cost thereof. All such insurance shall be issued by companies and otherwise meet the standards set forth in the second paragraph of Section 11A.

12. Indemnity and Limitation of Liability:

A. Generally. Lessee agrees to save and hold Lessor harmless and indemnify Lessor from and against all liabilities, charges and expenses (including reasonable attorneys' fees, costs of court and expenses necessary in the prosecution or defense of any litigation) by reason of injury to person or property (a) occurring in, on or about the Premises resulting from the acts or omissions of Lessee, its Authorized Representatives, its customers or invitees and (b)



 
15

 

occurring in, on or about the Building or the Park resulting from the acts or omissions of Lessee or its Authorized Representatives. Lessor agrees to save and hold Lessee harmless and indemnify Lessee from and against all liabilities, charges and expenses (including reasonable attorneys' fees, costs of court and expenses necessary in the prosecution or defense of any litigation) by reason of injury to person or property occurring in, on or about the Premises or the Building or the Park resulting from the acts or omissions of Lessor or its Authorized Representatives. A party's obligation under this Section to indemnify and hold the other party harmless shall be limited to the sum that exceeds the amount of insurance proceeds, if any, received by the party being indemnified.

B. Concurrent Negligence of Lessor and Lessee. Notwithstanding Section 12.A above, in the event of concurrent negligence of Lessee, or its Authorized Representatives, on the one hand, and that of Lessor, or its Authorized Representatives, on the other hand, which concurrent negligence results in damage to any persons or property occurring in, on or about the Premises or the Building or the Park, either party's obligation to indemnify the other party as set forth in Section 12.A shall be limited to the extent of the negligence of the indemnifying party, or its authorized representatives, including the indemnifying party's proportional share of costs and attorneys' fees incurred in connection with any claims, actions or proceedings brought with respect to such damage.


 
16

 

C. Waiver of Worker's Compensation Immunity. The indemnification obligations contained in this Section shall not be limited by any worker's compensation, benefit or disability laws, and each indemnifying party hereby waives (solely for the benefit of the indemnified party) any immunity that said indemnifying party may have under the Industrial Insurance Act, Title 51 RCW and similar worker's compensation, benefit or disability laws.

D. Provisions Specifically Negotiated. LESSOR AND LESSEE ACKNOWLEDGE BY THEIR EXECUTION OF THIS LEASE THAT EACH OF THE INDEMNIFICATION PROVISIONS OF THIS LEASE (SPECIFICALLY INCLUDING BUT NOT LIMITED THOSE RELATING TO WORKER'S COMPENSATION BENEFITS AND LAWS) WAS SPECIFICALLY NEGOTIATED AND AGREED TO BY LESSOR AND LESSEE.

E. Exemption of Lessor from Liability. Except as provided in Section 4.D, and except for damage resulting from the negligence of Lessor or its Authorized Representatives or as a result of any misrepresentation, breach of warranty or failure to perform its obligations hereunder, Lessor shall not be liable to Lessee for any damage to Lessee or Lessee's property, for any injury to or loss of Lessee's business or for any damage or injury to any person from any cause.

F. Definitions. The term "Authorized Representatives" means any shareholder, director, officer, partner, agent, employee or independent contractor of either party.

13. Assignment and Subleasing:


 
17

 

A. Lessee shall not assign or transfer this Lease or sublet more than thirty percent (30%) of the Premises except to a Permitted Transferee (defined below) without the written consent of Lessor, which shall not be unreasonably withheld. If Lessee seeks to sublet or assign all or any portion of the Premises for which Lessor's consent is required, Lessee shall give written notice (the "Transfer Notice") together with a copy of the proposed sublease or assignment agreement and all agreements collateral thereto, to Lessor at least thirty (30) days prior to the commencement of the sublease or assignment. If Lessor has not given Lessee written notice of its objection to the proposed assignment or sublease within fifteen (15) days of receipt of the Transfer Notice, Lessor shall be deemed to have consented thereto. Each permitted assignee or sublessee shall assume and be deemed to assume this Lease and shall be and remain liable jointly and severally with Lessee for payment of Rent and for the due performance of, and compliance with all the terms, covenants, conditions and agreements herein contained on Lessee's part to be performed or complied with, for the term of this Lease. In the event of any sublease or assignment of all or any portion of the Premises for which Lessor's consent is required where the Rent reserved in the sublease or assignment exceeds the sum of (a) the Rent or pro rata portion of the Rent, as the case may be, for such space reserved in the Lease and (b) amounts payable by Lessee under the Current Lease not reimbursed by a Sublessee, Lessee shall pay the Lessor monthly, as additional Rent, at the same time as the monthly installments of Rent


 
18

 

hereunder, one-half (1/2) of the excess of the Rent reserved in the sublease over the Rent reserved in this Lease applicable to the sublease space.

B. For purposes of this Lease, the term "Permitted Transferee" means a corporation or other business entity which controls, is controlled by, or is under common control with, Lessee, and the term "control" means the ownership of a majority of the outstanding voting stock or similar equity interest of such corporation or other entity.

14. Subrogation: Subject to the approval of their respective insurers, Lessor and Lessee hereby mutually waive their respective rights of recovery against each other from any insured loss. Each party shall obtain any special endorsements, if required by their insurer, to evidence compliance with the aforementioned waiver.

15. Ad Valorem Taxes: Lessee shall pay before delinquent all taxes assessed against the personal property of the Lessee and all taxes attributable to any leasehold improvements made by Lessee.

16. Subordination; Landlord's Waiver:

A. This Lease is and shall be prior to any mortgage or deed of trust (a "Mortgage") recorded after the date of this Lease affecting the Premises, the Building, the Park or the Lot. If, however, a lender requires that this Lease be subordinate to any Mortgage, this Lease shall be subordinate to that Mortgage if Lessor first obtains from the lender a written agreement reasonably acceptable to Lessee that provides substantially the following:


 
19

 

"As long as Lessee performs its obligations under this Lease, no foreclosure of, deed given in lieu of foreclosure of or sale under the mortgage, and no steps or procedures taken under the mortgage, shall affect Lessee's rights under this Lease."

Lessee shall attorn to any purchaser at any foreclosure sale, or to any grantee or transferee designated in any deed given in lieu of foreclosure. Lessee shall execute the written agreement and any other documents reasonably
required by the lender to accomplish the purposes of this Section.

B. Lessor agrees to pay and perform as and when due each of its obligations under each Mortgage.

C. Lessor agrees to execute and deliver from time to time such documents and instruments reasonably requested by Lessee's lenders waiving any security interest of Lessor in any of Lessee's property, permitting such lender to enter the Premises to enforce its rights against Lessee and including other customary provisions; provided such agreement (i) requires lender to repair any damage to the Premises caused in connection therewith and to pay Rent during any period of occupancy and (ii) does not permit such lender to occupy the Premises for more than sixty (60) days.

17. Right of Entry: Lessee grants Lessor or its agents the right to enter the Premises at all reasonable times after twenty-four (24) hours notice for purposes of inspection, exhibition, repair and alteration. Lessor shall at all times have and retain a key with which to unlock all the doors in, upon and about the Premises, excluding Lessee's vaults and safes, and Lessor shall have the right to use any and all reasonable means Lessor deems necessary to


 
20

 

enter the Premises in an emergency. Lessor shall also have the right to place "for rent" and/or "for sale" signs on the outside of the Premises during the last six (6) months of the term of this Lease. Lessee hereby waives any claim from damages or for any injury or inconvenience to or interference with Lessee's business, or any other loss occasioned thereby except for any claim for any of the foregoing arising out of the negligent acts or omissions of Lessor or its authorized representatives.

18. Estoppel Certificate: Upon the reasonable request of either party, at any time or from time to time, Lessor and Lessee agree to execute, acknowledge and deliver to the other, within twenty (20) days after request, a written instrument, duly executed and acknowledged, (a) certifying that this Lease has not been modified and is in full force and effect or, if there has been a modification of this Lease, that this Lease is in full force and effect as modified, stating such modifications, (b) specifying the dates to which the Rent and other amounts have been paid, (c) stating whether or not, to the knowledge of the party executing such instrument, the other party hereto is in default and, if such party is in default, stating the nature of such default and (d) stating whether or not, to the knowledge of the party executing such instrument, there are then existing any set-offs or defenses against the enforcement of any of the obligations hereunder upon the part of Lessor or Lessee, as the case may be, to be performed or complied with and, if so, specifying the same. Any such
 
 
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statement may be conclusively relied upon by any prospective purchaser or encumbrance of the Premises. Lessee's failure to deliver such statement within such time shall be conclusive upon the Lessee that (x) this Lease is in full force and effect, without modification except as may be represented by Lessor; (y) there are no uncured defaults in the Lessor's performance, and (z) not more than one month's rent has been paid in advance.

19. Lessee's Default: The occurrence of any one or more of the following events shall constitute a default and breach of this Lease by Lessee:

(a) The vacation or abandonment of the Premises by the Lessee.

(b) The failure by Lessee to make any payment of Rent or any other payment required hereunder after receiving ten (10) days written notice that Lessee has failed to make such payment by the date said payment is due.

(c) The failure of Lessee to observe, perform or comply with any of the conditions or provisions of this Lease for a period of thirty (30) days after written notice, or such additional time as may be reasonably required to remedy the same by appropriate action promptly commenced and diligently continued.

(d) Lessee becoming the subject of any bankruptcy (including reorganization or arrangement proceedings pursuant to any bankruptcy act) or insolvency proceeding whether voluntary or involuntary.


 
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(e) The use or storage by Lessee of Hazardous Materials on the Premises other than as permitted by the provisions of Section 27 of this Lease for a period of thirty (30) days after written notice or such additional time as may be reasonably necessary to remedy the same by appropriate action promptly commenced and diligently continued.

20. Remedies for Lessee's Default: In the event of Lessee's default or breach of the Lease, Lessor may terminate Lessee's right to possession of the Premises by any lawful means in which case this Lease shall terminate and Lessee shall immediately surrender possession of the Premises to Lessor. In addition, the Lessor shall have the immediate right of re-entry, and if this right of re-entry is exercised following abandonment of the Premises by Lessee, Lessor may consider any personal property belonging to Lessee and left on the Premises to also have been abandoned.

If Lessee breaches this Lease and abandons the property before the end of the term, or if Lessee's right to possession is terminated by Lessor because of a breach of the Lease, then in either such case, Lessor shall be entitled to recover from Lessee all damages incurred by Lessor by reason of Lessee's default including without limitation thereto, the following: (i) the worth at the time of award of any unpaid Rent which had been earned at the time of such termination; plus (ii) the worth at the time of award of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount


 
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of such rental loss that Lessee proves could have been reasonably avoided; plus (iii) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such rental loss that is proved could be reasonably avoided; plus (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by Lessee's failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including without limitation, any reasonable costs or expenses incurred by Lessor in (A) retaking possession of the Premises, including reasonable attorney fees therefor, (B) maintaining or preserving the Premises after such default, (C) preparing the Premises for reletting to a new Lessee, including repairs or necessary alterations to the Premises for such reletting, (D) leasing commissions, and (E) any other costs reasonably necessary or appropriate to relet the Premises; plus (v) at Lessor's election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable state law. Upon any such re-entry Lessor shall have the right to make any reasonable repairs, alterations or modifications to the Premises, which Lessor in its reasonable discretion deems necessary. As used in Subsection 20(i) the "worth at the time of award" is computed by allowing interest at the rate of twelve percent (12%) per year from the date of default. As used in Subsections 20(ii) and 20(iii) the "worth at the time of award" is computed by discounting such amounts at the discount rate of twelve percent (12%) per year.


 
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The foregoing remedies are not exclusive; they are cumulative in addition to any remedies now or later allowed by law or to any equitable remedies Lessor may have, and to any remedies Lessor may have under bankruptcy laws or laws affecting creditor's rights generally.

The waiver by Lessor of any breach of any term of this Lease shall not be deemed a waiver of such term or of any subsequent breach thereof.

21. Holding Over: If Lessee holds possession of the Premises after the Term of this Lease with Lessor's consent, Lessee shall become a tenant from month to month upon the terms specified at a monthly Rent of one hundred twenty-five percent (125%) of the Rent due on the last month of the Lease Term, payable in advance on or before the first day of each month. All options, if any, granted under the terms of this Lease shall be deemed terminated and be of no effect during said month to month tenancy. Lessee shall continue in possession until such tenancy shall be terminated by either Lessor or Lessee giving written notice of termination to the other party at least thirty (30) days prior to the effective date of termination.

22. Lessor's Default: Lessee agrees to give any holder of a deed of trust encumbering the Premises and of which Lessee has actual notice ("Trust Deed Holders"), by certified mail, a copy of any notice of default served upon the Lessor by Lessee, provided that


 
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prior to such notice Lessee has been notified in writing (by way of actual delivery of Notice of Assignment of Rents and Leases, or otherwise) of the address of such Trust Deed Holder. Lessee further agrees that if Lessor shall have failed to cure such default within the time, if any, provided for in this Lease, then the Trust Deed Holders shall have an additional thirty (30) days within which to cure such default or, if such default cannot be cured within that time, then such additional time as may be necessary, if the Trust Deed Holder has commenced and is diligently pursuing the remedies necessary to cure such default (including but not limited to commencement of foreclosure proceedings, if necessary to effect such cure), in which event this Lease shall not be terminated while such remedies are being so diligently pursued. The failure by Lessee to give any notice to a Trust Deed Holder pursuant to this Section 22 shall not in any way release or limit Lessor's obligations to Lessee.

23. Sale of Premises: In the event of a sale of the Building and Lot (including the Common Areas) and the assumption in writing by the purchaser of all obligations of Lessor hereunder arising after such sale, Lessor shall have no liability to Lessee on account of obligations of Lessor arising after such sale. The foregoing shall not release Lessor of any obligations on account of acts or events occurring prior to such sale.

24. Waiver: No delay or omission in the exercise of any right or remedy of Lessor on any default by Lessee shall impair such a right of remedy or be construed as a waiver. The subsequent acceptance


 
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of Rent by Lessor after breach by Lessee of any covenant or term of this Lease shall not be deemed a waiver of such breach, other than a waiver of timely payment for the particular Rent payment involved, and shall not prevent Lessor from maintaining an unlawful detainer or other action based on such breach. No payment by Lessee or receipt by Lessor of a lesser amount than the monthly Rent and other sums due hereunder shall be deemed to be other than on account of the earliest Rent or other sums due, nor shall any endorsement or statement on any check or accompanying any check or payment be deemed an accord and satisfaction; and Lessor may accept such check or payment without prejudice to Lessor's right to recover the balance of such Rent or other sum or pursue any other remedy provided in this Lease.

25. Casualty Damage: If the Premises or any part thereof shall be damaged by fire or other casualty (a "Casualty"), Lessee shall give prompt written notice thereof to Lessor. In case of Substantial Damage (described below), each of Lessor and Lessee may, at its option, terminate this Lease as of the date of such damage by notifying the other in writing of such termination within thirty (30) days after the date of such damage. If this Lease is not terminated by Lessor or Lessee, Lessor shall promptly commence to repair and restore the Building and shall proceed with reasonable diligence to restore the Building and the Premises within two hundred ten (210) days from the date of the Casualty (except that Lessor shall not be responsible for delays outside its control) to


 
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substantially the same condition in which it was immediately prior to the happening of the casualty, except that Lessor shall not be required to rebuild, repair or replace any part of Lessee's furniture, furnishings or fixtures and equipment removable by Lessee or, except to the extent of insurance proceeds available therefor, any improvements installed by Lessee under the provisions of this Lease. Lessor shall not be liable for any inconvenience or annoyance to Lessee, injury to the business of Lessee, loss of use of any part of the Premises by the Lessee or loss of Lessee's personal property resulting in any way from such damage or the repair thereof. If this Lease is not terminated as provided above, there shall be an appropriate abatement of Rent and other amounts payable hereunder from the date of such damage until restoration thereof, according to the extent to which Lessee is unable to use the Premises and Common Areas in the ordinary course of its business. For purposes of this Lease, "Substantial Damage" means damage or destruction to (a) the Building or the Premises which, in the reasonable opinion of Lessor's independent architect or engineer, cannot be repaired both (i) within two hundred ten (210) days from the date of the Casualty and (ii) more than ninety (90) days prior to the expiration of the term of this Lease, including any Additional Term the option for which shall have been exercised or (b) the Common Areas which, in the reasonable opinion of Lessee, materially interferes with the conduct of Lessee's business and which cannot be repaired within the period set forth in clause (a). Notwithstanding the foregoing, Lessor shall not in any event be


 
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required to spend for such work an amount in excess of the insurance proceeds actually received by Lessor as a result of fire or other casualty. If Lessor is unable to restore the Building and Premises to substantially their condition prior to such casualty because insurance proceeds are not available, Lessee may terminate this Lease.

26. Condemnation: If more than fifteen percent (15%) of the Premises is taken for any public or quasi-public purpose of any lawful government power or authority or sold to a governmental entity to prevent such taking, Lessee or Lessor may terminate this Lease as of the date when physical possession of the Premises is taken by the taking authority. If any portion of the Common Areas designated as "Access and Parking" on Exhibit A which, in the reasonable opinion of Lessee, materially interferes with the conduct of Lessee's business in the ordinary course is so taken or sold and Lessor is unable to provide within a reasonable time an alternative reasonably acceptable to Lessee, Lessee may terminate this Lease as of the date when physical possession of such Common Areas is taken by the taking authority. Lessee shall not because of such taking assert any claim against Lessor or the taking authority for any compensation because of such taking, and Lessor shall be entitled to receive the portion of the award attributable to the Lot and Building without deduction for any estate or interest of Lessee, and Lessee shall be entitled to receive the portion of the award attributable to Lessee's furniture, fixtures


 
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and equipment and for business interruption. If this Lease is not terminated by Lessor or Lessee, Lessor shall promptly proceed to restore the Premises, Building or Common Areas to substantially the same condition prior to such partial taking, allowing for the reasonable effects of such taking, and a proportionate allowance shall be made to Lessee for the Rent and a reduction in Lessee's share of other amounts shall be made, in each case corresponding to the time during which, and to the part of the Premises of which, Lessee is deprived and to the extent of the permanent interference with Lessee's business on account of such taking and restoration. Lessor shall not be required to spend funds for restoration in excess of the amount received by Lessor as compensation awarded.

27. Environmental Matters/Hazardous Materials:

A. Hazardous Materials Disclosure Certificate. Concurrently with executing this Lease, and within thirty (30) days of each anniversary of the Commencement Date during the Term of this Lease, Lessee shall execute, and deliver to Lessor, the Hazardous Materials Disclosure Certificate (the "HazMat Certificate") in substantially the form attached hereto as Exhibit__, and any other reasonably necessary documents as requested by Lessor.

B. Definition of Hazardous Materials. As used in this Lease, the term Hazardous Materials shall mean and include (a) any hazardous or toxic wastes, materials or substances, and other pollutants or contaminants, which are or become regulated by any Environmental Laws; (b) petroleum, petroleum byproducts, crude oil or any fraction thereof; (c) asbestos; (d) polychlorinated
 
 
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biphenyls; (e) radioactive materials; (f) any other material or substance displaying toxic, reactive, ignitable or corrosive characteristics, as all such terms are used in their broadest sense, and are defined or become defined by any Environmental Law (defined below); or (g) any materials which cause a nuisance upon or waste to the Premises, the Building, the Lot, the Park or any portion of any of the foregoing.

C. Prohibition; Environmental Laws. Subject to the remaining provisions of this Section 29, Lessee shall be entitled to use and store only those Hazardous Materials that are necessary for Lessee's business and to the extent disclosed in the HazMat Certificate, provided that such usage and storage is only to the extent of the quantities of Hazardous Materials as specified in the then applicable HazMat Certificate and provided further that such usage and storage is in full compliance with any and all local, state and federal environmental, health and/or safety-related laws, statutes, orders, standards, courts' decisions, ordinances, rules and regulations (as interpreted by judicial and administrative decisions), decrees, directives, guidelines, permits or permit conditions, currently existing and as amended, enacted, issued or adopted in the future which are or become applicable to Lessee or all or any portion of the Premises (collectively, the "Environmental Laws"). Lessee agrees that any changes to the type and/or quantities of Hazardous Materials specified in the most recent HazMat Certificate may be implemented only with the prior written consent of Lessor, which consent shall not be unreasonably


 
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withheld. The HazMat Certificate need not disclose minor quantities of cleaning solvents, office products and similar materials used in the ordinary course of business ("Excluded Materials"). Lessee shall not be entitled nor permitted to install any tanks under, on or about the Premises for the storage of Hazardous Materials without the express written consent of Lessor, which may be given or withheld in Lessor's sole discretion. Lessor shall have the right at all times during the Term of this Lease at reasonable times and upon reasonable notice to (i) inspect the Premises, (ii) conduct tests and investigations to determine whether Lessee is in compliance with the provisions of this Section 27 and (iii) request lists of all Hazardous Materials used, stored or otherwise located on, under or about the Premises, the Common Areas and/or the parking lots (to the extent the Common Areas and/or parking lots are not considered part of the Premises), except such lists need not include Excepted Materials or fuel and similar materials in motor vehicles. The cost of all such inspections, tests and investigations shall be borne solely by Lessor.

D. Lessee's Environmental Obligations. Lessee shall give to Lessor immediate verbal and follow-up written notice of any spills, releases, discharges, disposals, emissions, migrations, removals or transportation of Hazardous Materials in violation of or required to be reported under Environmental Laws on, under or about the Premises, or in any Common Areas or parking lots (to the extent


 
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such areas are not considered part of the Premises). Lessee covenants and warrants to promptly investigate, clean up, remove, restore and otherwise remediate (including, without limitation, preparation of any feasibility studies or reports and the performance of any and all closures) any spill, release, discharge, disposal, emission, migration or transportation of Hazardous Materials arising from or related to the intentional or negligent acts or omissions of Lessee or Lessee's Representatives at Lessee's sole cost and expense. Any such investigation, clean up, removal, restoration and other remediation shall only be performed after Lessee has obtained Lessor's prior written consent, which consent shall not be unreasonably withheld so long as such actions would not potentially have a material adverse long-term or short-term effect on the Premises, the Building, the Lot or the Park, or any portion of any of the foregoing. Notwithstanding the foregoing, Lessee shall be entitled to respond immediately to an emergency without first obtaining Lessor's prior written consent. Lessee, at its sole cost and expense, shall conduct and perform, or cause to be conducted and performed, all closures as required by any Environmental Laws or any agencies or other governmental authorities having jurisdiction thereof. If Lessee fails to so promptly investigate, clean up, remove, restore, provide closure or otherwise so remediate as required by this paragraph, Lessor may, but without obligation to do so, take any and all steps necessary to rectify the same and Lessee shall promptly reimburse Lessor, upon demand, for all reasonable costs and expenses to Lessor of


 
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performing investigation, clean up, removal, restoration, closure and remediation work. All such work undertaken by Lessee, as required herein, shall be performed in such a manner so as to enable Lessor to make full economic use of the Premises, the Building, the Lot and the Park for lawful commercial purposes after the satisfactory completion of such work.

E. Lessee's Environmental Indemnity. In addition to Lessee's obligations set forth above, Lessee agrees to, and shall, protect, indemnify, defend (with counsel reasonably acceptable to Lessor) and hold Lessor and Lessor's lenders, partners, property management company (if other than Lessor), agents, directors, officers, employees, representatives, contractors, shareholders, successors and assigns and each of their respective partners, directors, employees, representatives, agents, contracts, shareholders, successors and assigns harmless from and against any and all claims, judgments, damages, penalties, fines, liabilities, losses (including, without limitation, diminution in value of the Premises, the Building, the Lot, the Park, or any portion of any of the foregoing, damages for the loss of or restriction on the use of rentable or usable space), suits, administrative proceedings and costs (including, but not limited to, reasonable attorneys' and consultant fees and court costs) arising at any time during or after the Term of this Lease in connection with or related to, directly or indirectly, the use, presence, transportation, storage, disposal, migration, removal, spill, release or discharge of Hazardous Materials on, in or about the Premises, or in any Common

 
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Areas or parking lots (to the extent such areas are not considered part of the Premises) as a result (directly or indirectly) of the intentional or negligent acts or omissions of Lessee or Lessee's Authorized Representatives. Neither the written consent of Lessor to the presence of Hazardous Materials on, under or about the Premises nor the strict compliance by Lessee with all Environmental Laws shall excuse Lessee and Lessee's officers and directors from its obligations of indemnification pursuant hereto.

F. Lessor's Environmental Indemnity. Lessor agrees to, and shall, protect, indemnify, defend (with counsel acceptable to Lessee) and hold Lessee and Lessee's partners, agents, directors, officers, employees, representatives, contractors, shareholders, successors and assigns and each of their respective partners, directors, employees, representatives, agents, contractors, shareholders, successors and assigns harmless from and against any and all claims, judgments, damages, penalties, fines, liabilities, losses, suits, administrative proceedings and costs (including, but not limited to, attorneys' and consultant fees and court costs) arising at any time during or after the Term of this Lease in connection with or related to, directly or indirectly, the use, presence, transportation, storage, disposal, migration, removal, spill, release or discharge of Hazardous Materials on, in or about the Premises, or in any Common Areas or parking lots (to the extent such areas are not considered part of the Premises) as a result (directly or indirectly) of the intentional or negligent acts or omissions of Lessor or Lessor's Authorized Representatives.
 
 
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In addition, Lessor expressly agrees that Lessor shall protect, indemnify, defend and hold Lessee and Lessee's partners, agents, directors, officers, employees, representatives, contractors, shareholders, successors and assigns harmless for any and all claims, judgments, damages, penalties, fines, liabilities, losses, suits, administrative proceedings and costs arising at any time during or after the term of this Lease related to, directly or indirectly, any of the contamination and/or hazardous substances located on the Premises or in any Common Areas or parking lots prior to execution of this Lease, including the contamination and/or hazardous substances identified in the "Remedial Action Summary and Site Closure Request, Former Sewage Lagoon Site, Auburn Washington", dated February 25, 1998, by GeoEngineers, or any of the studies and/or reports referenced in that document.

G. Lessor's Obligations. Lessor represents, warrants and agrees that, except as set forth in the Remedial Action Summary and Site Closure Request dated February 25, 1998 submitted by GeoEngineers, Inc. to the Washington Department of Ecology:

(a) Lessor has not, and to the best of Lessor's knowledge no other party, has used, generated, manufactured, produced, stored, released, discharged or disposed of on, under or about the Premises or transported to or from the Premises any Hazardous Material, except for any Hazardous Material used in the ordinary operation, repair and maintenance of the Premises and Building.

(b) Lessor will not use, generate, manufacture, produce, store, release, discharge or dispose of on, under or about the


 
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Premises or transport to or from the Premises any Hazardous Material, except for any Hazardous Material used in the ordinary operation, repair and maintenance of the Premises and Building.

(c) Lessor has not, and to the best of Lessor's knowledge no other party has, removed any underground storage tanks from the Premises, and no underground storage tanks are located on the Premises.

(d) Lessor will give prompt written notice to Lessee of:

(1) any proceeding or inquiry by any governmental authority known to Lessor with respect to the presence of any Hazardous Material on the Premises or relating to any loss or injury resulting from any Hazardous Material not caused by Lessee;

(2) any action filed in State or Federal Court by any third party against Lessor or the Premises relating to any loss or injury resulting from any Hazardous Material; and

(3) Lessor's discovery as evidenced by receipt of written notice from any governmental authority or agency or by receipt of any environment report from a third party of any occurrence or condition on the Premises that could cause the Premises or any part thereof to be subject to any restrictions on occupancy or use of the Premises under any environmental law.

The provisions of Section 40D shall not apply to the obligations of Lessor or in any way limit the obligations of Lessor set forth in this Section 27G.
 
 
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H. Survival. Lessee's and Lessor's obligations and liabilities pursuant to the provisions of this Section 27 shall survive the expiration or earlier termination of this Lease.

28. Right to Audit: Lessee shall have the right to inspect and audit Lessor's books and records relating to actual Operating Expenses and Tax Expenses. Such inspection and audit shall be conducted by Lessee during normal business hours at the principal place of business of Lessor's Agent or such other place of business of Lessor in the Seattle, Washington, area at which such books and records shall be kept in the ordinary course of business. If Lessee does not give Lessor notice of its intent to conduct such an inspection and audit within twelve (12) months of the date on which Lessor furnished Lessee with a statement for a calendar year during the Term, then such statement shall conclusively be deemed to be true and correct and Lessee shall have no further right to audit Lessor's books and records relating to actual Operating Expenses and Tax Expenses for such calendar year. If it shall be determined as a result of such audit that the Statement overstated the actual Operating Expenses and Tax Expenses, then Lessor shall immediately pay to Lessee an amount equal to Lessee's share of the amount by which the actual Operating Expenses and Tax Expenses were overstated. In addition, if the statement overstated the actual Operating Expenses and Tax Expenses by four percent (4%) or more, then Lessor shall pay to Lessee the reasonable and necessary fees and costs incurred by Lessee in conducting such audit. Any information gained by Lessee from such inspection and audit shall be confidential and shall not be disclosed other than to carry out the purpose hereof.


 
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29. First Refusal - Lease: If Lessor intends to offer any unoccupied space in the Building (the "Option Space") for lease to a prospective tenant (the "Prospective Lease"), it will so advise Lessee in writing the ("Offer Notice"). The Offer Notice shall include all of the material terms and conditions (including allowances and free rent) on which Lessor is willing to lease the Option Space to the Prospective Lessee. Lessee shall have five (5) business days within which to elect in writing to lease the Option Space on terms and conditions set forth in the Offer Notice. If Lessee exercises its rights under this Section 29, Lessee and Lessor shall enter into a new lease or an amendment to this Lease reflecting the leasing of the Option Space on such terms.

30. Extension:

A. Lessee shall have the options to renew this Lease for three (3) successive additional terms of five (5) years each (each an "Additional Term") on the same terms and conditions as are provided herein except that (a) Rent for each Additional Term shall be determined in accordance with the provisions of Section 30.C and (b) there shall be no additional option to renew or extend this Lease.

B. Each such option shall be exercised by Lessee by written notice (the "Extension Notice") to Lessor at least six (6) months before the expiration of the original or prior Additional Term. Any termination of this Lease by Lessor in accordance with the


 
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terms hereof shall automatically terminate such options without further act by Lessor. It shall be a condition to the exercise of such second and third options that the prior option shall have been validly exercised.

C. The Rent for each Additional Term shall be an amount (the "FMV Rent") equal to the then fair market value of comparable space in the Kent Valley, Washington area (including Kent and Auburn, Washington) for each such Additional Term as determined below, but in no event less than the Rent then payable for the then current Term of this Lease. Within thirty (30) days of its receipt of the Extension Notice for an Additional Term, Lessor shall deliver to Lessee notice ("Lessor's Rental Notice") of Lessor's estimate of the FMV Rent for the Premises for the applicable Additional Term. If Lessor and Lessee cannot agree on the FMV Rent within fourteen (14) days of Lessee's receipt of Lessor's Rental Notice (the "Rental Notice Date"), the parties shall, within thirty (30) days after the Rental Notice Date, select a single appraiser who will determine the FMV Rent. If the parties cannot agree on a single appraiser, then each party will select an appraiser within said thirty (30) days, and such two (2) appraisers will select a third appraiser within seven (7) days of the date of the selection of such two (2) appraisers. The appraisers so selected shall all be members of the American Institute of Real Estate Appraisers, and in the case of the third appraiser chosen by the other two (2) appraisers, shall not have acted in any capacity for either Lessor or Lessee within five (5) years of such appraiser's selection.


 
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The three (3) appraisers shall render their decision as to the FMV Rent for the Premises for the applicable Additional Term, and a decision by a majority of the appraisers shall be binding upon Lessor and Lessee. The costs of the foregoing appraisers will be borne equally by Lessor and Lessee.

31. Parking. Lessee shall have the use of the number of undesignated parking spaces set forth in the Basic Lease Information. Lessor agrees to use its reasonable best efforts to provide such parking adjacent to the Building.

32. Lessor's Title: If at the time of recording by Lessee of a notice or memorandum of lease there shall be any mortgage or mortgages affecting the Premises or the Park, or any portion thereof, Lessor shall obtain and deliver to Lessee within thirty (30) days after the date of such recording, an Agreement with respect to such mortgage or mortgages (in accordance with the provisions of Section 16.A). Lessee shall have the right, within thirty (30) days after the date of this Lease, at Lessee's cost and expense (except as hereinafter provided), to obtain a commitment for leasehold title insurance from a title insurance company of Lessee's selection, committing to insure Lessee's leasehold interest under this Lease. Lessor's will cooperate with Lessee with regard to such title insurance commitment, including using reasonable efforts (i) to cause such commitment to be issued by any title insurance company that may have issued a title insurance policy to Lessor, and (ii) to procure any "simultaneous issue" rate


 
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(or similar discount) for the benefit of Lessee in conjunction with the issuance of any other title insurance policy on the Park. 33. Quiet Enjoyment:

Lessor covenants and agrees that Lessee, upon performance of its obligations under this Lease, shall peaceably and quietly hold and enjoy the Premises and shall have the rights to the Common Areas as provided for herein, throughout the Term of this Lease.

34. Lessee's Right to Cure:

If Lessor shall be in default hereunder, which default shall continue for thirty (30) days after written notice thereof from Lessee, then, in addition to any other right or remedy of Lessee under this Lease or otherwise, Lessee shall have the right, but not the obligation, to cure such default, in which event Lessor shall pay to Lessee, upon demand, the reasonable cost thereof plus interest (as hereinafter provided) from the date of such cure by Lessee to the date of reimbursement to Lessee; provided, however, if such default is not susceptible of being cured within a period of thirty (30) days then, as long as Lessor shall commence the curing thereof within such time and shall proceed continuously with due diligence to cure the same, Lessee shall not have such right. If Lessor shall not reimburse Lessee as provided herein, Lessee, after the entering of a judgment in favor of Lessee in the Superior Court for King County, Washington or by the United States District Court for the Western District of Washington, shall have the right to deduct such amount to be reimbursed from any installment or installments of Rent or other charges due or becoming due under


 
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this Lease. If in Lessee's reasonable judgment an emergency shall exist, the thirty (30) day period shall be shortened to such reduced period, following notice, as shall be reasonable in the circumstances prior to Lessee curing such default; and Lessee's notice, in such an event, may be given by fax transmission or other substitute means of writing.

35. Payment of Costs:

A. Lessor acknowledges that Lessee currently is the lessee under a certain lease dated as of August 23, 1989 (the "Current Lease") of space at 4005 Sixth Avenue South, Seattle, Washington (the "Current Space") between the Executors of the Estate of A.H. Spear ("Spear") and Lessee (as successor to NutraSource) and that Lessee has entered into negotiations to sublease (a "Sublease" or the "Subleases") the Current Space to one or more persons (a "Sublessee" or the "Sublessees"). Lessor agrees to reimburse Lessee for the payment of fifty percent (50%) of the Subleasing Costs (defined below), up to a maximum payment by Lessor of $100,000. Payments by Lessor shall be made within ten (10) days following written request by Lessee (but in no event prior to August 31, 1998) setting forth in reasonable detail the amounts of Subleasing Costs paid by Lessee.

B. For purposes of this Lease, the term "Subleasing Costs" means all reasonable costs, typical fees and expenses incurred or payable by Lessee in connection with the Subleases, including (a) rent and other charges and payments payable under the Current Lease in excess of those received by Lessee under the Subleases, (b)


 
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costs of demising walls, tenant improvements and similar work to the Current Space necessary for such subleasing or required under the Subleases and (c) brokerage fees relating to such subleasing.

36. Tax Incentives:

Lessor expressly acknowledges and agrees that Lessee would not enter into this Lease unless the Washington state sales and use tax exemption provided by RCW 82.08.820 and RCW 82.12.820 (the "Warehouse Tax Exemption") is available for Lessor's Work, Lessee's Work and other equipment and property to be installed by Lessee. Lessor shall take no action which would result in the loss or unavailability of the Warehouse Tax Exemption. Lessor and Lessee shall cooperate in filing quarterly applications for remittance with the Washington Department of Revenue, together with all other applications for refunds, reports, returns and other documents and keeping and disclosing all records and information necessary to take advantage of the Warehouse Tax Exemption and all other available state and local tax incentive programs. Lessor shall assign to Lessee the right to receive all tax refunds available to Lessor under the Warehouse Tax Exemption. If such assignment is not permitted, Lessor shall pay to Lessee, within ten (10) days of receipt, all tax refunds received by Lessor under the Warehouse Tax Exemption.

37. Reduction in Premises:

If within forty-five (45) days of the date hereof, Lessee has not received written assurances reasonably acceptable to it confirming that the Warehouse Tax Exemption and the full benefit


 
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thereunder relating to the Park (exclusive of buildings other than the Building) will be available exclusively for the benefit of Lessee, Lessee may elect to reduce the size of the Premises to approximately 160,000 square feet in accordance with revisions to Lessor's Plans (defined in the Work Letter) reasonably acceptable to Lessor and Lessee. In such event, the Rent and Lessee's share of Operating Expenses, Tax Expense and utilities shall be reduced in proportion to the reduction in the size of the Premises. Lessor and Lessee shall cooperate in good faith in carrying out the provisions of this Section 37.C and shall execute and deliver such amendments to this Lease and other documents and instruments as may be reasonably requested in connection therewith.

38. Special Termination: Notwithstanding anything to the contrary contained herein, in the event the Commencement Date has not occurred on or before August 1, 1999 (the "Outside Commencement Date") through no fault of Lessor or its Authorized Representatives, either Lessor or Lessee may terminate this Lease upon written notice to the other within thirty (30) days of the Outside Commencement Date, upon which all obligations of Lessor and Lessee shall terminate and be of no further force or effect.

39. Financial Statements: In the event Lessee is not required to file reports under the Securities and Exchange Act of 1934, as amended, within ten (10) days after Lessor's request Lessee shall deliver to Lessor the then current financial statements of Lessee (including interim periods following the end of the last fiscal year for which annual statements are available) which statements


 
45

 

shall be prepared or compiled by a certified public accountant and shall present fairly the financial condition of Lessee at such dates and the result of its operations and changes in its financial positions for the periods ended on such dates. Lessee shall be required to comply with this provision only in the event Lessor is contemplating a sale or re-financing of the property and so notifies Lessee in writing. Lessor agrees that it will use its reasonable best efforts to keep such financial statements confidential and will not disclose the same except to its lenders or prospective purchasers (other than entities which are competitors of Lessee).

40. General Provisions:

A. Time. Time is of the essence in this Lease and with respect to each and all of its provisions in which performance is a factor.

B. Successors and Assigns. The covenants and conditions herein contained, subject to the provisions as to assignment, apply to and bind the heirs, successors, executors, administrators and assigns of the parties hereto.

C. Recordation. Lessor agrees to execute, acknowledge and deliver a short form or memorandum of this Lease for recording purposes promptly upon the prior written request of Lessee.

D. Lessor's Personal Liability. Except as provided in Section 27G, the liability of Lessor (which, for purposes of this Lease, shall include Lessor and the owner of the Building if other than Lessor) to Lessee for any default by Lessor under the terms of


 
46

 

this Lease shall be limited to the actual interest of Lessor and its present or future partners in the Park, including proceeds of insurance and rents and profits (collectively, "Lessor's Interest"), and Lessee agrees to look solely to Lessor's Interest for the recovery of any judgment against Lessor, it being intended that Lessor shall not be personally liable for any judgment or deficiency. The liability of Lessor under this Lease is limited to liability on account of acts and circumstances occurring during its actual period of ownership of title to the Building, and Lessor shall be released from liability upon transfer of title to the Building and the assumption in writing by the transferee of all obligations of Lessor hereunder.

E. Separability. Any provisions of this Lease which shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other provisions hereof and such other provision shall remain in full force and effect.

F. Choice of Law. This Lease shall be governed by the laws of the State of Washington.

G. Attorney's Fees. In the event any legal action is brought to enforce or interpret the provisions of this Lease, the prevailing party therein shall be entitled to recover all costs and expenses including reasonable attorneys' fees.

H. Entire Agreement. This Lease supersedes any prior agreements and contains the entire agreement of the parties on matters covered. No other agreement, statement or promise made by any party that is not in writing and signed by all parties to this Lease shall be binding.


 
47

 
 
I. Warranty of Authority. Each person executing this agreement on behalf of a party represents and warrants that (1) such person is duly and validly authorized to do so on behalf of the entity it purports to so bind, and (2) if such party is a partnership, corporation or trustee, that such partnership, corporation or trustee has full right and authority to enter into this Lease and perform all of its obligations hereunder.

J. Notices. All notices and demands required or permitted to be sent to the Lessor or Lessee shall be in writing and shall be sent by United States mail, postage prepaid, certified or by personal delivery or by overnight courier, addressed to Lessor at c/o Martin Smith Inc., 1109 First Avenue, Suite 500, Seattle, Washington 98101, Attention: H. Martin Smith III, or to Lessee at the Premises and c/o United Natural Foods, Inc., 260 Lake Road, Dayville, Connecticut 06241, Attention: Chief Financial Officer, and 12745 Earhart Avenue, Auburn, California 95602 or to such other place(s) as such party may designate in a notice to the other party given as provided herein. Notice shall be deemed given upon the earlier of actual receipt or the third day following deposit in the United States mail.

K. Interlineation. The use of underlining or strikeouts within the Lease is for reference purposes only. No other meaning or emphasis is intended by this use, nor should any be inferred.


 
48

 

L. Consent. Except as otherwise expressly provided in this Lease, whenever it is necessary under the terms of this Lease for either party to obtain the consent or approval of the other party, such consent or approval shall not be unreasonably withheld or delayed, and all such determinations shall be made on a reasonable basis and in a reasonable manner.

M. Force Majeure. In any case where either party hereto is required to do any act, delays caused by or resulting from Acts of god, war, civil commotion, fire, flood or other casualty, labor difficulties, shortages of labor, materials or equipment, government regulations, unusually severe weather, or other causes beyond such party's reasonable control shall not be counted in determining the time during which work shall be completed, whether such time be designated by a fixed date, a fixed time or a "reasonable time", and such time shall be deemed to be extended by the period of such delay.

(the next page is the signature page)


 
49

 

IN WITNESS WHEREOF, this Lease is executed on the date and year first written above.

LESSOR:
LESSEE:
   
Valley Centre I, L.L.C.,
UNITED NATURAL FOODS, INC.,
a Washington Limited
a Delaware corporation
Liability Company
 
   
By:________________________
By:___________________________
   
   
Its:_______________________
Its:__________________________


STATE OF WASHINGTON
COUNTY OF ____________

On this ____ day of August, 1998, before me personally appeared _________________________, to me known to be the _________________ of Valley Centre I, L.L.C. and executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated that (s)he was authorized to execute said instrument.

IN WITNESS WHEREOF, I have hereunder set my hand and affixed my official seal the day and year first above written.

 
_____________________________
 
(Signature)
   
 
_____________________________
 
(Typed or printed name)
 
NOTARY PUBLIC in and for the
 
State of Washington, residing at
 
______________________________
 
My appointment expires:
 
______________________________


 
50

 

STATE OF WASHINGTON
COUNTY OF ____________

On this ____ day of August, 1998, before me personally appeared _________________________, to me known to be the _________________ of United Natural Foods, Inc. and executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that (s)he was authorized to execute said instrument.

IN WITNESS WHEREOF, I have hereunder set my hand and affixed my official seal the day and year first above written.

 
_____________________________
 
(Signature)
   
 
_____________________________
 
(Typed or printed name)
 
NOTARY PUBLIC in and for the
 
State of Washington, residing at
 
______________________________
 
My appointment expires:
 
______________________________
   


 
51

 
 
 
EXHIBIT A
 
LEGAL DESCRIPTION
LOT 2   OF PROPOSED AUBURN SHORT PLAT
PORTION OF TAX LOT NO. 000080-0008


All that certain real property situate in the Incorporated Territory of the City of Auburn, King County, State of Washington, being a portion of the J.A. Lake Donation Land Claim No. 38 in the Southeast Quarter of Section 1, Township 21 North, Range 4 East, and Claim No. 41 in the Southwest Quarter of Section 6, Township 21 North, Range 5 East, Willamette Meridian, being also a portion of Lot B of City of Auburn Lot Line Adjustment No. LLA-0005-97, recorded under Recorder's File No. 9703181099, King County Records, and being more particularly described as follows:

Commencing at the Northeast Corner said J.A. Lake Donation Land Claim No. 41; Thence along the centerline of 30th Street N.E. North 88°49'52" West 1460.91 feet; Thence leaving said centerline, South 00°51'25" West 30.00 feet, to the Northeast Corner of said Lot B of Auburn LLA-0005-97, said point being the TRUE POINT OF BEGINNING of the herein described parcel of land;

THENCE, continuing along the East line of said Lot B, South 00°51'25" West 1340.02 feet;
THENCE, leaving said East line, North 88°49'52" West 525.01 feet;
THENCE, North 00°51'25'' East 155.00 feet;
THENCE, North 88°49'52'' West 42.49 feet;
THENCE, North 00°53'56" East 1185.02 feet to the South Line of 30th Street N.E.;
THENCE, parallel with and 30.00 feet South from the centerline of 30th Street N.E., South 88°49'52" East 566.63 feet to the True Point of Beginning.

EXCEPT, the Easterly 59.00 feet thereof, as conveyed by Deed recorded under King County recording No. 98030617151.

 
 

 

8/3/98
EXHIBIT B
WORK LETTER

1. GENERAL
1.1 Lessor Construction . Lessor shall, at its sole cost and expense, construct the Building and all components thereof in a good and workmanlike manner, including construction and installation of (a) the Leasehold Improvements (defined below), (b) the foundation, (c) the non-combustible structural shell (including all necessary columns, beams, joists, girders, roof decking, parapets, insulation, fireproofing and roofing), (d) the demising walls (including demised area exterior finish treatments and storefront windows), (e) utility services to the Premises (at points and elevations designated by Lessee), (f)   the reinforced concrete floor slab in the Premises, (g) ESFR sprinkler system not requiring further "in-rack" sprinkler equipment, (h) warehouse and office lighting and (i)   loading dock and receiving area (including lighting), all in accordance with the plans prepared by Lessor and approved by Lessee pursuant to the provisions of Section 2.l hereof (all of such improvements being hereinafter collectively referred to as the "Building"). In addition, Lessor, at its sole cost and expense, shall construct all Common Areas in the Development, such obligation to include without limitation (i) the preparation of all

 
 

 

site development documents necessary for excavation, grading, utility extension, paving, landscaping and installation of concrete curbs, sidewalks and site lighting, and (ii) the construction and completion of the site development work in accordance with such documents. Lessor shall construct and design all of the improvements which are the responsibility of Lessor in full conformity with all local, state and national laws, rules, regulations and codes (collectively, "Applicable Codes"), including, without limitation, those which address egress, ingress, fire safety, accessibility for persons with disabilities, and structural safety.
1.2 Leasehold Improvements . Included in the Building are the following improvements which will be designed and constructed to meet particular needs of Lessee (the "Leasehold Improvements"): (a) approximately 8,000 square feet of office space below mezzanine; (b) approximately 16,000 square feet of mezzanine space supporting a live load of 175 pounds per square foot; (c) twenty (20) hydraulic dock/elevators with shelters and lights; (d) approximately 8,000 square feet of additional slab improvements, including insulation and electrical and drain lines for Lessee's freezer/cooler area. Lessee   shall be solely responsible for the construction and installation of Lessee's cooler/freezer equipment,


 
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racking systems, phone and computer cabling and material handling equipment (collectively, "Lessee’s Work”).
2. DESIGN .
2.1 Lessor's Plans and Specifications . Within ten (10) days after the date of this Lease, Lessor, at its cost and expense, shall prepare and submit for Lessee’s review detailed plans and specifications for the Building and the Common Areas (“Lessor’s Plans”). Lessor’s Plans shall include, without limitation, a complete package of architectural, structural, mechanical, engineering and plumbing plans and specifications (including civil engineering plans for the Project, if available) for: (a) the Building (including the Leasehold Improvements); (b) the loading dock and receiving area; and (c) any parking structures and any other structures or installations to be located above, below or adjacent to the Premises. Within ten (10) days after receiving Lessor’s Plans, Lessee shall approve or disapprove the same, and within ten (10) days of Lessor's receipt of Lessee's review comments on Lessor's Plans, Lessor shall, prepare revised plans and specifications and submit them to Lessee for review. In the event Lessee has any additional comments, Lessor shall, within ten (10) days after such comments are made, resubmit revised plans and specifications for Lessee’s review. The right of Lessee to approve, review and comment on Lessor’s Plans shall not relieve


 
3

 

Lessor from any liability concerning the completeness, accuracy or integrity of such plans and specifications or their compliance with Applicable Codes. Unless otherwise indicated, references herein to Lessor's Plans shall be deemed to refer respectively to the last set of plans and specifications (including revisions thereto) approved as provided herein.
2.2   Lessee's Plans and Specifications . After Lessor's Plans have been revised in accordance with Lessee's review comments, Lessee shall prepare and deliver to Lessor detailed plans and specifications for Lessee's Work (“Lessee’s Plans”), and Lessor shall have ten (10) days after receipt thereof to notify Lessee in writing of any objections that Lessor may have thereto. Within ten (10) days after Lessee's receipt of such objections, Lessee shall prepare revised plans and specifications and submit them to Lessor, and Lessor shall have ten (10) days after receipt thereof to notify Lessee in writing of any objections that Lessor may have thereto. If Lessor so objects, Lessee shall have ten (10) days to prepare and submit revised plans and specifications to Lessor. Notwithstanding any provision to the contrary contained in this Lease, Lessor’s right to approve Lessee's Plans shall be limited only to those matters which materially and adversely impact the structural components of the Building, the utility systems serving the Park, or the aesthetic compatibility of the exterior of the


 
4

 

Premises with the remainder of the Project. Lessee’s Plans shall be deemed approved for all purposes if Lessee does not receive Lessor's written objections to same within the period specified above. Lessee may release Lessee’s Plans for competitive bids and submit them for   governmental review prior to receipt of Lessor's approval thereof.
2.3 Permits; Compliance; Coordination .  Lessor shall apply to the appropriate governmental authorities, public utilities, or other entities for all permits and approvals necessary for Lessor's construction of the Building, Common Areas and the remainder of the Park. All such applications shall be made in a timely manner so that the necessary permits and approvals may be obtained prior to the deadlines set forth in this Exhibit B and the Lease. Lessee shall apply to the appropriate governmental authorities for all permits and approvals necessary for the construction and installation of Lessee's Work to be constructed by Lessee within the Premises. If so requested by Lessee, Lessor   (and Lessor's architect) shall assist Lessee in obtaining Lessee's building permits; provided , however , Lessee shall reimburse Lessor for its reasonable architect's fees   and out-of-pocket costs incurred in so assisting Lessee. Lessor and Lessee shall be responsible for compliance with their respective final plans and specifications and



 
5

 

all Applicable Codes   in connection with their respective construction responsibilities.
2.4 Approval of Plans and Costs . Lessee   shall have the right to approve Lessor’s Plans and the Leasehold Improvement Cost (defined below), which approval shall not be unreasonably withheld, and Lessor shall have the right to approve Lessee’s Plans, which approval shall not be unreasonably withheld.
2.5 Changes to Plans . Neither party shall make any material change to any plans previously approved by the other without such other party’s written consent, which consent shall not be unreasonably withheld, delayed or conditioned.
2.6 Leasehold Improvement Cost . Within ten (10) days of Lessee's approval of final plans for the Leasehold Improvements, Lesser shall deliver to Lessee Lessor’s reasonable estimates, based on contractors’ bids or similar information, of the cost to design and construct the Leasehold Improvements (the "Leasehold Improvement Cost"), which cost shall be subject to Lessee’s written approval, which approval shall not be unreasonably withheld or delayed. If the Leasehold Improvement Cost is greater than $690,000 (the “TI Allowance") and Lessee approves the Leasehold


 
6

 

Improvement Cost, Lessee shall pay Lessor such excess amount on the Commencement Date (defined in the Lease) or, if such amount is $50,000 or less, elect to have such amount, with interest at the annual rate of eleven percent (11%) included in Rent and paid over the initial Term. If the Leasehold Improvement Cost is less than the TI Allowance and Lessee approves the Leasehold Improvement Cost , Lessor shall pay to Lessee on the Commencement Date the amount by which the Leasehold Improvement Cost is less than the TI Allowance (the “TI Payment”). In the event Lessee does not approve the Leasehold Improvement Cost, Lessee and Lessor shall negotiate in good faith to either modify the plans relating to the Leasehold Improvements in order to achieve an acceptable cost or seek other contractors to perform the work relating to the Leasehold Improvements.
3. CONSTRUCTION REQUIREMENTS .
3.1 Building . Promptly after Lessor’s receipt of the necessary building permits, Lessor, at its cost and expense, shall commence construction of the Building, Common Areas and any related portions of the Park and shall thereafter diligently and continuously prosecute said construction to its completion in accordance with Lessor’s Plans and Applicable Codes.
3.2 Acceptance of Building . Lessor shall notify Lessee in writing at least forty-five (45) days in advance of the date of the


 
7

 

expected data of substantial completion of   the Building and Common Areas. Immediately upon the actual completion of the Building as required hereunder, Lessor shall deliver to Lessee certificates from Lessor's architect and Lessor's engineer certifying to Lessee that Lessor’s work has been constructed in accordance to Lessor’s Plans and all Applicable Codes. Lessee and Lessee's architect shall then have the right to inspect the Building to verify that the Building has been completed in accordance with the approved Building plans and specifications. Upon completion of said inspection, Lessee shall in writing either inform Lessor that Lessee is accepting the Building or specify any items that must be completed and/or corrected by Lessor before Lessee will accept the Building. If the Building is not accepted by Lessee, Lessor shall promptly and diligently prosecute the completion and/or correction of the items specified by Lessee and shall notify Lessee immediately upon the completion or correction of such items. Lessee shall then have the right to inspect the Building to verify that the Building has been properly completed (and if the Building is still not so completed, the right to specify remaining defects and, in each   instance where defects are specified, the further right to inspect the Building to verify the correction of said defects prior to Lessee's acceptance of the Building). If the Building has been properly completed, Lessee shall, promptly after its   final


 
8

 

inspection of the Building, inform Lessor in writing of Lessee's acceptance of   the Building. Upon acceptance of the Building by Lessee, (i) Lessor shall deliver possession of the Premises to Lessee and (ii) Lessor, its contractor and subcontractors (other than personnel who may be designated, with Lessee's approval, to correct minor construction deficiencies and whose work shall not interfere with Lessee's contractor(s)) shall vacate the Premises. Lessor and Lessee shall, and shall cause their respective contractors, engineers and architects to, act reasonably and in good faith in connection with the acceptance of the Building and the correction of any work necessary for such acceptance.
3.3 Access; Schedule; Storage . In addition to Lessee's rights under Section 2 of   the Lease, Lessee may enter the Building for the purpose of inspecting and making engineering studies prior to Lessor's delivery of the Building, provided such entry shall not substantially interfere with Lessor’s work. Upon delivery of the Building, Lessor shall, at Lessor’s sole cost and expense, provide Lessee (a) adequate access to the Premises for the purpose of transporting personnel, equipment and supplies to the Premises; (b) a written construction schedule, subject to Lessee's approval, setting forth all activities adjacent to the Premises and/or having an effect on


 
9

 

construction on the Premises or operation of Lessee's business in the Premises; and (c) approximately 10,000 square feet of area immediately adjacent to the Building for use by Lessee and its contractors as a storage and staging area during construction of Lessor's Work and Lessee’s Work (the "Staging Areas"). Lessor shall permit access to and from the Premises and the Staging Area by Lessee and its contractors.
3.4 Incomplete or Nonconforming Work . If at any time after Lessee enters upon the Premises, Lessee or its contractor shall discover (a) that these is a material variance in   the   condition or   state of the work or of the Premises from that represented by Lessor, its agents or contractors, or (b) that Lessor’s work does not conform in   a material respect to the terms of this Work Letter and the Lease (in each case, “Deficient Work”), Lessee shall within thirty (30) days notify Lessor, and Lessor shall promptly commence and diligently pursue necessary action to correct Deficient Work.
3.5 Construction Inspection . Lessee’s architect shall have the right to enter the Premises during Lessor's construction of the Building to confirm that the Building is being constructed in accordance with the approved Building plans and specifications. Lessor's   architect shall have the right to   enter the Premises during Lessee's construction of Lessee’s Work to


 
10

 

confirm that it is being constructed in accordance with Lessee's Plans.
3.6 Warranties . Lessor shall deliver to Lessee copies of and make available for the benefit of Lessee all warranties provided by contractors and subcontractors.
4. COST OF CONSTRUCTION .
4.1 Lessor’s Costs . The costs of the following items (whether already incurred by Lessor or incurred after the date hereof) shall be the sole cost and expense of Lessor: (a) acquisition and preparation of the Lot; (b) any brokers' fees and commissions; (c) Lessor’s interim and permanent interest, loan fees and finder’s fees (including without limitation service charges, financing points, title insurance premiums, escrow costs, legal fees and the like); (d) Lessor’s site plans;   (e) surveys and soils reports; (f) the cost of meeting Lessor’s obligations under this Exhibit B, (g)   the cost of eliminating, correcting or compensating for any variances of boundaries, site grades, utilities, easements, and the like as described in the final plans and specifications from those grades, boundaries, utilities, easements and the like actually existing on Lessee's start of construction; (h) recording fees; (i) work off the Premises (including without limitation the cost of installing Lessor's landscaping and constructing the Common Area


 
11

 

improvements); (j) Lessor's professional fees and expenses; and (k) any other costs or charge associated with the Park, except for those for which Lessee is responsible under the express terms of this Exhibit B and the Lease.
4.2 Change Orders . If after the date final plans for the Leasehold Improvements and the Leasehold Improvement Cost have been approved by Lessee, Lessee requests modifications to the Leasehold Improvements or plans relating thereto for reasons other than Lessor's failure to perform its obligations under this Exhibit B and the Lease, the actual cost thereof shall be added to the Leasehold Improvement Cost for purposes of determining payments under Section 2.6 of this Exhibit B.
5.   COMMON AREA AND   OTHER CONSTRUCTION . Lessor, at its sole cost and expense, shall be responsible for construction of the improvements in the Common Area as defined in the Lease and as shown on Exhibit A to the Lease (including, without limitation, the parking areas, entrances and accessways, lighting and landscaping), as shown in Landlord's Plans (all of which shall be included in Lessor's Work), and   in compliance with Applicable Codes. Such Common Area improvements shall be completed as provided in the Lease. Construction of the Common Area and other improvements shall be conducted so as to (a) minimize



 
12

 

inconvenience to Lessee and (b) not impede Lessee's access to the Premises.
6. MISCELLANEOUS . This Exhibit B (the “Work Letter") is attached to and is a part of a certain Lease Agreement dated as   of August 3, 1998, as the same may be amended from time to time (said Lease Agreement, together with any such amendments being referred to in this Work Letter as the “Lease”) between Valley Centre I, L.L.C. ("Lessor”) and United Natural Foods, Inc. ("Lessee”). Capitalized terms not defined in this Work Letter and defined in the Lease shall have the meanings provided in the Lease unless the context otherwise requires.
IN WITNESS WHEREOF, the undersigned have executed this Work Letter as   of the date written below.
VALLEY CENTRE I, L.L.C.
By:                 
August 3, 1998

UNITED NATURAL FOODS, INC.
By:                    
August 3, 1998


 
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EXHIBIT C

EXCLUSIONS FROM OPERATING COSTS

(i) Costs incurred in connection with the original construction of the Building and Common Areas or with any major changes to the Building;

(ii) Costs of alterations or improvements of other lessees’ premises;

(iii) Depreciation, interest and principal payments on any mortgages or other debt;

(iv) The costs of correcting any defects or inadequacy in the design or construction of the Building or Common Areas;

(v) Costs resulting from the negligence of the Lessor, its agents, servants or employees;

(vi) Professional fees of lawyers, space planners, real estate brokers, leasing commissions and actual advertising (exclusive of advertising firms) incurred in connection with the leasing and fit-up of the Building;

(vii) Costs for which Lessor is reimbursed by any insurance or any lessee, which Lessor agrees to use reasonable efforts to pursue;

(viii) Any bad debt loss, rent or reserves for bad debts;

(ix) Expenses of any extraordinary services provided to any other lessees of the Building;

(x) Costs associated with the operation of the business of the Lessor as distinguished from the cost of operation of   the Building, such as corporate accounting and legal matters, costs of defending any lawsuits, costs of selling, financing, mortgaging or otherwise transferring any of Lessor's interest in the Building, Lot or Park;

(xi) Any fines, penalties or interest incurred by Lessor not relating to any amounts Lessee has failed to pay under the Lease;

(xii) All cash discounts, or quantity discounts received by Lessor or its managing agent with respect to purchase of goods, inventory and services;

(xiii) Costs associated with any repair or replacement of items arising by reason of violations of applicable laws by the Lessors, its agents, employees or contractors;


 
 

 

(xiv) The cost of all other capital items may be included only to the extent amortized over the actual useful life of the items.

(xv) Costs associated with the operation of any facility which Lessor operates for a separate fee charged to Lessee.


 
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EXHIBIT D
RULES AND REGULATIONS

1.
Tenant shall not obstruct or permit its agents or clerks to obstruct, in any way, the sidewalks and area immediately in front of the office areas of the building, or use in any other way than as a means of pedestrian passage to and from the offices of Tenant; bring in, store, test or use any materials in the building which could cause a fire or an explosion or produce any fumes or vapors; throw substances of any kind out of the windows or doors.

2.
Water closets and urinals shall not be used for any purpose other than those for which they are constructed; and no sweepings, rubbish, ashes, newspaper or any other substances of any kind shall be thrown into them.

3.
Waste and excessive or unusual use of electricity or water is prohibited.

4.
The windows, doors, partitions and lights that reflect or admit into Building shall not be obstructed. NO SIGNS, ADVERTISEMENTS, OR NOTICES SHALL BE INSCRIBED, PAINTED, AFFIXED OR DISPLAYED IN, ON, OR UPON OR BEHIND ANY WINDOWS, except as may be required by law or agreed upon by the parties; and no sign, advertisement or notice shall be inscribed, painted or affixed on any doors, partitions or other part of the inside of the Building, without the prior written consent by Landlord. If such consent be given by Landlord, any such sign, advertisement, or notice shall be inscribed, painted or affixed by Landlord, but the cost of the same shall be charged to and be paid by Tenant, and Tenant agrees to pay the same promptly on demand.

5.
No additional lock or locks shall be placed by Tenant on any door in the Building, without prior written consent of Landlord. Two keys will be furnished Tenant by Landlord; two additional keys will be supplied to Tenant by Landlord, upon request, without charge; any additional keys requested by Tenant shall be paid for by Tenant. Tenant, its agents and employees, shall not change any locks. All keys to doors shall be returned to Landlord at the termination of the tenancy, and in the event of loss of keys furnished, Tenant shall pay Landlord the cost thereof.

6.
No animals of any kind shall be brought into or kept in or about the premises.

7.
The premises shall not be used for lodging or sleeping purposes, and cooking therein is prohibited except preparation of lunches and normal use of lunch room. Vending machines for coffee and rolls are permitted.

8.
No awnings or other projections shall be attached to the outside walls of the Building. No curtains, blinds, shades or screens shall be attached or hung in, or used in connection with any window or door of the Premises, without the prior written consent of the Landlord. Such curtains, blinds and shades must be of quality, type, design and color and attached in a manner of approved by Landlord.

9.
Canvassing, soliciting and peddling in the Building are prohibited, and Tenant shall cooperate to prevent the same.

10.
Each Tenant, before closing and leaving the premises, shall ensure that all windows are closed, all entrance doors are locked, and lights are out.

11.
Any remodeling or Tenant Improvements which could include but not be limited to, such as: lighting or plumbing fixtures, heating elements, construction of partitions or walls, window coverings, electrical outlets and all other building improvements shall be approved in writing by Landlord prior to any work commencing with a cost of more that $5,000.00.

12.
Tenants and Tenant’s employees shall park within striped parking stalls only; no parking shall be permitted in any driveway area not striped for parking. All Tenant trucks and/or trailers in excess of eighteen (18) feet in length shall not be permitted to park on the premises except for loading/unloading or within Tenant’s warehouse space or in the areas of the Park specifically striped for tractor-trailer parking.

13.
No storage or staging of any materials, supplies or equipment, recreational vehicles or equipment, or other personal property, being utilized or owned by Tenant shall be permitted outside of the leased office/warehouse premises.


RULES AND REGULATIONS
EXHIBIT D
Page 1


 
 

 

14.
Garbage dumpster facilities are designed for normal office and warehouse utilization. If Tenant’s utilization is in excess of this norm, Tenant will be responsible for the disposal of all excess garbage material at his own expense. Additional Tenant-owned or leased dumpsters may be stored only in areas authorized by Landlord. Landlord agrees to act reasonably upon the written request for such additional facilities, taking into consideration the needs of all Tenants, and the reasonable use of the premises and adjoining property owned by Landlord.

15.
The following sign criteria for the Park have been established for the purpose of maintaining the overall appearance for the benefit of all Tenants. No deviation from the standard shall be permitted without prior approval by Landlord.

 
The criteria has also been established to provide maximum continuity with the environment and an architectural integration with the project. The signage guidelines are in accordance with the Redmond Community Development Code, Section 20c20.230.

 
A.
SIGN ADMINISTRATION:

 
1.
Tenant is responsible for the installation maintenance and removal of its sign in a manner acceptable to and consistent with the high standards of the Park. All costs incurred to provide sign maintenance will be at Tenant’s expense. Tenant is responsible for obtaining approval of exterior signage from the Landlord and the City of Auburn prior to installation. All costs associated with sign permit approval are the responsibility of the Tenant.

 
2.
Upon the termination of Tenant’s lease, the sign will be remove and any damage to the building shall be repaired at the Tenant’s expense.

 
3.
No additional exterior signage will be allowed on the face of the structure.

 
4.
Signs installed without approval or contrary to the criteria will be removed by Landlord at Tenant’s expense.

 
5.
In the event of any conflict between Tenant and Landlord in regard to the application of these criteria, the Landlord’s decision shall be final and binding upon the Tenant.

 
B.
SIGN SPECIFICATIONS:

 
1.
Addresses shall be 4” high white vinyl on the face of the awnings above the Tenant entry doors.

 
2.
Tenant Signage

 
a)
Tenant’s names will be limited to the upper facade of the individual tenant space. Tenants shall locate signage over main entry doors.

 
b)
The letters for tenant signs shall be 20” maximum, dimensional foam letter painted of a color approved by the Landlord. The letters will be mounted with adhesive directly to the building surface. Maximum sign coverage will not exceed 40 square feet. Tenant signage may contain logos or more than on row of information provided that the total sign area of 40 square feet is not exceeded and the number of rows of information presents and professional appearance.

 
c)
All signs must be approved in writing by Landlord, including both “XXXXXXXX” and “outside” signs.



RULES AND REGULATIONS

Exhibit 10.17
 
 
NNN LEASE (MULTI-TENANT)

BETWEEN

METROPOLITAN LIFE INSURANCE COMPANY (LANDLORD)

AND

UNITED NATURAL FOODS, INC. (TENANT)

13204 Philadelphia Street
Fontana, California

 
 

 


TABLE OF CONTENTS

 
   
PAGE
       
ARTICLE ONE - BASIC LEASE PROVISIONS
1
 
1.01
BASIC LEASE PROVISIONS
1
 
1.02
ENUMERATION OF EXHIBITS & RIDER(S)
2
 
1.03
DEFINITIONS
2
       
ARTICLE TWO - PREMISES, TERM, FAILURE TO GIVE POSSESSION, AND PARKING..
7
 
2.01
LEASE OF PREMISES
7
 
2.02
TERM
7
 
2.03
FAILURE TO GIVE POSSESSION
7
 
2.04
AREA OF PREMISES
8
 
2.05
CONDITION OF PREMISES
8
 
2.06
COMMON AREAS
8
 
2.07
TENANT'S PARKING AREA & TRUCK COURT
8
 
2.08
DISPUTE RE SUBSTANTIAL COMPLETION OF OR DEFECTS IN PREMISES
9
       
ARTICLE THREE - RENT
10
       
ARTICLE FOUR - RENT ADJUSTMENTS AND PAYMENTS
10
 
4.01
RENT ADJUSTMENTS
10
 
4.02
STATEMENT OF LANDLORD
10
 
4.03
BOOKS AND RECORDS
11
 
4.04
TENANT OR LEASE SPECIFIC TAXES
11
       
ARTICLE FIVE - SECURITY DEPOSIT
11
       
ARTICLE SIX -UTILITIES & SERVICES
11
 
6.01
LANDLORD'S OBLIGATIONS GENERALLY
11
 
6.02
TENANT'S OBLIGATIONS & PAYMENT
12
 
6.03
TELEPHONE SERVICES
12
 
6.04
FAILURE OR INTERRUPTION OF UTILITY OR SERVICE
13
 
6.05
INTENTIONALLY OMITTED
13
 
6.06
SIGNAGE
13
 
6.07
STANDBY GENERATOR
14
 
6.08
PROPANE TANK
15
       
ARTICLE SEVEN - POSSESSION, USE AND CONDITION OF PREMISES
15
 
7.01
POSSESSION AND USE OF PREMISES
15
 
7.02
HAZARDOUS MATERIAL
16
 
7.03
LANDLORD ACCESS TO PREMISES; APPROVALS
19
 
7.04
QUIET ENJOYMENT
20
       
ARTICLE EIGHT - MAINTENANCE
20
 
8.01
LANDLORD'S MAINTENANCE
20
 
8.02
TENANT'S MAINTENANCE
21
 
8.03
TENANT'S RIGHT TO MAKE CERTAIN REPAIRS
21
       
ARTICLE NINE - ALTERATIONS AND IMPROVEMENTS
22
 
9.01
TENANT ALTERATIONS
22
 
9.02
LIENS
23
       
ARTICLE TEN - ASSIGNMENT AND SUBLETTING
23
 
10.01
ASSIGNMENT AND SUBLETTING
23
 
10.02
RECAPTURE
25
 
10.03
EXCESS RENT
25
 
10.04
TENANT LIABILITY
25
       
ARTICLE ELEVEN - DEFAULT AND REMEDIES
25
 
11.01
EVENTS OF DEFAULT
25
 
11.02
LANDLORD'S REMEDIES
25
 
11.03
ATTORNEY'S FEES
27
 
11.04
BANKRUPTCY
27
 
11.05
LANDLORD'S DEFAULT
28
       
ARTICLE TWELVE - SURRENDER OF PREMISES
28
 
12.01
IN GENERAL
28
 
12.02
LANDLORD'S RIGHTS
29
       

 
i

 


 
ARTICLE THIRTEEN - HOLDING OVER
29
       
ARTICLE FOURTEEN - DAMAGE BY FIRE OR OTHER CASUALTY
29
 
14.01
SUBSTANTIAL UNTENANTABILITY
29
 
14.02
INSUBSTANTIAL UNTENANTABILITY
30
 
14.03
RENT ABATEMENT
30
 
14.04
WAIVER OF STATUTORY REMEDIES
30
       
ARTICLE FIFTEEN - EMINENT DOMAIN
30
 
15.01
TAKING OF WHOLE OR SUBSTANTIAL PART
30
 
15.02
TAKING OF PART
31
 
15.03
COMPENSATION
31
       
ARTICLE SIXTEEN - INSURANCE
31
 
16.01
TENANT'S INSURANCE
31
 
16.02
FORM OF POLICIES
31
 
16.03
LANDLORD'S INSURANCE
31
 
16.04
WAIVER OF SUBROGATION
32
 
16.05
NOTICE OF CASUALTY
32
       
ARTICLE SEVENTEEN - WAIVER OF CLAIMS AND INDEMNITY
32
 
17.01
WAIVER OF CLAIMS
32
 
17.02
INDEMNITY BY TENANT
33
 
17.03
WAIVER OF CONSEQUENTIAL DAMAGES
35
       
ARTICLE EIGHTEEN - RULES AND REGULATIONS
33
 
18.01
RULES
33
 
18.02
ENFORCEMENT
33
       
ARTICLE NINETEEN - LANDLORD'S RESERVED RIGHTS
33
       
ARTICLE TWENTY - ESTOPPEL CERTIFICATE
34
 
20.01
IN GENERAL
34
 
20.02
ENFORCEMENT
34
       
ARTICLE TWENTY-ONE - (INTENTIONALLY OMITTED).
34
       
ARTICLE TWENTY-TWO - REAL ESTATE BROKERS
34
       
ARTICLE TWENTY-THREE - MORTGAGEE PROTECTION
34
 
23.01
SUBORDINATION AND ATTORNMENT
34
 
23.02
MORTGAGEE PROTECTION
35
       
ARTICLE TWENTY-FOUR - NOTICES.
35
       
ARTICLE TWENTY-FIVE - INTENTIONALLY OMITTED
36
       
ARTICLE TWENTY-SIX - MISCELLANEOUS
36
 
26.01
LATE CHARGES
36
 
26.02
NO JURY TRIAL; VENUE; JURISDICTION
36
 
26.03
LANDLORD CONSENT TO ENCUMBRANCE OF TENANT'S PERSONAL PROPERTY
36
 
26.04
INTENTIONALLY OMITTED
37
 
26.05
TENANT AUTHORITY
37
 
26.06
ENTIRE AGREEMENT
37
 
26.07
MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE
37
 
26.08
EXCULPATION
37
 
26.09
ACCORD AND SATISFACTION
37
 
26.10
LANDLORD'S OBLIGATIONS ON SALE OF BUILDING
37
 
26.11
BINDING EFFECT
37
 
26.12
CAPTIONS
37
 
26.13
TIME; APPLICABLE LAW; CONSTRUCTION
37
 
26.14
ABANDONMENT
38
 
26.15
LANDLORD'S RIGHT TO PERFORM TENANT'S DUTIES
38
 
26.16
SECURITY SYSTEM
38
 
26.17
NO LIGHT, AIR OR VIEW EASEMENTS
38
 
26.18
RECORDATION
38
 
26.19
SURVIVAL
38
 
26.20
RIDERS
38


 
ii

 

NNN LEASE (MULTI-TENANT)

ARTICLE ONE
BASIC LEASE PROVISIONS

1.01 BASIC LEASE PROVISIONS

In the event of any conflict between these Basic Lease Provisions and any other Lease provision, such other Lease provision shall control.

(1)
BUILDING AND ADDRESS:

The building located at the Project, which houses spaces with different street addresses, including:
13204 Philadelphia Street
Fontana, CA 92337

(2)
LANDLORD AND ADDRESS:

Metropolitan Life Insurance Company,
a New York corporation

Notices to Landlord shall be addressed:

Metropolitan Life Insurance Company
c/o Cushman & Wakefield
555 South Flower Street, Suite 4200
Los Angeles, CA 90071
Attention: Philadelphia Street Project Manager

with copies to the following:

Metropolitan Life Insurance Company
333 South Hope Street, Suite 2950
Los Angeles, CA 90071
Attention: EIM Manager

and

Metropolitan Life Insurance Company
400 South El Camino Real, 8th Floor
San Mateo, CA 94402
Attention: Associate General Counsel

Telephone number and person to contact in case of emergency (and as provided pursuant to Section 8.03), except as otherwise designated from time to time by Landlord or its Project Manager by written notice to Tenant: Sharon Hansen of Cushman & Wakefield
 
 
Telephone number:
213-955-5100 &
 
Cell Phone Number:
213-361-1591

(3)
TENANT AND ADDRESS:

(a)
Name: United Natural Foods, Inc.
 
(b)
State of formation & type of entity:
a Delaware corporation
 
(c)
Federal Tax Identification Number:
05-0376157
 
 
Tenant shall notify Landlord of any change in the foregoing.
   

Notices to Tenant shall be addressed:

United Natural Foods, Inc.
c/o Mountain People's Warehouse Inc.
12745 Earhart Avenue
Auburn, CA 95602
Attention:  Ginny Feth-Michel

with copies to the following:

Joseph F. Whinery, Jr.
Cameron & Mittleman LLP
56 Exchange Terrace
Providence, Rhode Island  02903

(4)
DATE OF LEASE: as of July 31, 2001

(5)
LEASE TERM: 123 months


 
1

 

(6)
PROJECTED COMMENCEMENT DATE: November 1, 2001

(7)
PROJECTED EXPIRATION DATE: expiration of 123 months after the Commencement Date

(8)
MONTHLY BASE RENT (initial monthly installment due upon Tenant's execution of this Lease):
 
 
Period from/to
 
Monthly
 
Monthly Rate/SF of Rentable Area
 
Months 01 – 02
  $ 0.00     $ 0.00  
 
Months 03 – 05
  $ 30,355.13     $ 0.1525  
 
Months 06 – 30
  $ 60,710.25     $ 0.3050  
 
Months 31 – 60
  $ 65,288.40     $ 0.3280  
 
Months 61 – 90
  $ 70,165.13     $ 0.3525  
 
Months 91 – 123
  $ 75,439.95     $ 0.3790  

(9)
RENT ADJUSTMENT DEPOSIT (initial monthly rate, until further notice):
 
$9,000.00 (initial monthly installment due upon Tenant's execution of this Lease)

(10)
RENTABLE AREA OF THE PREMISES: 199,050 square feet

(11)
RENTABLE AREA OF THE BUILDING: 380,650 square feet

(12)
SECURITY DEPOSIT: zero

(13)
SUITE NUMBER &/OR ADDRESS OF PREMISES: (to be designated hereafter)

(14)
TENANT'S SHARE: 52.3%

(15)
TENANT'S USE OF PREMISES: General office, warehouse, distribution and associated administrative uses.

(16)
PARKING SPACES: a total of 125 parking spaces in Tenant's Parking Area, as provided in Section 2.07.

(17)
BROKERS:
 
   Landlord's Broker:   CB Richard Ellis, Inc.
     
 
Tenant's Brokers:
Travers McKinney Realty Corp., d/b/a McKinney
   
Travers.ONCOR International & Kidder, Matthews & Segner,
   
Inc.ONCOR International

1.02  ENUMERATION OF EXHIBITS & RIDER(S)

The Exhibits and Rider(s) set forth below and attached to this Lease are incorporated in this Lease by this reference:

EXHIBIT A Plan of Premises
EXHIBIT B Workletter Agreement
EXHIBIT C Site Plan; Truck Court & Tenant's Parking Area
EXHIBIT D Permitted Hazardous Material
EXHIBIT E Hazardous Material Plans
EXHIBIT F Form of Nondisturbance Agreement
EXHIBIT G (Intentionally omitted)
EXHIBIT H Permitted Vehicle Repairs
EXHIBIT I Illustrative Calculation of Monthly Base Rent for New Space

RIDER 1
Commencement Date Agreement
RIDER 2
Additional Provisions

1.03  DEFINITIONS

For purposes hereof, the following terms shall have the following meanings:

ADJUSTMENT YEAR(S): Every calendar year and partial calendar year during the Term of this Lease.

AFFILIATE: As defined in Section 10.01.

BUILDING: As specified in Section 1.01(1).

BUILDING SYSTEMS: The electrical, mechanical (including heating, ventilating, and air conditioning), plumbing, life-safety (including fire sprinkler system, and any fire alarm), communication, utility, gas (if any), security (if any) and elevator (if any) systems of the Building (collectively, the "Building Systems").


 
2

 

COMMENCEMENT DATE: The date specified in Section 1.01(6) as the Projected Commencement Date, unless changed by operation of Article Two.

COMMON AREAS: All areas of the Project made available by Landlord from time to time for the general common use or benefit of the tenants of the Building or Project, and their employees and invitees, or the public, as such areas currently exist and as they may be changed from time to time in accordance with Section 2.06.

DECORATION: Tenant Alterations which do not require a building permit and which do not affect the facade or roof of the Building, or involve any of the structural elements of the Building, or involve any of the Building Systems.

DEFAULT RATE: Two (2) percentage points above the Reference Rate, but in no event higher than the maximum rate permitted by Law.

ENVIRONMENTAL LAWS: All Laws governing the use, storage, disposal or generation of any Hazardous Material or pertaining to environmental conditions on, under or about the Premises or any part of the Property, including the Comprehensive Environmental Response Compensation and Liability Act of 1980, as amended (42 U.S.C. Section 9601 et seq.), and the Resource Conservation and Recovery Act of 1976, as amended (42 U.S.C. Section 6901 et seq.).

EXPIRATION DATE: The date specified in Section 1.01(7) unless changed by operation of Article Two.

FORCE MAJEURE: Any accident, casualty, act of God, war or civil commotion, strike or labor troubles, or any cause whatsoever beyond the reasonable control of Landlord, including water shortages, energy shortages or governmental preemption in connection with an act of God, a national emergency, or by reason of Law, or by reason of the conditions of supply and demand which have been or are affected by act of God, war or other emergency.

HAZARDOUS MATERIAL: Such substances, material and wastes which are or become regulated under any Environmental Law; or which are classified as hazardous or toxic or medical waste or biohazardous waste under any Environmental Law; and explosives, firearms and ammunition, flammable material, radioactive material, asbestos, polychlorinated biphenyls and petroleum and its byproducts.

INDEMNITEES: Collectively, Landlord, any Mortgagee or ground lessor of the Property, the property manager and the leasing representatives for the Property and their respective directors, officers, agents and employees.

LAND: The parcel(s) of real estate on which the Building is located.

LANDLORD WORK: The construction or installation of improvements to be furnished by Landlord, if any, specifically described in the Workletter or other exhibits attached hereto.

LAWS OR LAW: All laws, ordinances, rules, regulations, other requirements, orders, rulings or decisions now or hereafter adopted or made by any governmental body, agency, department or judicial authority having jurisdiction over the Property, the Premises or Tenant's activities at the Premises and any covenants, conditions or restrictions of record which affect the Property.

LEASE: This instrument and all exhibits and riders attached hereto, as may be amended from time to time.

LEASE YEAR: The twelve month period beginning on the first day of the first month following the Commencement Date (unless the Commencement Date is the first day of a calendar month in which case beginning on the Commencement Date), and each subsequent twelve month, or shorter, period until the Expiration Date.

MONTHLY BASE RENT: The monthly rent specified in Section 1.01(8).

MORTGAGEE: Any holder of a mortgage, deed of trust or other security instrument encumbering the Property.

NATIONAL HOLIDAYS: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day and other holidays recognized by Landlord and any unions servicing the Building in accordance with their contracts.

OPERATING EXPENSES: All costs, expenses and disbursements of every kind and nature which Landlord shall pay or become obligated to pay in connection with the ownership, management, operation, maintenance, repair and replacement of the Property as follows, with such adjustments and exclusions as follow:

(a) Subject to the Exclusions specifically set forth in Subsection (c) below, Operating Expenses shall include the following, by way of illustration only and not limitation: (1) all costs, expenses and disbursements, including all charges of independent contractors, for all operation, services, maintenance, repair and replacements (and if any replacements are classified as capital costs, they shall be amortized as described in item (a)(6) below) provided by Landlord pursuant to Section 6.01, Section 8.01 or any other provision of the Lease, including all inspection contracts for the roof and roof membrane, preventive


 
3

 

maintenance contracts, maintenance contracts or service contracts with respect to any of the foregoing; (2) all insurance premiums and other costs (including deductibles), including the cost of rental insurance; (3) all license, permit and inspection fees; (4) all costs of water, sewer, or other utility or service which Landlord provides (and which Tenant does not itself provide or directly contract for and which is not separately metered or sub-metered to Tenant); (5) all costs of changing power, telephone or utility providers for the Building or Project; (6) all costs of capital improvements made to or capital assets acquired after the Commencement Date for the Building or Project that are intended to comply with Laws, reduce or control Operating Expenses or are reasonably necessary for the health or safety of the occupants of the Project, all of which capital costs, and all capital costs recoverable pursuant to item (a)(1) above, shall be amortized over the period determined in accordance with generally accepted accounting principles ("GAAP"), together with interest on the unamortized balance at the Reference Rate; (7) all dues, assessments and other expenses pursuant to any covenants, conditions and restrictions, or any reciprocal easements, or any owner's association now or hereafter affecting the Project; (8) all costs and expenses related to Landlord's retention of consultants in connection with the routine review, inspection, testing, monitoring, analysis and control of Hazardous Material, retention of consultants in connection with the clean-up of Hazardous Material, and all costs and expenses related to the implementation of recommendations made by such consultants concerning the use, generation, storage, manufacture, production, storage, release, discharge, disposal or clean-up of Hazardous Material on, under or about the Premises or the Project, except for any such costs to the extent due to Hazardous Material whose presence on, under or about the Project is caused by acts of Landlord; (9) all costs and fees incurred by Landlord in connection with the management and operation of this Lease and the Property, including the cost of those services which are customarily performed by a property management services company, but not in excess of the amount equal to two percent (2%) of the effective gross income of the Project (i.e., the total of the rental income, including base rent, Operating Expenses of the Project, and other expenses billed to tenants by Landlord, including, for example, sub-metered electrical charges); (10) all wages, salaries, payroll taxes, fringe benefits and other labor costs, including the cost of workers' compensation and disability insurance in connection with any of the foregoing; (11) all supplies, materials, equipment and tools in connection with any of the foregoing; and (12) all fees or other charges incurred in connection with voluntary or involuntary membership in any energy conservation, air quality, environmental, traffic management or similar organization.

(b) Operating Expenses shall be adjusted as described in this Subsection. In the event the Building is not 100% occupied during all of any Adjustment Year, or any other tenant in the Building provides itself (or contracts directly for) a service of a type which Landlord would supply under the Lease and which costs would be included in Operating Expenses if paid or incurred by Landlord, or any such tenant is separately metered or sub-metered for such service, then Operating Expenses for such Adjustment Year shall be increased, employing sound management practices, to equal the amount of Operating Expenses that would have been paid or incurred by Landlord had the Building been 100% occupied during the entire Adjustment Year and had such service been provided without separate metering or sub-metering, and the amount so determined shall be deemed to have been the amount of Operating Expenses for such Adjustment Year; provided, however, that such adjustment shall fairly allocate variable Operating Expenses so that Landlord does not, as a result of such adjustment, receive reimbursements from tenants in excess of its expenditures.

(c) Operating Expenses shall not include the following ("Exclusions"): (1) costs of alterations solely attributable to space to be occupied by Tenant or other new or existing tenants of the Project; (2) depreciation charges; (3) interest and principal payments on loans (except for interest on the unamortized balance of capital expenditures or improvements which Landlord is allowed to include in Operating Expenses as provided above); (4) ground rental payments; (5) real estate brokerage and leasing commissions; (6) advertising and marketing expenses; (7) repairs to the extent reimbursed by net proceeds of insurance or net payments by third parties; (8) expenses incurred in negotiating leases of other tenants in the Project or enforcing lease obligations of other tenants in the Project; (9) replacement of or structural repairs to: (a) the roof, (b) the exterior walls, (c) foundation or other structural elements (if any) of the Building; (10) cost of any service which is provided to other tenants without charge and which is either not offered to Tenant or is paid for directly by Tenant; (11) for the purpose of adjusting for certain utilities separately sub-metered to Tenant (including, for example, electricity) or services directly contracted for by Tenant (including, for example, janitorial service) and paid for by Tenant other than as Tenant's Share of Operating Expenses, Operating Expenses shall exclude such expenses with respect to the Premises and any other occupiable space in the Building; (12) costs of work, if any, required for the Base Building (as defined in the Workletter) to comply with the ADA (as defined in Article Seven) as applicable as of the execution date of the Lease or required for the Landlord Work to comply with the ADA as applicable as of Substantial Completion of the Landlord Work or required for the Common Areas to
comply with the ADA as applicable as of the execution date of the Lease; and (13) fines or penalties imposed upon Landlord and/or the Building due to any violation of any Law.

PREMISES: The space located in the Building at the Suite Number listed in Section 1.01(13) and depicted on Exhibit A attached hereto.

PROJECT or PROPERTY: As of the date hereof, the Project is known as Philadelphia Street and consists of the Building (whose general location is shown on the Site Plan attached as Exhibit C), together with the Land (including without limitation, vehicular and parking areas, landscaping and improvements on the Land), and any associated interests in real property, and the personal property, fixtures, machinery, equipment, systems and apparatus located in or used in conjunction with any of the foregoing. Landlord reserves the right from time to time to add or remove buildings, improvements and parcels of real estate to or from the Property, or to add or remove a building (or expand the Building) to or from the Property. Provided however, such changes shall not materially and adversely interfere with Tenant's access to the Premises and the Truck Court, or with Tenant's parking, subject to and as more particularly provided in Sections 2.06 and 2.07. In the


 
4

 

event of any such addition or removal which affects the Rentable Area of the Building or the rentable area of the Project, Landlord shall make a corresponding recalculation and adjustment of any affected rentable area and Tenant's Share.

REAL PROPERTY: The Property excluding any personal property.

REFERENCE RATE: The rate then most recently announced by Bank of America National Trust and Savings Association (or any other similar institution reasonably designated in writing by Landlord in the event Bank of America ceases to publish such rate) as its corporate base lending rate, from time to time announced.

RENT: Collectively, Monthly Base Rent, Rent Adjustments and Rent Adjustment Deposits, and all other charges, payments, late fees or other amounts required to be paid by Tenant under this Lease.

RENT ADJUSTMENT: Any amounts owed by Tenant for payment of Operating Expenses and Taxes. The Rent Adjustments shall be determined and paid as provided in Article Four.

RENT ADJUSTMENT DEPOSIT: An amount equal to Landlord's estimate of the Rent Adjustment attributable to each month of the applicable Adjustment Year. Landlord may estimate and notify Tenant in writing of its estimate of Operating Expenses and Taxes and Tenant's Share of Operating Expenses and Taxes for the applicable Adjustment Year. The Rent Adjustment Deposit applicable for the Adjustment Year in which the Commencement Date occurs shall be the amount specified in Section 1.01(9) or by subsequent notice from Landlord to Tenant. Nothing contained herein shall be construed to limit the right of Landlord from time to time during any calendar year to revise its estimate of Operating Expenses and to notify Tenant in writing thereof and of revision by prospective adjustments in Tenant's Rent Adjustment Deposit payable over the remainder of such year. The last estimate by Landlord shall remain in effect as the applicable Rent Adjustment Deposit unless and until Landlord notifies Tenant in writing of a change.

RENTABLE AREA OF THE BUILDING: The amount of square footage set forth in Section 1.01(11), which includes the square footage of the utility room.

RENTABLE AREA OF THE PREMISES: The amount of square footage set forth in Section 1.01(10).

SECURITY DEPOSIT: The funds specified in Section 1.01(12), if any, deposited by Tenant with Landlord as security for Tenant's performance of its obligations under this Lease.

SUBSTANTIALLY COMPLETE or SUBSTANTIAL COMPLETION: The completion of the Landlord Work or Tenant Work, as the case may be, except for minor insubstantial details of construction, decoration or mechanical adjustments which remain to be done, and which will not materially and adversely interfere with conduct of Tenant's business in the ordinary course.

TAXES:

(a) Taxes. All federal, state and local governmental taxes, assessments (including assessment bonds) and charges of every kind or nature, whether general, special, ordinary or extraordinary, which Landlord shall pay or become obligated to pay because of or in connection with the ownership, leasing, management, control or operation of the Property or any of its components (including any personal property used in connection therewith), which may also include any rental or similar taxes levied in lieu of or in addition to general real and/or personal property taxes. For purposes hereof, Taxes for any tax fiscal year shall be Taxes which are assessed for any period of such year, whether or not such Taxes are billed and payable in a subsequent year. There shall be included in Taxes for any tax fiscal year the amount of all reasonable fees, costs and expenses (including reasonable attorneys' fees) paid by Landlord during such year in seeking or obtaining any refund or reduction of Taxes. Taxes for any tax fiscal year shall be reduced by the net amount of any tax refund received by Landlord attributable to such year. If a special assessment payable in installments is levied against any part of the Property, Taxes for any year shall include only the installment of such assessment and any interest payable or paid during such year. Taxes shall not include any federal or state inheritance, general income, gift or estate taxes, except that if a change occurs in the method of taxation resulting in whole or in part in the substitution of any such taxes, or any other assessment, for any Taxes as above defined, such substituted taxes or assessments shall be included in the Taxes. Notwithstanding the foregoing, Taxes shall not include any amounts paid by Tenant directly pursuant to Section 4.04.

(b) Treatment of Transfer Increase from a Sale. Notwithstanding the foregoing, as more particularly provided below in this Subsection (b), only during the period (the "Protection Period") of the initial Term beginning on the Commencement Date and ending on the day before the fifth anniversary of the Commencement Date, a Transfer Increase (defined below) shall be excluded from Taxes. On and after the fifth anniversary of the Commencement Date there shall be no further exclusion of any Transfer Increase and Taxes shall include, without limitation, one hundred percent (100%) of all Taxes assessed. For purposes of this Subsection (b), the term "Transfer Reassessment" shall mean a reassessment of the Real Property for real estate tax purposes by the appropriate governmental authority pursuant to the terms of California Constitution Article XIII A ("Proposition 13") solely as a result of a sale or transfer of fee title of the Real Property if such sale or transfer constitutes a "Change of Ownership", as defined in Section 60 et seq. of the California Revenue and Taxation Code (the "R&T Code"). For purposes of this Subsection (b), the term "Transfer Increase" shall mean that portion of Taxes which increases (if at all) solely as a result of a Transfer Reassessment, as calculated immediately following the Transfer Reassessment, and


 
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accordingly, the term Transfer Increase shall not include (and Tenant shall not be protected from) any portion of real property taxes, as calculated immediately following the Reassessment, which is (i) attributable to the assessment of the value of the Real Property, the base Real Property and the tenant improvements in or about the Real Property immediately prior to the Transfer Reassessment, or (ii) attributable to any purchase of land which is added to the Real Property, expansion and/or improvement of the Building at any time permitted in accordance with other provisions of this Lease, and without limiting the generality of the foregoing, the real property taxes with respect to the New Land (as defined in Rider 2) attributable to the period after substantial completion of the shell of the New Space (as defined in Rider 2), if acquired and constructed; (iii) attributable to assessments which were pending immediately prior to the Transfer Reassessment, which assessments were conducted during, and included in, such Transfer Reassessment, or which assessments were otherwise rendered unnecessary following the Reassessment, or (iv) attributable to the annual inflationary increase of real property taxes; or (v) any assessment or reassessment or increase in real property taxes to the extent arising by virtue of a modification of Proposition 13 by legislative, judicial or other action hereafter. If at any time Proposition 13 is repealed or invalidated by legislative, judicial or other action, the provisions of this Subsection (b) shall be deemed null and void and of no further force or effect, and any reassessment for real property tax purposes or other increase in real property taxes attributable to or arising out of the repeal or invalidation of Proposition 13 shall not be subject to the provisions of this Subsection.

TENANT ADDITIONS: Collectively, Landlord Work, Tenant Work and Tenant Alterations.

TENANT ALTERATIONS: Any alterations, improvements, additions, installations or construction in or to the Premises or any Real Property systems serving the Premises done or caused to be done by Tenant (excluding Landlord Work or Tenant Work).

TENANT DELAY: Any event or occurrence which delays the Substantial Completion of the Landlord Work which is caused by or is described as follows:

(i) special work, changes, alterations or additions requested by Tenant to the Landlord Work (as described in the Workletter);

(ii) Tenant's delay in submitting plans, supplying information, approving plans, specifications or estimates, giving authorizations or otherwise;

(iii) failure to approve and pay for such work as Landlord undertakes to complete at Tenant's expense;

(iv) the performance or completion by Tenant or any person engaged by Tenant of any work in or about the Premises; or

(v) failure to perform or comply with any obligation or condition binding upon Tenant pursuant to the Workletter, including the failure to approve and pay for such Landlord Work or other items if and to the extent the Workletter provides they are to be approved or paid by Tenant.

Provided however, Tenant Delay shall exclude that number of days where Tenant's failure or delay is caused by "Tenant's Force Majeure" (defined below). "Tenant's Force Majeure" shall mean any accident, casualty, act of God, war or civil commotion, strike or labor troubles, or any cause whatsoever beyond the reasonable control of Tenant, including water shortages, energy shortages or governmental preemption in connection with an act of God, a national emergency, or by reason of Law, or by reason of the conditions of supply and demand which have been or are affected by act of God, war or other emergency.

TENANT WORK: All work installed or furnished to the Premises by Tenant in connection with Tenant's initial occupancy pursuant to the Workletter.

TENANT'S SHARE: The percentage specified in Section 1.01(14), which represents the ratio of the Rentable Area of the Premises to the Rentable Area of the Building.

TERM: The term of this Lease commencing on the Commencement Date and expiring on the Expiration Date.

TERMINATION DATE: The Expiration Date or such earlier date as this Lease terminates or Tenant's right to possession of the Premises terminates.

WORKLETTER: The Agreement regarding the manner of completion of Landlord Work and Tenant Work set forth on Exhibit B attached hereto.

ARTICLE TWO
PREMISES, TERM, FAILURE TO GIVE POSSESSION, AND PARKING

2.01  LEASE OF PREMISES

Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for the Term and upon the terms, covenants and conditions provided in this Lease. In the event Landlord delivers possession of the Premises to Tenant prior to the Commencement Date, Tenant shall be subject to all of the terms, covenants and conditions of this Lease (except with respect to the payment of Rent) as of the date of such possession.


 
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2.02  TERM

(a) The Commencement Date shall be the date which is the earlier of (i) the date on which the Landlord Work is Substantially Complete (recognizing that may occur before, on or after the Projected Commencement Date); or (ii) the date Tenant first accepts possession and occupies all or part of the Premises for the conduct of business.

(b) Within thirty (30) days following the occurrence of the Commencement Date, Landlord and Tenant shall enter into an agreement (which is attached hereto as Rider 1) confirming the Commencement Date and the Expiration Date. If Tenant fails to enter into such agreement, then the Commencement Date and the Expiration Date shall be the dates designated by Landlord in such agreement.

2.03  FAILURE TO GIVE POSSESSION

(a) If Landlord shall be unable to give possession of the Premises on the Projected Commencement Date by reason of the following: (i) the Building has not been sufficiently completed to make the Premises ready for occupancy, (ii) the Landlord Work is not Substantially Complete, or (iii) for any other reason, then Landlord shall not be subject to any liability for the failure to give possession on said date. Under such circumstances the Rent reserved and covenanted to be paid herein shall not commence until the Premises are made available to Tenant by Landlord, and no such failure to give possession on the Projected Commencement Date shall affect the validity of this Lease or the obligations of Tenant hereunder. At the option of Landlord to be exercised within thirty (30) days of the delayed delivery of possession to Tenant, the Lease shall be amended so that the Term shall be extended by the period of time possession is delayed. The said Premises shall be deemed to be ready for Tenant's occupancy and Substantially Complete in the event Landlord's Work is Substantially Complete in fact, or if the delay in the availability of the Premises for occupancy shall be due to any Tenant Delay and/or default on the part of Tenant and/or its subtenant or subtenants. In the event of any dispute as to whether the Landlord Work is Substantially Complete, the decision of Landlord's architect shall be final and binding on the parties, except as otherwise provided in Section 2.08.

(b) Notwithstanding any provision of Subsection (a) above to the contrary (but subject to the provisions of Section 2.08 in the event of a dispute as to Substantial Completion), if Substantial Completion of Landlord's Work does not occur on or before the Sunset Date (defined below), and Tenant has not, with Landlord's consent taken possession and occupancy of the Premises and commenced doing business (other than construction of the Tenant Work) from it prior to Substantial Completion of the Landlord Work, then, as Tenant's sole and exclusive remedy, Tenant shall have the option to terminate this Lease exercisable by giving written notice to Landlord within three (3) business days after the Sunset Date. If Tenant does not timely give notice of its election to terminate this Lease as aforesaid and Substantial Completion of Landlord's Work does not occur on or before the date which is thirty (30) days following the Sunset Date, then Tenant shall again have such option to terminate this Lease in the manner described above and such date shall constitute the new Sunset Date; it being the intention of the parties that Tenant shall have a recurring termination option after each such thirty (30) day period following the initial Sunset Date if Substantial Completion of Landlord's Work shall not have occurred by the end of each such thirty (30) day period. As used in this Lease, "Sunset Date" means the initial Sunset Date which is ninety (90) days after the Projected Commencement Date and any succeeding new Sunset Dates (at thirty (30) day intervals after the initial Sunset Date) and each such Sunset Date, as applicable, shall be extended by the number of days of delay due to Force Majeure plus the number of days of Tenant Delay, if any. On or before the Sunset Date, if such date includes any period of Force Majeure or Tenant Delay, Landlord shall give Tenant written notice of the resulting calendar date which the Sunset Date.

2.04  AREA OF PREMISES

Landlord and Tenant agree that for all purposes of this Lease, the Rentable Area of the Premises and the Rentable Area of the Building as set forth in Article One are controlling and are not subject to revision after the date of this Lease, except as otherwise provided herein.

2.05  CONDITION OF PREMISES

Tenant shall notify Landlord in writing within thirty (30) days after the later of Substantial Completion of the Landlord Work or when Tenant takes possession of the Premises of any defects in the Premises or in the materials or workmanship furnished by Landlord in completing the Landlord Work (collectively, "Defects"). Except for Defects stated in such thirty (30) day notice and Latent Defects (defined below) of which Tenant gives Landlord notice within eleven (11) months after Substantial Completion of the Landlord Work, Tenant shall be conclusively deemed to have accepted the Premises "AS IS" in the condition existing on the date Tenant first takes possession, and to have waived all claims relating to the condition of the Premises. Landlord shall proceed diligently to correct the Defects stated in the applicable notice unless Landlord disputes the existence of any such Defects. In the event of any dispute as to the existence of any Defects, the decision of Landlord's architect shall be final and binding on the parties, except as otherwise provided in Section 2.08. For purposes of this Lease, "Latent Defects" shall mean Defects which were not readily apparent when the thirty (30) day notice was due. No agreement of Landlord to alter, remodel, decorate, clean or improve the Premises or the Property and no representation regarding the condition of the Premises or the Property has been made by or on behalf of Landlord to Tenant, except as may be specifically stated in this Lease.


 
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2.06  COMMON AREAS

(a) Right to Use Common Areas. Tenant shall have the non-exclusive right, in common with others, to the use of any common entrances, drives and similar access and serviceways and other Common Areas in the Project. The rights of Tenant hereunder in and to the Common Areas shall at all times be subject to the rights of Landlord and other tenants in the Project who use the same in common with Tenant, and it shall be the duty of Tenant to keep all the Common Areas free and clear of any obstructions created or permitted by Tenant or resulting from Tenant's operations. Tenant shall not use for storage purposes the Common Areas or common facilities of the Building or the Project, including any electrical and/or telephone room of the Building, common entrances, drives and similar access and serviceways, parking lot or trash enclosures. Nothing herein shall affect the right of Landlord at any time to remove any persons not authorized to use the Common Areas or common facilities from such areas or facilities or to prevent their use by unauthorized persons.

(b) Changes in Common Areas. Landlord reserves the right, at any time and from time to time to (i) make alterations in or additions to the Common Areas or common facilities of the Project, including constructing new buildings or changing the location, size, shape or number of the driveways, entrances, parking spaces, parking areas, loading and unloading areas, landscape areas and walkways, (ii) designate property to be included in or eliminate property from the Common Areas or common facilities of the Project, (iii) close temporarily any of the Common Areas or common facilities of the Project for maintenance purposes, and (iv) use the Common Areas and common facilities of the Project while engaged in making alterations in or additions and repairs to the Project; provided, however, that reasonable access to the Premises, Truck Court and Tenant's Parking Area remains available, and any such action shall not materially and adversely interfere with Tenant's occupancy of the Premises or the conduct of Tenant's business therein.

2.07  TENANT'S PARKING AREA & TRUCK COURT

(a) Right to Use. Tenant shall have the right to use the areas designated as Tenant's Parking Area and Truck Court, respectively, for only those purposes, and on the terms and conditions, as follows:

(1) Tenant shall have the right to use the Tenant's Parking Area for parking of Tenant's vehicles and those of its employees and invitees. Tenant's Parking Area shall be located in certain areas of the Truck Court, which Truck Court is shown on Exhibit C and in such other areas of the Property as Landlord designates, as shown and provided on Exhibit C.

(2) Tenant shall have the right to use the area designated as the Truck Court on Exhibit C for loading, unloading and parking of Tenant's vehicles and those of its employees and invitees.

(3) Tenant's Parking Area and the Truck Court are not part of the Common Areas, and Tenant's use of Tenant's Parking Area and the Truck Court shall be subject to the same obligations and conditions that apply to Tenant with respect to the Premises in the same manner as if such areas were a part of the Premises. Tenant shall not be obligated to repave the Tenant's Parking Area or Truck Court except for improper use and to repair and restore any damage in connection with installation, maintenance, repair or removal of any Tenant Additions affecting the Truck Court.

(b) Landlord's Access; Third Parties. Landlord fully reserves the right for Landlord or Landlord's agents to enter and use such areas to the same extent as if such areas were part of the Premises or Common Areas. Landlord shall have no obligation to restrict or control access of third parties to such areas, or to tow or remove any vehicles of third parties. Upon completion of a chain link fence (as part of the Landlord Work pursuant to the Workletter) on the westerly side of the Truck Court, which will be added to existing fencing and gates, the Truck Court and East Parking Area will be enclosed within fences with gates. The Relocation Parking Area shall be as described in Section 2.07(a)(1) above.

2.08  DISPUTE RE SUBSTANTIAL COMPLETION OF OR DEFECTS IN PREMISES

In the event that Tenant disputes the determination by Landlord of Substantial Completion in accordance with Section 2.03 or Defects to be corrected by Landlord in accordance with Section 2.05, then within ten (10) business days after notice from Landlord of the determination of Landlord's architect, Tenant shall give Landlord written notice ("Tenant's Dispute Notice") stating the different date of Substantial Completion or different Defects asserted by Tenant to be in accordance with the terms of such Sections, identifying in detail the reasons for such differences, and identifying the name, address and telephone number of Tenant's architect. Landlord's architect and Tenant's architect shall meet to make a good faith effort to resolve the dispute, but if within ten (10) business days after Tenant's Dispute Notice they are unable to agree on a resolution of the disputed item or items, the disputed item or items shall be submitted to arbitration in accordance with the provisions of this Section. Any arbitration under this Section 2.06 shall be conducted in the county in which the Building is located in accordance with the then prevailing rules of the American Arbitration Association or its successor for arbitration of commercial disputes, modified as follows, and any judgment or award rendered therein shall be final and binding upon the parties and may be entered in any court of competent jurisdiction:

     (a) Landlord and Tenant shall select a Qualified Architect to act as arbitrator hereunder in accordance with the procedure specified below. For purposes hereof, a "Qualified Architect" shall


 
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mean an architect licensed in the State of California who is familiar with the construction of tenant improvements in warehouse and distribution buildings in the county in which the Building is located. Within twenty (20) business days after Tenant's Dispute Notice, Landlord shall in writing propose to Tenant its choice of a Qualified Architect. If Tenant reasonably objects to Landlord's proposed Qualified Architect, it shall in writing notify Landlord within ten business days after Landlord's proposal. In the event of timely objection, Landlord shall within an additional ten (10) business days in writing propose another Qualified Architect and the foregoing process shall continue until Landlord and Tenant have agreed upon a Qualified Architect. If Landlord and Tenant cannot agree on a Qualified Architect to act as arbitrator after five proposals are made and rejected, either party may petition the then Chief Judge of the United States District Court having jurisdiction over the county in which the Building is located to appoint a Qualified Architect as the arbitrator. In the event of Landlord's failure to propose an arbitrator, Tenant may within ten (10) business days after the expiration of the period for Landlord to propose a Qualified Architect, propose its own choice of a Qualified Architect to act as arbitrator and Landlord may reasonably object. If neither party timely proposes an arbitrator, the determination of Landlord's architect shall be final and binding with the same force and effect as a determination by the arbitrator. If an objection is not timely made to a proposed arbitrator, that arbitrator shall be deemed selected and accepted as of the date of expiration of the ten (10) business day period within which an objection could be made, and shall act as the arbitrator hereunder.

(b) Within fifteen (15) business days after selection of a Qualified Architect to act as arbitrator, each of Landlord's architect and Tenant's architect shall render in writing to each of Landlord, Tenant and the selected arbitrator, its determination in accordance with the provisions of this Lease of the disputed item(s) and corresponding date of Substantial Completion or defect(s) to be corrected, as the case may be.

(c) Within thirty (30) days after the arbitrator has received a copy of the determination of Landlord's architect and Tenant's architect as provided above, as to each disputed item, the arbitrator shall select that one of the two submitted determinations which is closer to the arbitrator's determination. The arbitrator's determination shall be made in accordance with the provisions of this Lease applicable to such disputed item, and in no event shall the arbitrator, Landlord's architect or Tenant's architect modify any provision of the Lease in arriving at its respective determination. The arbitrator's determination and selection shall be made in writing to both Landlord and Tenant, and shall be final and binding upon them.

(d) The arbitrator shall have the right to consult experts and competent authorities regarding factual information or evidence pertaining to a determination of the disputed item(s); provided, however, that any such consultation shall be made in the presence of Landlord, Tenant and their representatives, with full right on the part of each to cross-examine.

(e) In the event of any failure, refusal or inability of the arbitrator to act, a successor shall be appointed in the same manner provided above for the arbitrator's appointment. Each party shall bear all costs and expenses of its own architect and both shall equally share all costs and expenses of the arbitrator, if any. All attorneys' fees and expenses of witnesses shall be paid by the party engaging such attorney or calling such witness.

(f) In the event the determination of the disputed item(s) has or have been submitted to arbitration but such arbitration has not been concluded prior to the Commencement Date (as initially determined by Landlord's architect), Tenant shall pay to Landlord Rent from and after such date pending determination of the disputed item(s). In the event the Commencement Date for Rent determined by arbitration results in an amount due for Rent different from the amount paid to date, Tenant shall immediately pay to Landlord any greater amount due and Landlord shall give Tenant a credit against the next Monthly Base Rent installments due from Tenant if the amount due is less that that paid to date.

ARTICLE THREE
RENT

Tenant agrees to pay to Landlord at the first office specified in Section 1.01(2), or to such other persons, or at such other places designated by Landlord, without any prior demand therefor and without any deduction or offset whatsoever, Rent, including Monthly Base Rent, Rent Adjustment Deposits and Rent Adjustments in accordance with Article Four. Monthly Base Rent shall be paid monthly in advance on the first day of each month of the Term, except that the first installment of Monthly Base Rent shall be paid by Tenant to Landlord concurrently with execution of this Lease. Monthly Base Rent shall be prorated for partial months within the Term. Tenant's covenant to pay Rent shall be independent of every other covenant in this Lease. It is intended that this Lease be a "triple net lease," and that the Rent to be paid hereunder by Tenant will be received by Landlord without any deduction or offset whatsoever by Tenant, foreseeable or unforeseeable. Except as expressly provided to the contrary in this Lease, Landlord shall not be required to make any expenditure, incur any obligation, or incur any liability of any kind whatsoever in connection with this Lease or the ownership, construction, maintenance, operation or repair of the Premises.


 
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ARTICLE FOUR
RENT ADJUSTMENTS AND PAYMENTS

4.01  RENT ADJUSTMENTS

Tenant shall pay to Landlord Rent Adjustments with respect to each Adjustment Year as follows:

(a) The Rent Adjustment Deposit representing Tenant's Share of Landlord's estimate of Operating Expenses and of Taxes for the applicable Adjustment Year, monthly during the Term with the payment of Monthly Base Rent, except the first installment which shall be paid by Tenant to Landlord concurrently with the execution of this Lease; and

(b) Any Rent Adjustments due in excess of the Rent Adjustment Deposits in accordance with Section 4.02.

4.02  STATEMENT OF LANDLORD

Within one hundred twenty (120) days after the end of each calendar year or as soon thereafter as reasonably possible, Landlord will furnish Tenant a statement ("Landlord's Statement") showing the following:

(a) Operating Expenses for the last Adjustment Year showing in reasonable detail the actual Operating Expenses and Taxes, and Tenant's Share thereof as described in Section 4.01 above;

(b) The amount of Rent Adjustments due Landlord for the last Adjustment Year, less credit for Rent Adjustment Deposits paid, if any; and

(c) Any change in the Rent Adjustment Deposit due monthly in the current Adjustment Year, including the amount or revised amount due for months preceding any such change pursuant to Landlord's Statement.

Tenant shall pay to Landlord within thirty (30) days after receipt of such statement any amounts for Rent Adjustments then due in accordance with Landlord's Statement. Any amounts due from Landlord to Tenant pursuant to this Section shall be credited to the Rent Adjustment Deposit next coming due, or refunded to Tenant within thirty (30) days after Landlord's Statement is given if the Term has already expired, provided Tenant is not in default hereunder. No interest or penalties shall accrue on any amounts which Landlord is obligated to credit or refund to Tenant by reason of this Section 4.02. Landlord's failure to deliver Landlord's Statement or to compute the amount of the Rent Adjustments shall not constitute a waiver by Landlord of its right to deliver such items nor constitute a waiver or release of Tenant's obligations to pay such amounts. The Rent Adjustment Deposit shall be credited against Rent Adjustments due for the applicable Adjustment Year. During the last complete calendar year or during any partial calendar year in which the Lease terminates, Landlord may include in the Rent Adjustment Deposit its estimate of Rent Adjustments which may not be finally determined until after the termination of this Lease. Tenant's obligation to pay Rent Adjustments survives the expiration or termination of this Lease.

4.03  BOOKS AND RECORDS

Landlord shall maintain books and records showing Operating Expenses and Taxes in accordance with sound accounting and management practices, consistently applied. Tenant or its representative shall have the right, for a period of ninety (90) days following the date upon which Landlord's Statement is delivered to Tenant, to examine Landlord's books and records with respect to the items in the foregoing statement of Operating Expenses and Taxes during normal business hours, upon written notice, delivered at least three (3) business days in advance. If Tenant does not object in writing to Landlord's Statement within one hundred twenty (120) days of Tenant's receipt thereof, specifying the nature of the item in dispute and the reasons therefor, then Landlord's Statement shall be considered final and accepted by Tenant. Any amount due to Landlord as shown on Landlord's Statement, whether or not disputed by Tenant as provided herein shall be paid by Tenant when due as provided above, without prejudice to any such written exception.

4.04  TENANT OR LEASE SPECIFIC TAXES

In addition to Monthly Base Rent, Rent Adjustments, Rent Adjustment Deposits and other charges to be paid by Tenant, Tenant shall pay to Landlord, upon demand, any and all taxes payable by Landlord (other than federal or state inheritance, general income, gift or estate taxes) whether or not now customary or within the contemplation of the parties hereto: (a) upon, allocable to, or measured by the Rent payable hereunder, including any gross receipts tax or excise tax levied by any governmental or taxing body with respect to the receipt of such rent; or (b) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion thereof; or (c) upon the measured value of Tenant's personal property or trade fixtures located in the Premises or in any storeroom or any other place in the Premises or the Property, or the areas used in connection with the operation of the Property, it being the intention of Landlord and Tenant that, to the extent possible, Tenant shall cause taxes on such personal property and trade fixtures to be billed directly to Tenant, and whether or not so billed, Tenant shall pay all taxes attributable to its personal property and trade fixtures; or (d) resulting from Landlord Work, Tenant Work or Tenant Alterations to the Premises, whether title thereto is in Landlord or Tenant; or (e) upon this transaction. Taxes paid by Tenant pursuant to this Section 4.04 shall not be included in any computation of Taxes payable pursuant to Sections 4.01 and 4.02.

 
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ARTICLE FIVE
SECURITY DEPOSIT

INTENTIONALLY OMITTED

ARTICLE SIX
UTILITIES & SERVICES

6.01  LANDLORD'S OBLIGATIONS GENERALLY

(a) Landlord shall provide services and maintenance only as expressly provided in this Section 6.01 and Article Eight below.

(b) Landlord shall provide water through Landlord's existing water pipes and permit Tenant to connect to Landlord's existing water and sewer pipes as provided in Section 6.02(b) below for the purpose of providing such utilities to the Premises. Landlord shall not be obligated to provide any chilled water, tempered water or water heater, nor shall Landlord be obligated to provide any restroom facility or plumbing above the slab. Notwithstanding any provision of the foregoing to the contrary, to the extent provided as part of the Landlord Work in the Workletter, Landlord shall bring a water line to the Premises and provide restroom facilities connected to the existing under-slab sewer line.

(c) Landlord shall provide electricity to Landlord's existing main electrical panel in the utility room of the Building and permit Tenant to connect to such panel for the purpose of providing such utility to the Premises as provided in Section 6.02(b) below. Notwithstanding any provision of the foregoing to the contrary, to the extent provided as part of the Landlord Work in the Workletter, Landlord will bring an electricity line from the utility room to the designated point on Tenant's side of the demising wall of the Premises and as otherwise described as part of the Landlord Work.

(d) Landlord shall permit Tenant to connect to Landlord's existing main telephone panel in the utility room of the Building for the purpose of providing such utility to the Premises as provided in Sections 6.02(b) and 6.03 below.

6.02  TENANT'S OBLIGATIONS & PAYMENT

(a) Tenant shall be responsible for and shall pay promptly all charges for refuse pickup (to be performed on a regularly scheduled basis so that accumulated refuse does not exceed the capacity of Tenant's refuse bins), janitorial service, pest control and extermination, security and all utilities (except as provided in Sections 6.02(b) and (c)), materials and services furnished directly to or used by Tenant in, on or about the Premises, together with all taxes thereon. Tenant shall contract directly with the providing companies for such utilities and services, subject to all other provisions of this Lease.

(b) All connections to Landlord's existing electrical, water, sewer and telephone systems contemplated by Section 6.01 shall be subject to all other provisions of this Lease, including Landlord's prior written approval, which shall not be unreasonably withheld, of all relevant factors, including allocation of available capacity of each system, the extent to which the system is safely capable for the desired connection, and other provisions of Article Nine. Except to the extent provided as part of the Landlord Work in the Workletter, Tenant shall make, maintain and repair, at its sole cost and expense, all connections, modifications, extensions and installations to or of any electrical panel, breaker, feeder, wiring, conduits, transformer, plumbing and any additional equipment necessary to connect Tenant's facilities to any Building Systems. Tenant shall be responsible to maintain, repair, replace and operate all such connections, modifications, extensions and installations, at Tenant's sole cost and expense. Tenant's use of electric current shall at no time exceed the capacity of the wiring, feeders and risers providing electric current to the Premises or the Building. The consent of Landlord to the installation of electric equipment shall not relieve Tenant from the obligation to limit usage of electricity to no more than such capacity. Without limiting the generality of the foregoing, all installations, maintenance, repair, replacement and use of such installations by Tenant shall comply will Law and with all requirements of the provider of such utilities, including for example, all requirements of the water and/or sewer utilities serving the Property.

(c) Without limiting the generality of the foregoing, Tenant, at Tenant's sole cost and expense, shall provide, install, operate, maintain, repair and replace separate submeter(s) for Tenant's consumption of electricity (and upon Landlord's request, for water and any other utility which Landlord permits Tenant to use). Notwithstanding any provision of the foregoing to the contrary, to the extent provided as part of the Landlord Work in the Workletter, Landlord shall provide and install the initial electric submeter and any initial testing and certification. Tenant shall pay Landlord within fifteen (15) days after Landlord gives Tenant a statement for all costs of such electricity (and water or other utility which is separately submetered) used by or furnished to Tenant, as shown by such submeter(s). For any billing period which will not be completed and billed before the Lease terminates, Landlord may bill Tenant in advance on an estimated basis, subject to subsequent adjustment for any further amount due from Tenant or credit/refund due from Landlord when the final submeter readings are done. Tenant's obligation to pay such amounts survives the expiration or termination of this Lease. In the event of failure or malfunction of such submeter(s), Tenant shall promptly repair or replace such failed or malfunctioning submeter(s), and for any period of failure or malfunction, Tenant shall pay any amounts due based upon estimated usage. Tenant shall cause all submeters installed by Tenant for any purpose, whether for electricity, water or other utility to be

 
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tested and certified prior to Tenant's occupancy of the Premises and thereafter at least annually by a State of California certified testing company, at Tenant's sole cost and expense.

6.03  TELEPHONE SERVICES

All telegraph, telephone, and communication connections which Tenant may desire outside the Premises and location thereof shall be subject to Landlord's prior written approval, which shall not be unreasonably withheld. As to any such connections or work outside the Premises requiring Landlord's approval, Landlord reserves the right to restrict and control access to the utility room, telephone cabinets or panels, and the contractors performing telephone or other communication cable installation, removal, repair and maintenance outside the Premises shall be subject to Landlord's reasonable prior written approval. Provided however, such approval is not required as to Tenant's choice of service provider serving Tenant exclusively or telephone equipment installation within the Premises and serving Tenant exclusively. Tenant shall be responsible for and shall pay all costs incurred in connection with the installation of telephone cables and communication wiring in the Premises, including any hook-up, access and maintenance fees related to the installation of such wires and cables in the Premises and the commencement of service therein, and the maintenance thereafter of such wire and cables; and there shall be included in Operating Expenses for the Building all installation, removal, hook-up or maintenance costs incurred by Landlord in connection with telephone cables and communication wiring serving the Building which are not allocable to any individual users of such service but are allocable to the Building generally. If Tenant fails to maintain all telephone cables and communication wiring in the Premises and such failure affects or interferes with the operation or maintenance of any other telephone cables or communication wiring serving the Building, Landlord or any vendor hired by Landlord may, on reasonable notice to Tenant at the Premises (i.e., without written notice to Tenant pursuant to Article Twenty-four and except that no notice shall be required in a situation where, in the reasonable judgment of Landlord, an emergency exists), enter into and upon the Premises forthwith and perform such repairs, restorations or alterations as Landlord deems necessary in order to eliminate any such interference (and Landlord may recover from Tenant all of Landlord's costs in connection therewith).

6.04  FAILURE OR INTERRUPTION OF UTILITY OR SERVICE

To the extent that any equipment or machinery furnished or maintained by Landlord is used in the delivery of utilities to Tenant pursuant to Sections 6.01 or 6.02 and breaks down or ceases to function properly, Landlord shall use reasonable diligence to repair same promptly. In the event of any failure, stoppage or interruption of, or change in, any utilities or services supplied by Landlord which are not directly obtained by Tenant, Landlord shall use reasonable diligence to have service promptly resumed. In either event covered by the preceding two sentences, if the cause of any such failure, stoppage or interruption of, or change in, utilities or services is within the control of a public utility, other public or quasi-public entity, or utility provider, notification to such utility or entity of such failure, stoppage or interruption and request to remedy the same shall constitute "reasonable diligence" by Landlord to have service promptly resumed. Notwithstanding any other provision of this Section to the contrary, in the event of any failure, stoppage or interruption of, or change in, any utility or other service furnished to the Premises or the Project resulting from any cause, including changes in service provider or Landlord's compliance with any voluntary or similar governmental or business guidelines now or hereafter published or any requirements now or hereafter established by any governmental agency, board or bureau having jurisdiction over the operation of the Property: (a) Landlord shall not be liable for, and Tenant shall not be entitled to, any abatement or reduction of Rent; (b) no such failure, stoppage, or interruption of any such utility or service shall constitute an eviction of Tenant or relieve Tenant of the obligation to perform any covenant or agreement of this Lease to be performed by Tenant; and (c) Landlord shall not be in breach of this Lease nor be liable to Tenant for damages or otherwise. Notwithstanding any provision of the foregoing to the contrary:

(a) the preceding sentence shall not deprive Tenant of any abatement of Rent to which Tenant would be entitled pursuant to Article Fourteen or of Tenant's rights and remedies for a Landlord default pursuant to Section 11.05, and shall not relieve Landlord of liability for damages to either persons, property, or business to the extent caused by Landlord's negligence or wrongful act, subject to and without diminishing any waivers by Tenant pursuant to Article Seventeen or waivers by Tenant or Landlord or their respective insurers in effect pursuant to Section 16.04;

(b) subject to Section 6.04(c) below, in the event and to the extent that Tenant is unable to occupy the Premises or part thereof for five (5) consecutive days after Tenant has given Landlord written notice of such condition (the "Eligibility Period") as a result of Landlord's failure to provide utilities or services which Landlord is obligated to provide, but excluding any period occupancy is prevented to the extent caused by any of the following:

(i) caused by any act or omission of Tenant, any assignee, any subtenant or any other occupant of the Premises, or

(ii) where Tenant or any assignee requests Landlord to make a decoration, alteration, improvement or addition, including, for example, any upgrade or modification to the Building's electrical system, either in connection with the Landlord Work under the Workletter or subsequently, or

(iii) caused by Force Majeure,

then Monthly Base Rent and Rent Adjustments shall abate in the proportion in which the area of the Premises which is unusable and unused bears to the total area of the Premises on a per diem basis

 
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from the expiration of the Eligibility Period until the earlier of restoration of the applicable utility or service or Tenant's re-occupancy or use of the affected portion of the Premises; and

(c) notwithstanding any provision of Section 6.04(b) to the contrary, in the event and to the extent that Tenant is unable to occupy the Premises or part thereof for three (3) consecutive days after Tenant has given Landlord written notice of such condition (the "Electricity Eligibility Period") as a result of Landlord's failure to provide electricity and such failure is caused solely by Landlord's negligence or wrongful act [but excluding any period occupancy is prevented to the extent caused by any of the matters described in clauses (i), (ii) and (iii) of Section 6.04(b)], then Monthly Base Rent and Rent Adjustments shall abate in the proportion in which the area of the Premises which is unusable and unused bears to the total area of the Premises on a per diem basis from the expiration of the Electricity Eligibility Period until the earlier of restoration of electricity or Tenant's re-occupancy or use of the affected portion of the Premises.

6.05  INTENTIONALLY OMITTED

6.06  SIGNAGE

(a) Tenant shall not install any signage within the Project, the Buildingor the Premises without obtaining the prior written approval of Landlord, in itsreasonable discretion, and Tenant shall be responsible for procurement,installation, maintenance and removal of any such signage installed by Tenant,and all costs in connection therewith. Any such signage shall comply withLandlord's current Project signage criteria and all Laws.

(b) So long as Tenant is in continuous operation at and occupancy of theentire Premises, and if permitted by applicable Laws, Tenant shall have thenon-exclusive right to place a single sign bearing Tenant's name and/or logo inone location on the side of the Building's exterior wall at the end where thePremises is located subject to the terms and conditions set forth in thisSection ("Exterior Sign Right"). Nothing contained herein shall prohibit orlimit Landlord in granting other tenants of the Project or Building rights toinstall signs on or at the Project or Building or space leased to such tenants.All drawings, plans and specifications (including size, design, color andmaterials) and the location of such signage shall (a) be proposed and preparedby Tenant at its sole cost and expense, (b) be subject to approval by Landlordin its reasonable discretion, and (c) be consistent with the design of theProject and conform at all times with any sign criteria of the Project and allapplicable Laws. Tenant, at its sole cost and expense, shall be responsible toobtain all approvals and/or permits necessary for the sign under applicableLaws, and its rights hereunder are subject to such Laws. Tenant shall, at itssole cost and expense: (i) procure, install, maintain and replace such sign;(ii) maintain the area on which the sign is mounted watertight and in goodappearance; (iii) maintain insurance covering the sign; and (iv) be responsiblefor electrical service and connections, if any, for the sign. Upon theexpiration or termination of the Exterior Sign Right, but in no event later thanthe expiration of the Term or earlier termination of the Lease, Tenant shall, atits sole cost and expense, remove such sign and shall repair and restore thearea in which the sign was located to its condition prior to installation ofsuch sign. The Exterior Sign Right under this Subsection is personal to UnitedNatural Foods, Inc. and may not be used by, and shall not be transferrable orassignable (voluntarily or involuntarily) to any person or entity except to anassignee of the Lease of the entire Premises which assignee is either (aa) anAffiliate which has complied with all the requirements of Article Ten applicableto an assignment to an Affiliate or (bb) has been approved by Landlord and whichhas complied with all the requirements of Article Ten applicable to anassignment.

6.07  STANDBY GENERATOR

(a) At any time during the Term, Tenant shall have the right, at Tenant'ssole cost and expense, to install, operate, maintain, repair, replace, removeand use Standby Generator Installations (as defined below), upon and subject tothe terms and conditions of this Section and this Lease. The "Standby GeneratorInstallations" shall mean (i) a standby diesel generator to be installed orhoused, along with its fuel tank, in a mobile van trailer to be parked on theTruck Court; (ii) wiring, cabling and conduit (subject to Subsection (b) below)from it to the separate electrical circuit(s) serving only the Premises, and allassociated switchover equipment and circuits to connect & operate the generatoron a standby basis without interference with or damage to any Building Systemsor any other equipment of Landlord or other occupants of the Building; (iii) adiesel fuel storage tank with a capacity of not more than eight hundred (800)gallons located outside the Building, above-ground, in a fuel tank installed orhoused in a mobile van trailer to be parked on the Truck Court; and (iv) allancillary containment vessels, pipe, ventilation systems and equipment. TheStandby Generator Installations shall be for the sole purpose of providingTenant electrical power for its operation in the Premises in the event of anyinterruption in the supply of electricity, and shall not be used at any othertimes or in any other way except for occasional testing, as necessary. Thisright to Standby Generator Installations is further conditioned upon thefollowing: (1) in all respects, such right shall be subject to Tenant seekingand obtaining from applicable governmental authorities and the electric utilityserving the Real Property all approvals and permits to install, operate,maintain, repair, replace and use such Standby Generator Installations; (2)except as otherwise specified above, the exact location, size and allspecifications of such Standby Generator Installations, shall be subject toLandlord's prior written approval, which shall not be unreasonably withheld; (3)without limiting the generality of any other provisions of this Lease, Tenantshall install, operate, maintain, repair, replace, remove and use StandbyGenerator Installations in compliance with this Lease, all Environmental Lawsand all other Laws; (4) without limiting the generality of any other provisionsof Section 7.02 below, the Standby Generator Installations, whether located inthe Premises or elsewhere at the Real Property, shall be subject to and coveredby the indemnity and all

 
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other provisions of Section 7.02 and shall be deemed to be in and part of thePremises for all purposes of Section 7.02; and (5) notwithstanding any provisionof this Lease to the contrary, Tenant shall, as of the expiration or earliertermination of this Lease, remove the Standby Generator Installations and allHazardous Material introduced to the Property by Tenant, an Affiliate of Tenant,or any occupant or user of all or part of the Premises permitted by Tenant or anAffiliate, or any employee, agent, contractor, customer or invitee of any ofthem, and restore the Property to its condition immediately prior to theinstallation of the Standby Generator Installations, all at Tenant's sole costand expense. Landlord has no obligation to seek or obtain from applicablegovernmental authorities or the electric utility serving the Real Property allapprovals and permits to install, operate, maintain, repair, replace, remove anduse such Standby Generator Installations. Provided however, upon Tenant'swritten request, Landlord will cooperate with Tenant in the event that requestsfor approval require the consent of Landlord or require that the request be madein the name of Landlord, but Tenant shall pay all costs in connection with suchcooperation, and such cooperation shall not subject Landlord to or result in anycost, expense, liability or obligation of Landlord. Landlord makes norepresentation or warranty either (i) as to whether or not the foregoingcomplies with Law or is or will be acceptable to or approved by applicablegovernmental authorities, the electric utility serving the Real Property or (ii)that adequate or suitable space exists at the Real Property for suchinstallations.

(b) Any installations contemplated by this Section 6.07 shall be part ofthe Tenant Work pursuant to the Workletter if proposed to be done preparatory toor in connection with Tenant's initial occupancy of the Premises and, ifproposed to be done thereafter, shall be Tenant Alterations subject to ArticleNine and the location and method of installation of conduits and relatedequipment in any of the Building's horizontal and vertical pathways shall besubject to the prior written approval of Landlord, in its reasonable discretion.Further, Tenant's employees, agents or contractors who shall install, maintain,repair, replace or remove any installations contemplated by this Section 6.07shall be subject to Landlord's prior written approval, in its reasonablediscretion, and to the extent any such work is to be done outside the Premisesin conduits or the Building's horizontal or vertical pathways or similar areaswhose use is shared by Landlord or other occupants of the Building or otherservice providers to the Building, such work shall be subject to the directionof Landlord, and Landlord reserves the right to restrict and control access tosuch areas. All installations pursuant to this Section 6.07 (whether as part ofor after the initial installations) and their maintenance, repair, removal anduse shall not adversely affect the operation, maintenance or replacement of anyBuilding Systems, and shall be subject to compliance with other provisions ofthis Lease. Without limiting the generality of the foregoing, Tenant shall beresponsible to provide all switchover equipment and circuits to connect &operate the generator on a standby basis without interference with or damage toany Building Systems or any other equipment of Landlord or other occupants ofthe Building. With respect to all operations (including all installations,maintenance, repair, removal and use) with respect to this Section 6.07, Tenantshall conduct its business and control its agents, employees and invitees insuch manner as not to create any nuisance, or interfere with, annoy or disturbany other licensee or tenant of the Building or Landlord in its operation of theBuilding. With respect to all conduit for electrical connections contemplated bythis Section 6.07, Landlord shall permit Tenant to install a single conduit (nolarger than three (3) inch conduit) to connect Tenant's standby generator to theseparate electrical circuit(s) serving only the Premises.

6.08  PROPANE TANK

(a) At any time during the Term, Tenant shall have the right, at Tenant'ssole cost and expense, to install, operate, maintain, repair, replace, removeand use a Propane Tank (as defined below), upon and subject to the terms andconditions of this Section and this Lease. The "Propane Tank" shall mean (i) apropane fuel storage tank with a capacity of not more than two hundred (200)gallons located outside the Building on the Truck Court, above-ground; and (ii)all ancillary containment vessels, pipe, ventilation systems and equipment. ThePropane Tank shall be for the sole purpose of providing Tenant a supply ofpropane to refill the separate portable propane tanks mounted on fork lifts usedat the Premises. This right to a Propane Tank is further conditioned upon thefollowing: (1) in all respects, such right shall be subject to Tenant seekingand obtaining from applicable governmental authorities all approvals and permitsto install, operate, maintain, repair, replace and use such Propane Tank; (2)except as otherwise specified above, the exact location, size and allspecifications of such Propane Tank, shall be subject to Landlord's priorwritten approval, which shall not be unreasonably withheld; (3) without limitingthe generality of any other provisions of this Lease, Tenant shall install,operate, maintain, repair, replace, remove and use the Propane Tank incompliance with this Lease, all Environmental Laws and all other Laws; (4)without limiting the generality of any other provisions of Section 7.02 below,the Propane Tank located on the Truck Court shall be subject to and covered bythe indemnity and all other provisions of Section 7.02 and shall be deemed to bein and part of the Premises for all purposes of Section 7.02; and (5)notwithstanding any provision of this Lease to the contrary, Tenant shall, as ofthe expiration or earlier termination of this Lease, remove the Propane Tank andall Hazardous Material introduced to the Property by Tenant, an Affiliate ofTenant, or any occupant or user of all or part of the Premises permitted byTenant or an Affiliate, or any employee, agent, contractor, customer or inviteeof any of them, and restore the Property to its condition immediately prior tothe installation of the Propane Tank, all at Tenant's sole cost and expense.Landlord has no obligation to seek or obtain from applicable governmentalauthorities approvals and permits to install, operate, maintain, repair,replace, remove and use such Propane Tank. Provided however, upon Tenant'swritten request, Landlord will cooperate with Tenant in the event that requestsfor approval require the consent of Landlord or require that the request be madein the name of Landlord, but Tenant shall pay all costs in connection with suchcooperation, and such cooperation shall not subject Landlord to or result in anycost, expense, liability or obligation of Landlord. Landlord makes norepresentation or warranty either (i) as to whether or not the foregoingcomplies with Law or is or will be acceptable to or approved by applicablegovernmental authorities, or (ii) that adequate or suitable space exists at theReal Property for such installations.

 
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(b) Any installations contemplated by this Section 6.08 shall be part ofthe Tenant Work pursuant to the Workletter if proposed to be done preparatory toor in connection with Tenant's initial occupancy of the Premises and, ifproposed to be done thereafter, shall be Tenant Alterations subject to ArticleNine. With respect to all operations (including all installations, maintenance,repair, removal and use) with respect to this Section 6.08, Tenant shall conductits business and control its agents, employees and invitees in such manner asnot to create any nuisance, or interfere with, annoy or disturb any otherlicensee or tenant of the Building or Landlord in its operation of the Building.

ARTICLE SEVEN
POSSESSION, USE AND CONDITION OF PREMISES

7.01  POSSESSION AND USE OF PREMISES

(a) Tenant shall be entitled to possession of the Premises when theLandlord Work is Substantially Complete. Provided however, before the LandlordWork is Substantially Complete Tenant may, with Landlord's prior writtenconsent, which will not unreasonably be withheld, enter the Premises solely forthe purpose of performing Tenant Work under the Workletter, installing Tenant'sfixtures and Tenant's personal property, including cabling for phones andcomputers, as long as such entry will not interfere with the timely and orderlyconstruction and completion of the Landlord Work. Tenant shall notify Landlordof its desired time(s) of entry and shall submit for Landlord's approval thescope of the work to be performed and the name(s) of the contractor(s) who willperform such work. Such work and such contractors shall be subject to Landlord'sapproval as provided in the Workletter. Such entry shall be without payment ofMonthly Base Rent or Rent Adjustments, but such entry and all acts and omissionsin connection with it are subject to and governed by all other provisions of theLease, including Tenant's indemnification obligations, insurance obligations andobligations under this Article Seven. Tenant shall occupy and use the Premisesonly for the uses specified in Section 1.01(15) to conduct Tenant's business.Tenant shall not occupy or use the Premises (or permit the use or occupancy ofthe Premises) for any purpose or in any manner which: (i) is unlawful or inviolation of any Law or Environmental Law; (ii) may be dangerous to persons orproperty or which may increase the cost of, or invalidate, any policy ofinsurance carried on the Building or covering its operations; (iii) is contraryto or prohibited by the terms and conditions of this Lease or the rules andregulations as provided in Article Eighteen; (iv) contrary to or prohibited bythe articles, bylaws or rules of any owner's association affecting the Project;(v) is improper, immoral, or objectionable; (vi) would obstruct or interferewith the rights of other tenants or occupants of the Project, or injure or annoythem, or would tend to create or continue a nuisance; or (vii) would constituteany waste in or upon the Premises or Project. No manufacturing operations may beconducted from the Premises. Without limiting the generality of the foregoing,Tenant shall not maintain, service, repair, fuel or refuel any truck or vehicleof any kind on the Premises or the Property, except that Tenant may take any ofthe actions described on Exhibit G hereto and by this reference incorporatedherein.

(b) Landlord and Tenant acknowledge that the Americans With DisabilitiesAct of 1990 (42 U.S.C. ss.12101 et seq.) and regulations and guidelinespromulgated thereunder, as all of the same may be amended and supplemented fromtime to time (collectively referred to herein as the "ADA") establishrequirements for business operations, accessibility and barrier removal, andthat such requirements may or may not apply to the Premises, the Building andthe Project depending on, among other things: (i) whether Tenant's business isdeemed a "public accommodation" or "commercial facility", (ii) whether suchrequirements are "readily achievable", and (iii) whether a given alterationaffects a "primary function area" or triggers "path of travel" requirements. Theparties hereby agree that: (a) Landlord shall be responsible for ADA Title IIIcompliance to the extent of the Base Building (defined in the Workletter) asrequired as of the execution date of this Lease, to the extent of the LandlordWork as of the date of its Substantial Completion, and in the Common Areas,except as provided below, (b) Tenant shall be responsible for ADA Title IIIcompliance in the Premises, including any leasehold improvements or other workto be performed in the Premises under or in connection with this Lease, (c)Landlord may perform, or require that Tenant perform, and Tenant shall beresponsible for the cost of, ADA Title III "path of travel" requirementstriggered by Tenant Additions in the Premises, and (d) Landlord may perform, orrequire Tenant to perform, and Tenant shall be responsible for the cost of, ADATitle III compliance in the Common Areas necessitated by the Building beingdeemed to be a "public accommodation" instead of a "commercial facility" as aresult of Tenant's use of the Premises. Tenant shall be solely responsible forrequirements under Title I of the ADA relating to Tenant's employees.

(c) Tenant agrees to cooperate with Landlord and to comply with any andall guidelines or controls concerning energy management imposed upon Landlord byfederal or state governmental organizations or by any energy conservationassociation to which Landlord is a party or which is applicable to the Building.

7.02  HAZARDOUS MATERIAL

(a) Tenant shall not use, generate, manufacture, produce, store, release,discharge, or dispose of, on, under or about the Premises or any part of theProject, or transport to or from the Premises or any part of the Project, anyHazardous Material, or allow its employees, agents, contractors, licensees,invitees or any other person or entity to do so except to the extent expresslyprovided in Subsections (a)(1) and (a)(2) below.

(1) So long as Tenant uses the Premises only for a food warehouseand food distribution (and associated office and administrative uses)Tenant shall be permitted to use and store in, and transport to and from,the Premises Hazardous Material incidental to such use, but in no eventany fuel, petroleum or its byproducts except propane fuel in the amountand as otherwise


 
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described in Section 6.08 above, propane fuel in separate portable tanks to mount on fork lifts used at the Premises, and diesel fuel in the amount and as otherwise provided in Section 6.07 above (such limited category of permitted Hazardous Material may be referred to as "Hazardous Material Incidental to Food Use") so long as: (i) each item of Hazardous Material Incidental to Food Use is used or stored in, or transported to and from, the Premises only to the extent necessary for Tenant's operation for such food warehouse and distribution (and associated office and administrative uses) at the Premises; (ii) Tenant shall not install any underground tanks of any type; and (iii) the conditions and provisions set forth in this Subsection (a)(1) (which includes the part of Subsection (a) above) and Subsections (a)(3), (i) and (l) below are strictly complied with, and for so long as Tenant strictly complies with such conditions and provisions, the other conditions and provisions of this Section 7.02 shall not be applicable. Tenant shall comply with and shall cause Tenant's Agents (as defined in Subsection 7.02 (b)) to comply with all Environmental Laws pertaining to Tenant's occupancy and use of the Premises and concerning the proper storage, use, handling, removal and disposal of any Hazardous Material introduced to the Premises, the Building or the Property by Tenant or Tenant's Agents. Tenant shall, no later than the Termination Date, surrender the Premises to Landlord free of Hazardous Material. In the event that Tenant is notified of any investigation or violation of any Environmental Law arising from any activity of Tenant or Tenant's Agents at the Property, Tenant shall immediately deliver to Landlord a copy of such notices and reports in connection therewith. In such event or in the event Landlord reasonably believes that a violation exists of Environmental Law by Tenant or Tenant's Agents or of this Subsection (a)(1), Landlord may conduct, at Tenant's expense, such tests and studies as Landlord deems desirable relating to compliance by Tenant or Tenant's Agents with Environmental Laws or the alleged presence of Hazardous Material introduced to the Premises, the Building or the Property by Tenant or Tenant's Agents.

(2) Notwithstanding the foregoing, Tenant shall be permitted to use and store in, and transport to and from, the Premises the Hazardous Material identified on Exhibit D hereto and by this reference incorporated herein ("Permitted Hazardous Material") so long as: (i) each item of the Permitted Hazardous Material is used or stored in, or transported to and from, the Premises only to the extent necessary for Tenant's operation of its business at the Premises; (ii) at no time shall any Permitted Hazardous Material be in use or storage at the Premises in excess of the quantity specified therefor in Exhibit D; and (iii) the conditions and provisions set forth in this Section 7.02 are strictly complied with.

(3) The right to use and store in, and transport to and from, the Premises Hazardous Material Incidental to Food Use and/or, as applicable, the Permitted Hazardous Material is personal to United Natural Foods, Inc. and, as long as it remains an Affiliate of Tenant, MPWI [as defined in Section 10.01(e)], and may not be assigned or otherwise transferred except to an assignee which is an Affiliate and which has complied with the requirements of Article Ten applicable to an assignment to an Affiliate (and Tenant may allow the same uses permitted Tenant hereunder, subject to all the terms and conditions hereof, by a sublessee which is an Affiliate and which has complied with the requirements of Article Ten applicable to a sublease to an Affiliate) without the prior written consent of Landlord, which consent may be withheld in Landlord's sole discretion. Any consent by Landlord pursuant to Article Ten to an assignment, transfer, subletting, mortgage, pledge, hypothecation or encumbrance of this Lease, and any interest therein or right or privilege appurtenant thereto, shall not constitute consent by Landlord to the use or storage at, or transportation to, the Premises of any Hazardous Material (including a Hazardous Material Incidental to Food Use or a Permitted Hazardous Material) by any such assignee, sublessee or transferee unless Landlord expressly agrees otherwise in writing. Any consent by Landlord to the use or storage at, or transportation to or from the Premises, of any Hazardous Material (including a Hazardous Material Incidental to Food Use or a Permitted Hazardous Material) by an assignee, sublessee or transferee of Tenant shall not constitute a waiver of Landlord's right to refuse such consent as to any subsequent assignee or transferee.

(b) Tenant shall comply with and shall cause Tenant's employees, agents, contractors, licensees, invitees or any other person or entity for whom Tenant is responsible (collectively, "Tenant's Agents") to comply with, and shall keep and maintain the Premises and cause Tenant's Agents to keep and maintain the Premises, in compliance with all Environmental Laws. Neither Tenant nor Tenant's Agents shall violate, or cause or permit the Premises to be in violation of, any Environmental Laws.

Tenant shall, at its own expense prior to Tenant's use and occupancy, procure, maintain in effect and comply with all conditions of any and all permits, licenses and other governmental and regulatory approvals required for Tenant's use of the Premises. Tenant shall cause any and all Hazardous Material removed from the Premises to be removed and transported solely by duly licensed handlers to duly licensed facilities for final disposal of such materials and wastes.

Tenant agrees to provide Landlord with: (i) a copy of any hazardous material management plan or similar document required by any federal, state or local governmental or regulatory authority to be submitted by Tenant; (ii) copies of all permits, licenses and other governmental and regulatory approvals with respect to the use of Hazardous Material at the Project; (iii) copies of hazardous waste manifests reflecting the legal and proper disposal of all Hazardous Material removed from the Premises; and (iv) copies of all reports, studies and written results of tests or inspections concerning the Premises or any part of the Project with respect to Hazardous Material, including the "Plans" hereinafter defined (collectively, "Documents"). Tenant shall deliver all Documents to Landlord promptly following the earlier of (1) Tenant's submission of such Documents to the requesting governmental agency, or (2) Tenant's receipt of such Documents (Tenant hereby agreeing that it shall exercise diligent efforts to expeditiously obtain copies of any such Documents known by Tenant to exist).

 
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(c) Upon commencing any activity involving Hazardous Material on the Premises, and continuing thereafter throughout the Term, Tenant shall initiate and maintain the systems set forth in the following (collectively, "Plans") in order to ensure the routine monitoring of the levels of Hazardous Material which may be present on, under or about the Premises or any part of the Project or properties adjoining or in the vicinity of the Project as the result of the activities of Tenant or Tenant's Agents and to ensure continued compliance with the procedures and regulations concerning the handling, storage, use and disposal of Hazardous Material: (i) each permit, license or other governmental or regulatory approval with respect to the use of Hazardous Material at the Project, (ii) each Hazardous Material management plan or similar document required by any federal, state, or local governmental or regulatory entity, (iii) each plan for handling and disposing of Hazardous Material necessary to comply with Environmental Laws prepared by or on behalf of Tenant or Tenant's Agents (whether or not required to be submitted to a governmental agency). Copies of the foregoing described Plans are listed on Exhibit E hereto and attached to this Lease as Exhibits E-1 through E- .

(d) Not less often than once each calendar quarter during the Term, Tenant shall provide Landlord with a written report which shall set forth the results of the monitoring of Hazardous Material during the previous calendar quarter. Landlord may elect (but shall not be obligated) to retain an independent consultant experienced in the use and management of Hazardous Material for the purpose of reviewing any information received by Landlord in connection with Hazardous Material. Pursuant to such review, Landlord's consultant may make recommendations in connection with Tenant's control of Hazardous Material on the Premises, and Tenant shall implement, at Tenant's sole cost, the recommendations of Landlord's consultant. Landlord's failure to appoint any consultant shall not relieve Tenant of any of Tenant's obligations under this Lease relating to Hazardous Material nor constitute a waiver of Landlord's rights under this Lease. Notwithstanding the foregoing, as long as the conditions with respect to Permitted Hazardous Materials set forth in this Section 7.02 are strictly complied with, Tenant shall not be obligated to provide Landlord with the foregoing written report with respect to Permitted Hazardous Materials, unless required to do so by Law.

(e) Landlord may install permanent or other testing wells or devices at or about the Premises or any part of the Project, and may cause the ground water to be tested to detect the presence of Hazardous Material at least once every twelve (12) months during the Term by the use of such wells or devices as are then customarily used for such purposes. If Tenant so requests in writing, Landlord shall supply Tenant with a copy of any such test results. The costs of any such tests, and the installation, maintenance, repair, removal, closure and replacement of such wells or devices shall be included in Operating Expenses pursuant to this Lease; provided, however, such costs shall be borne solely by Tenant if the same are incurred by Landlord based upon Landlord's reasonable belief, at the time such testing is initiated, that Tenant is in breach of its obligations under this Section 7.02 or if, following the initiation of such testing, the presence of Hazardous Material is detected and Tenant or Tenant's Agents are responsible therefor. Tenant's obligations under this Section 7.02(e) shall survive the expiration or earlier termination of this Lease.

(f) Landlord and its representative shall have the right, at the following times, to enter the Premises and to: (i) conduct any testing, monitoring and analysis for Hazardous Material; (ii) review any documents, materials, inventory, financial data or notices or correspondence to or from private parties or governmental or regulatory authorities in connection therewith; and (iii) review all storage, use, transportation and disposal facilities and procedures associated with the storage, use, transportation and disposal of Hazardous Material (collectively, "Inspection"):

(1) Once every three months for the first twelve (12) months after the later of the date Tenant introduces Hazardous Material to the Premises pursuant to this Section 7.02 or notifies Landlord of such use, and once every twelve (12) months thereafter throughout the Term. Tenant agrees to notify Landlord at least three (3) days prior to the use or storage in, or transportation to, the Premises of Hazardous Material; and

(2) At any time during the Term if, in Landlord's reasonable judgment, Tenant is breaching its obligation under this Section 7.02 or is not in compliance with any other provision of this Lease.

All costs and expenses incurred by Landlord in connection with any Inspection pursuant to this Section 7.02(f) shall, subject to Section 7.02(n) below, become due and payable by Tenant as additional Rent, upon presentation by Landlord of an invoice therefor.

(g) Tenant shall give prompt written notice to Landlord of:

(1) any proceeding or inquiry by, notice from, or order of any governmental authority (including the California State Department of Health Services) with respect to the presence of any Hazardous Material on, under or about the Premises or any part of the Project or the migration thereof from or to other property;

(2) all claims made or threatened by any third party against Tenant, the Premises or any part of the Project relating to any loss or injury resulting from any Hazardous Material;

(3) any spill, release, discharge or nonroutine disposal of Hazardous Material that occurs with respect to the Premises or operations at the Premises by Tenant or Tenant's Agents;

 
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(4) all matters of which Tenant is required to give notice pursuant to Sections 25249.5 et seq. and 25359.7 of the California Health and Safety Code; and

(5) Tenant's discovery of any occurrence or condition on, under or about the Premises or any part of the Project or any real property adjoining or in the vicinity of the Premises or the Project that could cause the Premises or any part of the Project to be subject to any restrictions on the ownership, occupancy, transferability or use of the Premises or any part of the Project under any Environmental Laws, including without limitation, Tenant's discovery of any occurrence or condition on any real property adjoining or in the vicinity of the Premises or the Project that could cause the Premises or any part of the Project to be classified as "border zone property" under the provisions of California Health and Safety Code Sections 25220 et seq. or any regulation adopted in accordance therewith, or to be otherwise subject to any restrictions on the ownership, occupancy, transferability or use of the Premises or any part of the Project under any Environmental Laws.

(h) Landlord shall have the right to join and participate in, as a party if it so elects, any legal proceedings or actions affecting the Premises or any part of the Project initiated in connection with any Environmental Laws and have its attorneys' fees in connection therewith paid by Tenant. In addition, Tenant shall not take any remedial action in response to the presence of any Hazardous Material in, under, or about the Premises or the Project (except in the case where loss of life or substantial property damage is imminent or immediate action is required by any governmental entity, in which event Tenant shall take immediate remedial action), nor enter into any settlement agreement, consent decree or other compromise in respect to any claims relating to any Hazardous Material in any way connected with the Premises or the Project, without first notifying Landlord of Tenant's intention to do so and affording Landlord ample opportunity to appear, intervene or otherwise appropriately assert and protect Landlord's interest with respect thereto.

(i) To the extent permitted by law, Tenant hereby indemnifies and agrees to protect, defend and hold the Indemnitees harmless against any actions, claims, demands, liability, costs and expenses, including attorneys' fees and costs, arising from the use, generation, manufacture, production, storage, release, threatened release, discharge, disposal, transportation to or from, or presence of any Hazardous Material on, under or about the Premises or any part of the Project caused by Tenant or by Tenant's Agents (collectively, a "Release") including, without limitation: (1) all foreseeable consequential damages, including loss of rental income and diminution in property value; (2) the costs of any investigation, monitoring, removal, restoration, abatement, repair, cleanup, detoxification or other ameliorative work of any kind or nature (collectively, "Remedial Work") and the preparation and implementation of any closure, remedial or other required plans; (3) any injury to or death of persons or damage to or destruction of property; and (4) any failure of Tenant or Tenant's Agents to observe the covenants of this Section 7.02. For purposes of this Section 7.02(i), any acts or omissions of Tenant's Agents (whether or not they are negligent, intentional, willful or unlawful) shall be strictly attributable to Tenant. Tenant's obligations under this Section 7.02(i) shall survive the expiration or earlier termination of this Lease. In case of any action or proceeding brought against the Indemnitees by reason of any such claim, upon notice from Landlord, Tenant covenants to defend such action or proceeding by counsel chosen by Landlord, and reasonably approved by Tenant. In any event, Landlord shall have the right to select as counsel a law firm of quality and capability consistent with first quality "large law firms" in the downtown Los Angeles area. Landlord reserves the right to settle, compromise or dispose of any and all actions, claims and demands related to the foregoing indemnity.

In no event shall Landlord be responsible to Tenant for the presence of Hazardous Material in, on or about the Premises or the Project to the extent caused or contributed to by any third party.

(j) Commencing with the Lease Year in which any Release occurs and continuing thereafter throughout the Term, Tenant shall comply with the provisions of this Section 7.02(j). Within forty-five (45) days following the end of Tenant's fiscal year, Tenant shall provide Landlord with financial statements prepared in accordance with generally accepted accounting principles consistently applied and certified as true and correct by Tenant's independent certified public accountant setting forth Tenant's performance for the applicable fiscal year. As of the execution of this Lease, Tenant's fiscal year ends __________. Tenant shall provide Landlord with prompt written notice of any change in Tenant's fiscal year. If at any time it reasonably appears to Landlord that Tenant is not maintaining sufficient insurance or is not otherwise financially capable of fulfilling its obligations under this Section 7.02, whether or not such obligations have accrued, become liquidated, conditional or contingent, Tenant shall procure and thereafter maintain in full force and effect such insurance or other form of financial assurance, with or from companies or persons and in forms reasonably acceptable to Landlord, as Landlord may from time to time request.

     (k) Upon any Release, Tenant shall, subject to Section 7.02(h), promptly notify Landlord of the Release and shall, at its sole expense and immediately after demand by Landlord, commence to perform and thereafter diligently prosecute to completion such Remedial Work as is necessary to restore the Premises, Project or any other property affected by the Release to the condition existing prior to the use of any Hazardous Material. All such Remedial Work shall be performed: (i) in conformance with the requirements of all applicable Environmental Laws; (ii) by one or more contractors, approved in advance in writing by Landlord; and (iii) under the supervision of a consulting engineer approved in advance in writing by Landlord. All costs and expenses of such Remedial Work shall be paid by Tenant, including the charges of such contractor(s) and/or the consulting engineer and Landlord's reasonable attorneys' fees and costs incurred in connection with the monitoring or review of such Remedial Work. In the event Tenant shall fail to timely commence, or cause to be commenced, or fail to diligently prosecute to completion, such Remedial Work, Landlord may, but shall not be required to, cause such Remedial Work to be performed and all costs and expenses thereof, or incurred in connection therewith, shall become immediately due and payable by Tenant. Tenant's obligations under this Section 7.02(k) shall survive the expiration or sooner termination of this Lease.

 
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(l) Hazardous Material shall include by way of illustration, and without limiting the generality of the definition of Hazardous Material in Section 1.03, the following: (i) those substances included within the definitions of "hazardous substances," "hazardous materials," "toxic substances" or "solid waste" under all present and future federal, state and local laws (whether under common law, statute, rule, regulation or otherwise) relating to the protection of human health or the environment, including California Senate Bill 245 (Statutes of 1987, Chapter 1302), the Safe Drinking Water and Toxic Enforcement Act of 1986 (commonly known as Proposition 65) and the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Section 9601 et seq., the Resource Conservation and Recovery Act of 1976, 42 U.S.C. Section 6901 et seq., and the Hazardous Materials Transportation Act, 49 U.S.C. Sections 1801, et seq., all as heretofore and hereafter amended, or in any regulations promulgated pursuant to said laws; (ii) those substances defined as "hazardous wastes" in Section 25117 of the California Health & Safety Code or as "hazardous substances" in Section 25316 of the California Health & Safety Code, or in any regulations promulgated pursuant to said laws; (iii) those substances listed in the United States Department of Transportation Table (49 CFR 172.101 and amendments thereto) or designated by the Environmental Protection Agency (or any successor agency) as hazardous substances (see, e.g., 40 CFR Part 302 and amendments thereto); (iv) such other substances, materials and wastes which are or become regulated under applicable Law or by the United States government or which are or become classified as hazardous or toxic under any Law, including California Health & Safety Code, Division 20, and Title 26 of the California Code of Regulations; and (v) any material, waste or substance which contains petroleum, asbestos or polychlorinated biphenyls, is designated as a "hazardous substance" pursuant to Section 311 of the Clean Water Act of 1977, 33 U.S.C. Sections 1251, et seq. (33 U.S.C. ss. 1321), is listed pursuant to Section 307 of the Clean Water Act of 1977 (33 U.S.C. ss. 1317), or contains any flammable, explosive or radioactive material.

(m) In addition to Tenant's obligations pursuant to Article Twelve, Tenant shall, no later than the Termination Date, surrender the Premises to Landlord free of Hazardous Material. If Tenant fails to so surrender the Premises and the Project, the provisions of Section 7.02(i) shall apply. Landlord shall have the right, but not the obligation, to appoint a consultant, at Tenant's expense, to conduct an investigation to determine whether any Hazardous Material are located in or about the Premises or the Project, and to determine the corrective measures required to remove such Hazardous Material. Tenant, at its expense, shall comply with all recommendations of the consultant. A failure by Landlord to appoint such a consultant shall in no way relieve Tenant of any of Tenant's obligations set forth in this Lease relating to Hazardous Material, nor constitute a waiver of Landlord's rights under this Lease. Tenant's obligations under this Section 7.02(m) shall survive the expiration or earlier termination of this Lease.

(n) Except as otherwise provided in Section 7.02(d) (concerning the implementation of consultant recommendations) and Section 7.02(k) (concerning the monitoring and review of Remedial Work), all costs incurred by Landlord in retaining a consultant for any purpose contained in this Section 7.02 shall be included in Operating Expenses under this Lease unless Landlord retains a consultant pursuant to this Section 7.02, and such consultant reasonably determines after appropriate review of information and/or inspection that Tenant is breaching its obligations under this Lease to comply with this Section 7.02, in which event all costs and expenses incurred by Landlord in connection with any such review, inspection, and/or implementation of recommendations pursuant to this Section 7.02 shall become due and payable by Tenant as additional Rent, upon presentation by Landlord of an invoice therefor.

(o) Upon any violation of any of the foregoing covenants, Landlord shall be entitled to exercise all remedies available to a landlord against a defaulting tenant, including but not limited to those set forth in Article Eleven. Without limiting the generality of the foregoing, Tenant expressly agrees that upon any such violation Landlord may, at its option (i) immediately terminate this Lease, or (ii) continue this Lease in effect until compliance by Tenant with its clean-up and removal covenant (notwithstanding the expiration of the Term). No action by Landlord hereunder shall impair the obligations of Tenant pursuant to Section 7.02.

7.03  LANDLORD ACCESS TO PREMISES; APPROVALS

(a) Tenant shall permit Landlord to erect, use and maintain pipes, ducts, wiring and conduits in and through the Premises, so long as Tenant's use, layout or design of the Premises is not materially affected or altered. Landlord or Landlord's agents shall have the right to enter upon the Premises in the event of an emergency, or to inspect the Premises, to conduct safety and other testing in the Premises and to make such repairs, alterations, improvements or additions to the Premises or the Building or other parts of the Property as Landlord may deem necessary or desirable (including all alterations, improvements and additions in connection with a change in service provider or providers). Any entry or work by Landlord shall be during normal business hours with prior notice to Tenant at the Premises (without need of written notice to Tenant pursuant to Article Twenty-four), except in emergency, and Landlord shall use reasonable efforts to ensure that any entry or work shall not unreasonably interfere with Tenant's occupancy of the Premises or the conduct of Tenant's business therein.

(b) If Tenant shall not be personally present to permit an entry into the Premises when because of an emergency an entry therein shall be necessary or permissible, Landlord (or Landlord's agents), after attempting to notify Tenant at the Premises (without need of written notice to Tenant pursuant to Article Twenty-four), may enter the Premises without rendering Landlord or its agents liable therefor, and without relieving Tenant of any obligations under this Lease.

 
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(c) During normal business hours with prior notice to Tenant at the Premises (without need of written notice to Tenant pursuant to Article Twenty-four), except in emergency, Landlord may enter the Premises for the purpose of conducting such inspections, tests and studies as Landlord may deem desirable or necessary to confirm Tenant's compliance with all Laws and Environmental Laws or for other purposes necessary in Landlord's reasonable judgment to ensure the sound condition of the Property and the systems serving the Property. Landlord's rights under this Section 7.03 (c) are for Landlord's own protection only, and Landlord has not, and shall not be deemed to have assumed, any responsibility to Tenant or any other party as a result of the exercise or non-exercise of such rights, for compliance with Laws or Environmental Laws or for the accuracy or sufficiency of any item or the quality or suitability of any item for its intended use.

(d) Landlord may do any of the foregoing, or undertake any of the inspection or work described in the preceding paragraphs without such action constituting an actual or constructive eviction of Tenant, in whole or in part, or giving rise to an abatement of Rent by reason of loss or interruption of business of Tenant, or otherwise.

(e) The review, approval or consent of Landlord with respect to any item required or permitted under this Lease is for Landlord's own protection only, and Landlord has not, and shall not be deemed to have assumed, any responsibility to Tenant or any other party, as a result of the exercise or non-exercise of such rights, for compliance with Laws or Environmental Laws or for the accuracy or sufficiency of any item or the quality or suitability of any item for its intended use.

7.04  QUIET ENJOYMENT

Landlord covenants, in lieu of any implied covenant of quiet possession or quiet enjoyment, that so long as Tenant is in compliance with the covenants and conditions set forth in this Lease, Tenant shall have the right to quiet enjoyment of the Premises without hindrance or interference from Landlord or those claiming through Landlord, and subject to the covenants and conditions set forth in this Lease and to the rights of any Mortgagee or ground lessor.

ARTICLE EIGHT
MAINTENANCE

8.01  LANDLORD'S MAINTENANCE

(a) Subject to Article Fourteen and Section 8.02, Landlord shall maintain in good condition the following: (i) structural portions of the Building; (ii) roof and skylights; (iii) exterior walls (excluding interior paint on such walls, and all glass and exterior doors, facing or opening into any space occupied by Tenant or other tenants); (iv) foundation; (v) slab floor; (vi) under-slab standard sewer and plumbing system of the Building; (vii) standard feeder lines for electricity, cable, telephone, telecommunications and other utilities to the main panels in the Building's utility room, except for any parts of such lines and facilities which are owned and/or maintained by the respective utility; and (viii) fire pump assembly and distribution system up to the boundary of the Premises. Landlord shall have no responsibility to maintain, repair or replace the Building's standard heating, ventilating and air conditioning equipment (except to the extent of any such equipment exclusively serving Common Areas, if any, within the Building), and all such maintenance, repairs and replacement shall be performed by Tenant pursuant to the terms of Section 8.02. Landlord shall not be required to make any repair under this Section 8.01 to the Premises or Property (either as initially delivered by Landlord or thereafter) resulting from (a) any Tenant Additions performed by, for or because of Tenant or to special equipment or systems installed by, for or because of Tenant, (b) the installation, use or operation of Tenant's property, fixtures and equipment, and without limiting the generality of the foregoing, Tenant shall be responsible for any maintenance or repair resulting from its racking system, (c) the moving of Tenant's goods, fixtures, equipment or other property in or out of the Premises or Property, or in and about the Premises or Property, (d) Tenant's use or occupancy of the Premises in violation of Article Seven, (e) Tenant's failure to observe any condition or perform any obligation of Tenant under this Lease, (f) any act or neglect of Tenant, its employees, servants, agents, contractors, invitees or customers, (g) fire and other casualty, except as provided by Article Fourteen, or (h) condemnation, except as provided by Article Fifteen.

(b) Subject to Article Fourteen and Section 8.02, Landlord shall also (i) operate and maintain in good condition and replace as necessary the Common Areas of the Project, including the landscaping and irrigation therefor, common drives, ramps, access and serviceways (including sweeping, striping and slurry coating), outdoor lighting of the Common Areas, and (ii) operate, manage and maintain in good condition any Project signage, except any specific identification of Tenant or other tenants on any monument(s) or multi-tenant sign platform(s), if any. Subject to Section 2.07, Section 8.02 and Article Fourteen, Landlord shall be responsible to repave, as necessary, the Truck Court and Tenant's Parking Area, except that Tenant shall be responsible for repaving and repair due to improper use and due to any damage in connection with installation, maintenance, repair or removal of any Tenant Additions affecting such area.

(c) There shall be no abatement of rent, no allowance to Tenant for diminution of rental value and no liability of Landlord by reason of inconvenience, annoyance or any injury to or interference with Tenant's business arising from the making of or the failure to perform any maintenance, repairs, alterations or improvements in or to any portion of the Project or in or to any fixtures, appurtenances or equipment therein. Except as otherwise provided in Section 8.03, Tenant waives the right to make repairs at Landlord's expense under any Law now or hereafter in effect. The preceding sentences shall not deprive Tenant of any abatement of Rent to which Tenant would be entitled pursuant to Section 6.04, Article Fourteen or Article Fifteen, or of Tenant's rights and remedies for a Landlord default pursuant to Section 11.05, and shall not relieve Landlord of liability for damages to either persons, property, or business to the

 
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extent caused by Landlord's negligence or wrongful act, subject to and without diminishing any waivers by Tenant pursuant to Article Seventeen or waivers by Tenant or Landlord or their respective insurers in effect pursuant to Section 16.04.

8.02  TENANT'S MAINTENANCE

Subject to the provisions of Article Fourteen, Tenant shall, at Tenant's sole cost and expense, maintain in good and clean condition, and make all repairs (except for any maintenance and repair which Landlord is expressly required to make pursuant to Section 8.01) to the following: (a) the Premises and fixtures therein, including the interior walls, any paint on the interior side of exterior walls, glass and windows of the Premises, all doors to the Premises and all doors within the Premises; (b) the slab within the Premises, but Tenant shall only be responsible for repair and repaving due to damage to or removal of any part of the slab in connection with installation, maintenance, repair or removal of any Tenant Additions or due to improper use, including overloading or improperly engineered or installed racking system, and without limiting the generality of the foregoing, Tenant shall cause any racking system to be designed by an engineer who has been approved in writing by Landlord, and any such system and its use shall be appropriate for, and shall not cause any damage to, the slab; (c) the electrical, lighting, plumbing and heating, ventilating and air conditioning systems or other utilities to the extent located within or serving the Premises (including both standard and non-standard equipment); (d) the Truck Court, Tenant's Parking Area and other area immediately surrounding the Premises (including all service-ways, loading docks and dock areas adjacent to the Premises, and garbage enclosures serving the Premises), and without limiting the generality of the foregoing, if the Term is longer than sixty-one (61) months, Tenant shall slurry coat any asphalt surfacing in such areas once every four (4) years during the Term, provided however, Tenant shall not be obligated to repave the Truck Court or Tenant's Parking Area except for improper use and for repair and restoration of any damage in connection with installation, maintenance, repair or removal of any Tenant Additions affecting such area; (e) fire sprinkler system within the Premises and (f) Tenant's signage. Tenant shall enter into contracts ("Service Contracts") for regularly scheduled inspections and preventive maintenance/service, with contractors, scope of work and frequency of inspection, maintenance or service, approved in writing by Landlord, in its reasonable discretion, for inspection, servicing and maintaining the following equipment and improvements, to the extent either located within or serving the Premises (including both standard and non-standard equipment)(but this obligation shall not apply to equipment, if any, which is located within the Premises but does not serve the Premises): heating, ventilating and air conditioning systems and equipment, and, if requested by Landlord, of any other systems, equipment or improvements. Such service contracts shall provide for reports to Landlord by the contractors. Tenant shall deliver to Landlord a copy of the initial Service Contracts within sixty (60) days after the Commencement Date and any other Service Contract entered into by Tenant with respect to the Premises within ten (10) after Landlord's request. In the event Tenant fails, in the reasonable judgment of Landlord, to meet the requirements for such Service Contracts and cause such inspections, maintenance or service to be performed, or in the event Tenant fails to maintain the Premises, Truck Court and Tenant's Parking Areas in good and clean condition and repair, which failure continues at the end of twenty-two (22) days following written notice given by Landlord stating with particularity the nature of the failure, Landlord shall have the right (but shall not be obligated) to obtain such Service Contracts and to enter such areas and perform such maintenance, repairs or refurbishing at Tenant's sole cost and expense (including a sum for overhead to Landlord); provided, however, if the nature of the maintenance or repair is such that it cannot, with the exercise of reasonable diligence, be completed within twenty-two (22) days of Tenant's receipt of Landlord's notice, Landlord shall not undertake such maintenance or repairs at Tenant's expense provided Tenant commences such maintenance or repairs within said 22-day period and thereafter diligently and continuously prosecutes the same to completion and provided further, however, that in the event of an emergency condition, Landlord shall have the right to make such repairs on behalf of Tenant after giving Tenant such notice, if any, as is reasonable under the circumstances. Landlord's right of entry pursuant to Section 7.03 shall include the right to enter and inspect such areas for violations of Tenant's covenants herein. Tenant shall maintain written records of maintenance and repairs, and shall use certified technicians to perform such maintenance and repairs, as required by any applicable Law. Notwithstanding anything contained in Section 8.01, but subject to the waivers set forth in Section 16.04, Tenant shall pay for any repairs to the Building or the Project which are caused by the act, negligence or carelessness of Tenant or its assignees, subtenants or employees, or of the respective agents of any of the foregoing persons, or of any other persons permitted in the Building or elsewhere in the Project by Tenant or any of them.

8.03  TENANT'S RIGHT TO MAKE CERTAIN REPAIRS

Notwithstanding any other provision of the Lease to the contrary (but subject to the provisions of Article Fourteen or Article Fifteen), if Tenant gives detailed written notice to Landlord, with a copy to any Mortgagee or ground lessor whose name and address have been furnished to Tenant, of a failure of Landlord to perform a specific repair or maintenance obligation of Landlord under Section 8.01(a) or (b), which failure materially adversely affects the conduct of Tenant's business from the Premises, and Landlord (or such Mortgagee or ground lessor) fails to commence corrective action within thirty (30) days after receipt of such notice, and if Tenant gives Landlord (and such Mortgagee or ground lessor) a second detailed written notice specifying the required corrective action which Tenant proposes to take if Landlord does not commence the required corrective action within ten (10) business days after receipt of such second notice, and thereafter diligently pursue it to completion, and Landlord (or such Mortgagee or ground lessor) fails to commence the required corrective action within ten (10) business days after receipt of such second notice, and thereafter diligently to pursue it to completion, then Tenant may proceed to take the required action and shall be entitled to reimbursement by Landlord of Tenant's reasonable, actual costs in taking such action, which action and reimbursement shall be in accordance with the provisions below. Provided however, in the event of an emergency (as defined below), Tenant may give such notice by telephone to the emergency/after hours telephone number and person designated by Landlord from time to time (as set forth in Section 1.01(2)

 
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above or as otherwise designated from time to time by Landlord or its Project Manager by written notice to Tenant), and if Tenant gives such notice to Landlord and Landlord (or Mortgagee or ground lessor) fails to commence corrective action within twenty-four (24) hours after receipt of such notice and thereafter diligently pursue it to completion, then Tenant may proceed to take the required action and shall be entitled to reimbursement by Landlord of Tenant's reasonable, actual costs in taking such action, which action and reimbursement shall be in accordance with the provisions below. In any such event, Tenant shall also send (on the same day if during business hours on a business day and otherwise on the next business day) Landlord a written notice via overnight courier with respect to such emergency and required corrective action confirming Tenant's telephonic notice. For purposes of this Section 8.03, an "emergency" shall mean a failure of Landlord as described in the first sentence of this Section which further has caused, is presently causing or will immediately cause serious bodily injury or material damage to Tenant's property or material adverse affect on the conduct of Tenant's business from the Premises. In the event that Tenant takes such action, Tenant shall use only those contractors used by Landlord in the Building for the type of work required unless such contractors are unwilling or unable to perform, or timely perform, such work, in which event Tenant may utilize the services of any other qualified contractor which normally and regularly performs similar work in comparable buildings in the San Bernardino-Riverside warehouse/industrial market. Provided however, Tenant shall use only such contractor, materials, parts and techniques required under any warranty then in effect. In all work, Tenant shall use only materials and parts of kind and quality at least equal to the original and consistent with the design of the Building. Any corrective action by either party under this Subsection (d) shall otherwise comply with all applicable provisions of the Lease. Promptly following completion of any work by Tenant pursuant to this Subsection (d), Tenant shall deliver to Landlord a detailed invoice of the work completed, the contractors used, the materials used and the reasonable, actual costs of such work which Tenant claims are payable by Landlord hereunder. Such amount shall be due within thirty (30) days after receipt by Landlord, unless within thirty (30) days after receipt Landlord gives Tenant written notice of objection to the payment of such invoice, setting forth with reasonable particularity Landlord's reasons for its claim that such action was not required to be taken by Landlord pursuant to the terms of the Lease, or that the work by Tenant was defective (or otherwise did not correctly repair the problem), or that the charges are excessive (in which case Landlord shall pay the amount it contends would not have been excessive). In the event Tenant disputes Landlord's objection or in the event that Landlord has not objected but has failed to pay, Tenant's sole remedy shall be to claim a default by Landlord under the Lease and to sue Landlord for payment, provided that in no event shall Tenant have the right to a deduction or offset against Rent or to terminate or rescind the Lease.

ARTICLE NINE
ALTERATIONS AND IMPROVEMENTS

9.01  TENANT ALTERATIONS

(a) The following provisions shall apply to the completion of any Tenant Alterations:

(1) Tenant shall not, except as provided herein, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, make or cause to be made any Tenant Alterations in or to the Premises or any Building Systems serving the Premises. Further, Tenant shall not, except as provided herein, without the prior written consent of Landlord, in Landlord's sole discretion, make or cause to be made any Tenant Alterations which affect any structural elements of the Building, its foundation, its roof, its exterior, or any areas outside the Building. Prior to making any Tenant Alterations, Tenant shall give Landlord ten (10) days prior written notice (or such earlier notice as would be necessary pursuant to applicable Law) to permit Landlord sufficient time to post appropriate notices of non-responsibility. Subject to all other requirements of this Article Nine, Tenant may undertake Decoration work without Landlord's prior written consent. Tenant shall furnish Landlord with the names and addresses of all contractors and subcontractors and copies of all contracts. All Tenant Alterations shall be completed only by contractors or mechanics approved by Landlord, which approval shall not be unreasonably withheld, provided, however, that all engineers and contractors performing all work relating to the Building Systems, any work in the Building's utility room, or which affect any structural elements of the Building, the foundation, the roof or the exterior of the Building shall be engineers or contractors chosen by Tenant from a list of at least three (3) engineers or contractors (other than the fire alarm contractor) submitted by Landlord to Tenant or such other engineer or contractor as Landlord shall approve in writing (which approval Landlord may withhold with or without justification and without stating any reason or basis for such non-approval). The contractors, mechanics and engineers who may be used are further limited to those whose work will not cause or threaten to cause disharmony or more than de minimis interference with Landlord or other tenants in the Building and their respective agents and contractors performing work in or about the Building. Landlord may further condition its consent upon Tenant furnishing to Landlord and Landlord approving prior to the commencement of any work or delivery of materials to the Premises related to the Tenant Alterations such of the following as specified by Landlord: architectural plans and specifications, opinions from Landlord's engineers stating that the Tenant Alterations will not adversely affect the Building Systems, necessary permits and licenses, certificates of insurance, and such other documents in such form reasonably requested by Landlord. Landlord may, in the exercise of reasonable judgment, request that Tenant provide Landlord with appropriate evidence of Tenant's ability to complete and pay for the completion of the Tenant Alterations. Upon completion of the Tenant Alterations, Tenant shall deliver to Landlord an as-built mylar and digitized (if available) set of plans and specifications for the Tenant Alterations.

(2) Tenant shall pay the cost of all Tenant Alterations and the cost of decorating the Premises and any work to the Property occasioned thereby. With Tenant's request for approval of


 
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Tenant Alterations, Tenant shall submit plans and specifications to Landlord and shall reimburse Landlord for all costs which Landlord may incur in connection with review of such plans and specifications, including any costs or expenses which Landlord may incur in electing to have outside architects and engineers review said matters. Upon completion of Tenant Alterations, Tenant shall furnish Landlord with contractors' affidavits and full and final waivers of lien and receipted bills covering all labor and materials expended and used in connection therewith and such other documentation reasonably requested by Landlord or Mortgagee.

(3) Tenant agrees to complete all Tenant Alterations (i) in accordance with all Laws, Environmental Laws, all requirements of applicable insurance companies and in accordance with Landlord's standard construction rules and regulations, and (ii) in a good and workmanlike manner with the use of good grades of materials. Tenant shall notify Landlord immediately if Tenant receives any notice of violation of any Law in connection with completion of any Tenant Alterations and shall immediately take such steps as are necessary to remedy such violation. In no event shall such supervision or right to supervise by Landlord nor shall any approvals given by Landlord under this Lease constitute any warranty by Landlord to Tenant of the adequacy of the design, workmanship or quality of such work or materials for Tenant's intended use or of compliance with the requirements of Section 9.01(a)(3)(i) and (ii) above or impose any liability upon Landlord in connection with the performance of such work.

(b) All Tenant Additions to the Premises whether installed by Landlord orTenant, shall without compensation or credit to Tenant, become part of thePremises and the property of Landlord at the time of their installation andshall remain in the Premises, unless pursuant to Article Twelve, Tenant mayremove them or is required to remove them at Landlord's request; providedhowever, Landlord and Tenant agree that Tenant's freezers and coolers, racking,equipment, and office furniture shall be the property of Tenant, and shall beremoved by Tenant, and the affected areas restored to their condition before anysuch installation, subject to Article Twelve.

(c) To the extent that any work in connection with Tenant's connections toLandlord's existing electrical, water, sewer and telephone systems pursuant toSection 6.02, Tenant's connections or installations pursuant to Sections 6.03 or6.07, or performance of Tenant's obligations pursuant to Section 8.02, orperformance of any Tenant Work pursuant to the Workletter, or performance of anyTenant Alterations permitted above, would require access by Tenant to or throughspace of another lessee or occupant of the Building, any such access shall befurther subject to the following conditions: (i) Tenant's reasonable priorwritten request to Landlord, so that Landlord may in turn give or makereasonable advance written notice and/or request to such lessee or occupant;(ii) coordination by Tenant so that the time of such entries shall be atmutually convenient dates and times for the lessee or occupant, Landlord andTenant, provided however, Tenant agrees that Landlord or such lessee or occupantmay require that such entry or entries be outside of normal business hours;(iii) Tenant shall use commercially reasonable efforts to avoid interference,and to minimize unavoidable interference, from any such access with theoccupancy of such lessee or occupant; and (iv) in connection with any suchaccess, Tenant shall promptly pay for all damage caused by Tenant and/or thoseentering on its behalf, and at the option of Landlord, Tenant shall perform anysuch repairs and restoration.

(d) To the extent that any work in connection with Tenant's connections toLandlord's existing electrical, water, sewer and telephone systems pursuant toSection 6.02, Tenant's connections or installations pursuant to Sections 6.03 or6.07, or performance of Tenant's obligations pursuant to Section 8.02, orperformance of any Tenant Work pursuant to the Workletter, or performance of anyTenant Alterations permitted above, would require access by Tenant through theCommon Areas, any such access shall be subject to Section 2.06(a).

9.02  LIENS

Tenant shall not permit any lien or claim for lien of any mechanic, laborer orsupplier or any other lien to be filed against the Premises, Building or anyother part of the Property arising out of work performed, or alleged to havebeen performed by, or at the direction of, or on behalf of Tenant. If any suchlien or claim for lien is filed, Tenant shall within thirty (30) days ofreceiving notice of such lien or claim (a) have such lien or claim for lienreleased of record or (b) deliver to Landlord a bond in form, content, amount,and issued by surety, reasonably satisfactory to Landlord, indemnifying,protecting, defending and holding harmless the Indemnitees against all costs andliabilities resulting from such lien or claim for lien and the foreclosure orattempted foreclosure thereof. If Tenant fails to take any of the above actions,Landlord, in addition to its rights and remedies under Article Eleven, withoutinvestigating the validity of such lien or claim for lien, may bond (or in theevent of risk of imminent forfeiture, may pay or discharge) the same and Tenantshall, as payment of additional Rent hereunder, reimburse Landlord upon demandfor the amount so paid by Landlord, including Landlord's expenses and attorneys'fees.

ARTICLE TEN
ASSIGNMENT AND SUBLETTING

10.01 ASSIGNMENT AND SUBLETTING

(a) Without the prior written consent of Landlord as provided in thisArticle 10, Tenant may not sublease, assign, mortgage, pledge, hypothecate orotherwise transfer or permit the transfer of this Lease or the encumbering ofTenant's interest therein in whole or in part, by operation of Law or otherwiseor permit the use or occupancy of the Premises, or any part thereof, by anyoneother than Tenant, provided, however,

 
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if Landlord chooses not to recapture the space proposed to be subleased orassigned as provided in Section 10.02, Landlord shall not unreasonably withholdits consent to a subletting or assignment under this Section 10.01. Tenantagrees that the provisions governing sublease and assignment set forth in thisArticle Ten shall be deemed to be reasonable. If Tenant desires to enter intoany sublease of the Premises or assignment of this Lease, Tenant shall deliverwritten notice thereof to Landlord ("Tenant's Notice"), together with theidentity of the proposed subtenant or assignee and the proposed principal termsthereof and financial and other information sufficient for Landlord to make aninformed judgment with respect to such proposed subtenant or assignee at leastsixty (60) days prior to the commencement date of the term of the proposedsublease or assignment. If Tenant proposes to sublease less than all of theRentable Area of the Premises, the space proposed to be sublet and the spaceretained by Tenant must each be a marketable unit as reasonably determined byLandlord and otherwise in compliance with all Laws. Landlord shall notify Tenantin writing of its approval or disapproval of the proposed sublease or assignmentor its decision to exercise its rights under Section 10.02 within thirty (30)days after receipt of Tenant's Notice (and all required information). During anytime when any other space in the Building (including the New Space, as definedin Rider 2, if not leased by Tenant) is not under lease or is being marketed byLandlord in anticipation such space will be available for lease, Tenant shallnot sublease any portion of the Premises or assign this Lease to any othertenant of the Project. Tenant shall submit for Landlord's approval (whichapproval shall not be unreasonably withheld) any advertising which Tenant or itsagents intend to use with respect to the space proposed to be sublet.

(b) With respect to Landlord's consent to an assignment or sublease,Landlord may take into consideration any factors which Landlord may deemrelevant, and the reasons for which Landlord's denial shall be deemed to bereasonable shall include, without limitation, the following:

(i) the business reputation or creditworthiness of any proposed subtenant or assignee is not acceptable to Landlord; or

(ii) any proposed assignee's or subtenant's use of the Premises would violate Section 7.01 or any other provision of the Lease; or

(iii) the proposed subtenant or assignee is a bona fide prospective tenant of Landlord in the Project as demonstrated by a written proposal dated within ninety (90) days prior to the date of Tenant's request.

In no event shall Landlord be obligated to consider a consent to any proposed assignment of the Lease which would assign less than the entire Premises. In the
event Landlord wrongfully withholds its consent to any proposed sublease of the Premises or assignment of the Lease, Tenant's sole and exclusive remedy therefor
shall be to seek specific performance of Landlord's obligations to consent to such sublease or assignment.

(c) Any sublease or assignment shall be expressly subject to the terms andconditions of this Lease. Any subtenant or assignee shall execute such documentsas Landlord may require to evidence the terms of such consent, including theagreements described below. If Tenant shall assign this Lease as permittedherein, the assignee shall expressly assume all of the obligations of Tenanthereunder in a written instrument satisfactory to Landlord and furnished toLandlord not later than fifteen (15) days prior to the effective date of theassignment. If Tenant shall sublease the Premises as permitted herein, Tenantshall, at Landlord's option, within fifteen (15) days following any request byLandlord, obtain and furnish to Landlord the written agreement satisfactory toLandlord of such subtenant to the effect that the sublease is subordinate to theLease, and (i) in the event of a default by Tenant under the Lease, subtenantwill upon notice from Landlord of such default and of Tenant's assignment toLandlord of all rents and payments under the sublease, pay such rents andpayments directly to Landlord; and (ii) subtenant will attorn to Landlord andwill pay all subrent directly to Landlord. Tenant shall deliver to Landlord acopy of all agreements executed by Tenant and the proposed subtenant andassignee with respect to the Premises for Landlord's approval, which shall notbe unreasonable withheld. Landlord's approval of a sublease, assignment,hypothecation, transfer or third party use or occupancy shall not constitute awaiver of Tenant's obligation to obtain Landlord's consent to furtherassignments or subleases, hypothecations, transfers or third party use oroccupancy.

(d) For purposes of this Article Ten, an assignment shall be deemed toinclude a change in the majority control of Tenant, resulting from any transfer,sale or assignment of shares of stock or membership interests of Tenantoccurring by operation of Law or otherwise, and includes any merger,acquisition, consolidation or reorganization, except as otherwise provided inthis Subsection below. Notwithstanding any provision of this Section to thecontrary, an assignment for purposes of this Article does not include anytransfer of control of the stock or membership interests of Tenant through (i)any public offering of shares of stock in Tenant in accordance with applicableState and Federal law, rules, regulations and orders if thereafter the stockshall be listed and publicly traded through the New York Stock Exchange,American Stock Exchange or Pacific Stock Exchange, or listed and publicly tradedthrough the NASDAQ national market and its price listed at least daily in theWall Street Journal; or (ii) public sale of such stock effected through suchExchanges or the NASDAQ national market. If Tenant is a partnership, any changein the partners of Tenant shall be deemed to be an assignment.

(e) Notwithstanding anything to the contrary in Sections 10.01(a) and10.02, Tenant shall have the right, without the prior written consent ofLandlord, to assign this Lease to an Affiliate (defined below) or to subleasethe Premises or any part thereof to an Affiliate provided that (i) Landlordreceives thirty (30) days prior written notice of an assignment or sublease;(ii) with respect to an Affiliate which is a

 
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Successor or Purchaser as defined in Section 10.01(g), such Affiliate's networth is not less than Tenant's net worth immediately prior to the assignment orsubletting; (iii) the Affiliate assumes (except in the event of a sublease) in awriting reasonably satisfactory to Landlord all of Tenant's obligations andliability under this Lease and delivers to Landlord a proposed assumption nolater than fifteen (15) days prior to the effective date of the assignment and afully executed original of such assumption no later than the effective date;(iv) Landlord receives no later than the effective date a fully executed copy ofan assignment or sublease agreement between Tenant and the Affiliate; and (v)promptly after Landlord's written request, Tenant and the Affiliate provide suchreasonable documents or information which Landlord reasonably requests for thepurpose of substantiating whether or not the assignment or sublease is to anAffiliate. Possession or occupancy of the Premises by Mountain People'sWarehouse Incorporated ("MPWI"), an Affiliate of Tenant, as long as it remainsan Affiliate of Tenant, shall not be deemed or construed to be a subleasehereunder and Tenant shall be permitted to allow, subject to the terms andconditions of this Lease (but without having to obtain Landlord's consentthereto), MPWI to occupy the Premises, provided that MPWI acknowledges that itis jointly and severally liable with Tenant under the terms and conditions ofthis Lease.

(f) (Intentionally omitted)

(g) For purposes of this Lease, Affiliate shall mean any Person (asdefined below) which: (i) is controlled by, controls, or is under common controlwith Tenant; or (ii) is the corporation or other entity (the "Successor")resulting from a merger, consolidation or non-bankruptcy reorganization withTenant; or (iii) is the purchaser of substantially all the assets of Tenant as agoing concern (the "Purchaser"). The word Person means an individual,corporation, limited liability company, partnership, trust, firm or otherentity. For purposes of this definition, the word "control," shall mean, withrespect to a Person that is a corporation or a limited liability company, theright to exercise, directly or indirectly, more than fifty percent (50%) of thevoting rights attributable to the shares or membership interests of thecontrolled Person and, with respect to a Person that is not a corporation, thepossession, directly or indirectly, of the power at all times to direct or causethe direction of the management of the controlled Person.

10.02 RECAPTURE

Except with respect to (a) any sublease or assignment to an Affiliate whichcomplies with the provisions of Section 10.01 above, or (b) any sublease of lessthan fifty percent (50%) of the Premises which complies with the provisions ofSection 10.01 above, Landlord shall have the option to exclude from the Premisescovered by this Lease ("recapture"), the space proposed to be sublet or subjectto the assignment, effective as of the proposed commencement date of suchsublease or assignment. If Landlord elects to recapture, Tenant shall surrenderpossession of the space proposed to be subleased or subject to the assignment toLandlord on the effective date of recapture of such space from the Premises,such date being the Termination Date for such space. Effective as of the date ofrecapture of any portion of the Premises pursuant to this section, the MonthlyBase Rent, Rentable Area of the Premises and Tenant's Share shall be adjustedaccordingly.

10.03 EXCESS RENT

(Intentionally omitted)

10.04 TENANT LIABILITY

In the event of any sublease or assignment, whether or not with Landlord'sconsent, Tenant shall not be released or discharged from any liability, whetherpast, present or future, under this Lease, including any liability arising fromthe exercise of any renewal or expansion option, to the extent such exercise isexpressly permitted by Landlord. Tenant's liability shall remain primary, and inthe event of default by any subtenant, assignee or successor of Tenant inperformance or observance of any of the covenants or conditions of this Lease,Landlord may proceed directly against Tenant without the necessity of exhaustingremedies against said subtenant, assignee or successor. After any assignment,Landlord may consent to subsequent assignments or subletting of this Lease, oramendments or modifications of this Lease with assignees of Tenant, withoutnotifying Tenant, or any successor of Tenant, and without obtaining its or theirconsent thereto, and such action shall not relieve Tenant or any successor ofTenant of liability under this Lease. If Landlord grants consent to suchsublease or assignment, Tenant shall pay all reasonable attorneys' fees andexpenses incurred by Landlord with respect to such assignment or sublease. Inaddition, if Tenant has any options to extend the Term or to add other space tothe Premises, such options shall not be available to any subtenant or assignee(other than an assignee which is an Affiliate and entitled to exercise any suchoption pursuant to its provisions as set forth in Rider 2), directly orindirectly without Landlord's express written consent, which may be withheld inLandlord's sole discretion, except as otherwise expressly provided in suchoptions.

ARTICLE ELEVEN
DEFAULT AND REMEDIES

11.01 EVENTS OF DEFAULT

The occurrence or existence of any one or more of the following shall constitute a "Default" by Tenant under this Lease:

(i) Tenant fails to pay any installment or other payment of Rent including Rent Adjustment Deposits or Rent Adjustments within three (3) business days after the date when due;


 
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(ii) Tenant fails to observe or perform any of the other covenants,  conditions or provisions of this Lease and fails to cure such default  within fifteen (15) days after written notice thereof to Tenant, unless  the default involves a hazardous condition, which shall be cured forthwith  or unless the failure to perform is a Default for which this Lease  specifies there is no cure or grace period, provided however, if the  default is one to which the fifteen (15) day cure period applies and of  such nature that it cannot reasonably be cured within fifteen (15) days,  Tenant shall be in Default if Tenant either fails to commence to cure such  default within fifteen (15) days or fails diligently and continuously to  prosecute such cure to completion or in any event fails to complete such  cure within ninety (90) days after such written notice from Landlord  (unless such Default is not capable of being cured within ninety (90) days  and subject to reasonable extensions for Force Majeure delays);

(iii) the interest of Tenant in this Lease is levied upon under execution or other legal process;

(iv) a petition is filed by or against Tenant to declare Tenant bankrupt or seeking a plan of reorganization or arrangement under any Chapter of the Bankruptcy Act, or any amendment, replacement or substitution therefor, or to delay payment of, reduce or modify Tenant's debts, which in the case of an involuntary action is not discharged within thirty (30) days;

(v) Tenant is declared insolvent by Law or any assignment of Tenant's property is made for the benefit of creditors;

(vi) a receiver is appointed for Tenant or Tenant's property, which appointment is not discharged within thirty (30) days;

(vii) any action taken against Tenant to reorganize or modify Tenant's capital structure in a materially adverse way which in the case of an involuntary action is not discharged within thirty (30) days; or

(viii) upon the dissolution of Tenant.

11.02 LANDLORD'S REMEDIES

(a) A Default shall constitute a breach of the Lease for which Landlordshall have the rights and remedies set forth in this Section 11.02 and all otherrights and remedies set forth in this Lease or now or hereafter allowed by Law,whether legal or equitable, and all rights and remedies of Landlord shall be cumulative and none shall exclude any other right or remedy.

(b) With respect to a Default, at any time Landlord may terminate Tenant's right to possession by written notice to Tenant stating such election. Any written notice required pursuant to Section 11.01 shall constitute notice of unlawful detainer pursuant to California Code of Civil Procedure Section 1161 if, at Landlord's sole discretion, it states Landlord's election that Tenant's right to possession is terminated after expiration of any period required by Law or any longer period required by Section 11.01. Upon the expiration of the period stated in Landlord's written notice of termination (and unless such notice provides an option to cure within such period and Tenant cures the Default within such period), Tenant's right to possession shall terminate and this Lease shall terminate, and Tenant shall remain liable as hereinafter provided. Upon such termination in writing of Tenant's right to possession, Landlord shall have the right, subject to applicable Law, to re-enter the Premises and dispossess Tenant and the legal representatives of Tenant and all other occupants of the Premises by unlawful detainer or other summary proceedings, or otherwise as permitted by Law, regain possession of the Premises and remove their property (including their trade fixtures, personal property and those Tenant Additions which Tenant is required or permitted to remove under Article Twelve), but Landlord shall not be obligated to effect such removal, and such property may, at Landlord's option, be stored elsewhere, sold or otherwise dealt with as permitted by Law, at the risk of, expense of and for the account of Tenant, and the proceeds of any sale shall be applied pursuant to Law. Landlord shall in no event be responsible for the value, preservation or safekeeping of any such property. Tenant hereby waives all claims for damages that may be caused by Landlord's removing or storing Tenant's personal property pursuant to this Section or Section 12.01, and Tenant hereby indemnifies, and agrees to defend, protect and hold harmless, the Indemnitees from any and all loss, claims, demands, actions, expenses, liability and cost (including attorneys' fees and expenses) arising out of or in any way related to such removal or storage. Upon such written termination of Tenant's right to possession and this Lease, Landlord shall have the right to recover damages for Tenant's Default as provided herein or by Law, including the following damages provided by California Civil Code Section 1951.2:

(1) the worth at the time of award of the unpaid Rent which had been earned at the time of termination;

(2) the worth at the time of award of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such Rent loss that Tenant proves could reasonably have been avoided;

(3) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided;  and

 
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(4) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom. The word "rent" as used in this Section 11.02 shall have the same meaning as the defined term Rent in this Lease. The "worth at the time of award" of the amount referred to in clauses (1) and (2) above is computed by allowing interest at the Default Rate. The worth at the time of award of the amount referred to in clause (3) above is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). For the purpose of determining unpaid Rent under clause (3) above, the monthly Rent reserved in this Lease shall be deemed to be the sum of the Monthly Base Rent and the amounts last payable by Tenant as Rent Adjustment Deposits and for electricity and other utilities used by or furnished to Tenant for the calendar year in which Landlord terminated this Lease as provided hereinabove.

(c) Even if Tenant is in Default and/or has abandoned the Premises, this Lease shall continue in effect for so long as Landlord does not terminate Tenant's right to possession by written notice as provided in Section 11.02(b) above, and Landlord may enforce all its rights and remedies under this Lease, including the right to recover Rent as it becomes due under this Lease. In such event, Landlord shall have all of the rights and remedies of a landlord under California Civil Code Section 1951.4 (lessor may continue Lease in effect after Tenant's Default and abandonment and recover Rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations), or any successor statute. During such time as Tenant is in Default, if Landlord has not terminated this Lease by written notice and if Tenant requests Landlord's consent to an assignment of this Lease or a sublease of the Premises, subject to Landlord's option to recapture pursuant to Section 10.02, Landlord shall not unreasonably withhold its consent to such assignment or sublease. Tenant acknowledges and agrees that the provisions of Article Ten shall be deemed to constitute reasonable limitations of Tenant's right to assign or sublet. Tenant acknowledges and agrees that in the absence of written notice pursuant to Section 11.02(b) above terminating Tenant's right to possession, no other act of Landlord shall constitute a termination of Tenant's right to possession or an acceptance of Tenant's surrender of the Premises, including acts of maintenance or preservation or efforts to relet the Premises or the appointment of a receiver upon the initiative of Landlord to protect Landlord's interest under this Lease or the withholding of consent to a subletting or assignment, or terminating a subletting or assignment, if in accordance with other provisions of this Lease.

(d) (Intentionally omitted)

(e) Tenant hereby waives any and all rights to relief from forfeiture, redemption or reinstatement granted by Law (including California Civil Code of Procedure Sections 1174 and 1179) in the event of Tenant being evicted or dispossessed for any cause or in the event of Landlord obtaining possession of the Premises by reason of Tenant's Default or otherwise;

(f) When this Lease requires giving or service of a notice, that notice shall replace rather than supplement any equivalent or similar statutory notice, including any equivalent or similar notices required by California Code of Civil Procedure Section 1161 or any similar or successor statute. When a statute requires service of a notice in a particular manner, service of that notice (or a similar notice required by this Lease) in the manner required by Article Twenty-four shall replace and satisfy the statutory service-of-notice procedures, including those required by Code of Civil Procedure section 1162 or any similar or successor statute.

(g) The voluntary or other surrender or termination of this Lease, or a mutual termination or cancellation thereof, shall not work a merger and shall terminate all or any existing assignments, subleases, subtenancies or occupancies permitted by Tenant, except if and as otherwise specified in writing by Landlord.

(h) No delay or omission in the exercise of any right or remedy of Landlord upon any default by Tenant, and no exercise by Landlord of its rights pursuant to Section 26.15 to perform any duty which Tenant fails timely to perform, shall impair any right or remedy or be construed as a waiver. No provision of this Lease shall be deemed waived by Landlord unless such waiver is in a writing signed by Landlord. The waiver by Landlord of any breach of any provision of this Lease shall not be deemed a waiver of any subsequent breach of the same or any other provision of this Lease.

11.03 ATTORNEY'S FEES

In the event any party brings any suit or other proceeding with respect to the subject matter or enforcement of this Lease, the prevailing party (as determined by the court, agency or other authority before which such suit or proceeding is commenced) shall, in addition to such other relief as may be awarded, be entitled to recover reasonable attorneys' fees, expenses and costs of investigation as actually incurred, including court costs, expert witness fees, costs and expenses of investigation, and all reasonable attorneys' fees, costs and expenses in any such suit or proceeding (including in any action or participation in or in connection with any case or proceeding under the Bankruptcy Code, 11 United States Code Sections 101 et seq., or any successor statutes, in establishing or enforcing the right to indemnification, in appellate proceedings, or in connection with the enforcement or collection of any judgment obtained in any such suit or proceeding).

11.04 BANKRUPTCY

The following provisions shall apply in the event of the bankruptcy or insolvency of Tenant:

 
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(a) In connection with any proceeding under Chapter 7 of the Bankruptcy Code where the trustee of Tenant elects to assume this Lease for the purposes of assigning it, such election or assignment, may only be made upon compliance with the provisions of (b) and (c) below, which conditions Landlord and Tenant acknowledge to be commercially reasonable. In the event the trustee elects to reject this Lease then Landlord shall immediately be entitled to possession of the Premises without further obligation to Tenant or the trustee.

(b) Any election to assume this Lease under Chapter 11 or 13 of the Bankruptcy Code by Tenant as debtor-in-possession or by Tenant's trustee (the "Electing Party") must provide for:

The Electing Party to cure or provide to Landlord adequate assurance that it will cure all monetary defaults under this Lease within fifteen (15) days from the date of assumption and it will cure all nonmonetary defaults under this Lease within thirty (30) days from the date of assumption. Landlord and Tenant acknowledge such condition to be commercially reasonable.

(c) If the Electing Party has assumed this Lease or elects to assign Tenant's interest under this Lease to any other person, such interest may be assigned only if the intended assignee has provided adequate assurance of future performance (as herein defined), of all of the obligations imposed on Tenant under this Lease.

For the purposes hereof, "adequate assurance of future performance" means that Landlord has ascertained that each of the following conditions has been satisfied:

(i) The assignee has submitted a current financial statement, certified by its chief financial officer, which shows a net worth and working capital in amounts sufficient to assure the future performance by the assignee of Tenant's obligations under this Lease; and

(ii) Landlord has obtained consents or waivers from any third parties which may be required under a lease, mortgage, financing arrangement, or other agreement by which Landlord is bound, to enable Landlord to permit such assignment.

(d) Landlord's acceptance of rent or any other payment from any trustee, receiver, assignee, person, or other entity will not be deemed to have waived, or waive, the requirement of Landlord's consent, Landlord's right to terminate this Lease for any transfer of Tenant's interest under this Lease without such consent, or Landlord's claim for any amount of Rent due from Tenant.

11.05 LANDLORD'S DEFAULT

Landlord shall be in default hereunder in the event Landlord has not begun and pursued with reasonable diligence the cure of any failure of Landlord to meet its obligations hereunder within thirty (30) days after the receipt by Landlord of written notice from Tenant of the alleged failure to perform. In no event shall Tenant have the right to terminate or rescind this Lease as a result of Landlord's default as to any covenant or agreement contained in this Lease. Tenant hereby waives such remedies of termination and rescission and hereby agrees that Tenant's remedies for default hereunder and for breach of any promise or inducement shall be limited to a suit for damages and/or injunction. In addition, Tenant hereby covenants that, prior to the exercise of any such remedies, it will give Mortgagee notice and a reasonable time to cure any default by Landlord. Notwithstanding any provision of this Section 11.05 to the contrary, Tenant shall have the option to terminate this Lease under the conditions and terms provided in Section 2.03(b) above.

ARTICLE TWELVE
SURRENDER OF PREMISES

12.01 IN GENERAL

Upon the Termination Date, Tenant shall surrender and vacate the Premises immediately and deliver possession thereof to Landlord in a clean, good and tenantable condition, except for ordinary wear and tear, and damage caused by Landlord or by fire or other casualty (but such exception with respect to fire or other casualty shall not alter or derogate from Tenant's (a) obligations to remove any property of Tenant or improvements, whether damaged or not, (b) insurance obligations under Article Sixteen with respect to Tenant Additions or (c) obligations with respect to Tenant's Share of Operating Expenses). Tenant shall deliver to Landlord all keys to the Premises. Tenant shall remove from the Premises all movable personal property of Tenant and Tenant's trade fixtures, including equipment and office furniture. Tenant shall be entitled to remove such Tenant Additions which at the time of their installation Landlord and Tenant agreed may be removed by Tenant. Tenant shall also remove such other Tenant Additions and restore the Premises as follows: (a) any Tenant Work, Tenant Alterations, trade fixtures or equipment containing Hazardous Materials; (b) Tenant's racking (but Tenant will not be required to remove bolts relating to the racking system so long as they are ground flush with the floor surface and any voids patched), Tenant's freezers and coolers, Tenant's swamp coolers and connections thereto, and any other installation which Tenant is required to remove pursuant to any other provision of the Lease (by way of example and not limitation, including the Standby Generator Installations as provided in Section 6.07 and the Propane Tank as provided in Section 6.08); (c) Landlord hereby reserves the right upon expiration or any earlier termination to require Tenant to remove the portion of the mezzanine which is not over the office area (as installed as part as part of the Landlord Work for Tenant's initial occupancy); and (d) any other Tenant Addition if at the time of Landlord's approval of such Tenant Addition, Landlord notifies Tenant that Landlord reserves the right to elect upon expiration or any earlier termination to require Tenant to remove it. Except as

 
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otherwise provided in the following sentences of this Section, Landlord shall not require Tenant to replace the existing slab which Tenant proposes to remove under the area in which Tenant seeks to install freezers and coolers, and will not require Tenant to remove the new slab and sub-slab support, insulation and plumbing under the freezers and coolers, which are to be installed by Tenant, so long as all such removal and installations are in accordance with plans and specifications approved by Landlord and Tenant as described in the Workletter. Notwithstanding Landlord's approval of the initial plans and specifications for the design and initial installation of any Tenant Work or Tenant Alterations, including the above-described flooring and sub-floor areas under the freezers and coolers, Tenant shall remain responsible to repair or replace any of such Tenant Work or Tenant Alterations (excluding any Tenant is required or permitted to remove) which on the Termination Date are defective or not in as good condition as, and matching with, other original components of the Building, ordinary wear and tear excepted. For such purposes, by way of example and not limitation, it is agreed that if upon the Termination Date, the new flooring under the freezers and coolers does not properly join to and match the original floor (in undamaged condition) with respect to flatness, fitness, hardness and floor-loading capacity, Tenant, at Tenant's expense, shall be obligated to repair or replace it, as appropriate. Tenant immediately shall repair all damage resulting from removal of any of Tenant's property, furnishings or Tenant Additions, shall close all floor, ceiling and roof openings and shall restore the Premises to a tenantable condition or to the condition of the Premises prior to commencement of the Landlord Work or Tenant Work. In the event possession of the Premises is not delivered to Landlord when required hereunder, or if Tenant shall fail to remove those items described above, Landlord may (but shall not be obligated to), at Tenant's expense, remove any of such property and store, sell or otherwise deal with such property as provided in Section 11.02(b), including the waiver and indemnity obligations provided in that Section, and undertake, at Tenant's expense, such restoration work as Landlord reasonably deems necessary or advisable.

12.02 LANDLORD'S RIGHTS

All property which may be removed from the Premises by Landlord shall be conclusively presumed to have been abandoned by Tenant and Landlord may deal with such property as provided in Section 11.02(b), including the waiver and indemnity obligations provided in that Section. Tenant shall also reimburse Landlord for all costs and expenses incurred by Landlord in removing any Tenant Additions and in restoring the Premises to the condition required by this Lease at the Termination Date.

ARTICLE THIRTEEN
HOLDING OVER

Tenant shall pay Landlord one hundred twenty-five percent (125%) of the monthly Rent payable for the month immediately preceding the holding over (including increases for Rent Adjustments which Landlord may reasonably estimate) for each month or portion thereof that Tenant retains possession of the Premises, or any portion thereof, after the Termination Date (without reduction for any partial month that Tenant retains possession). Tenant shall also pay all damages sustained by Landlord by reason of such retention of possession. The provisions of this Article shall not constitute a waiver by Landlord of any re-entry rights of Landlord and Tenant's continued occupancy of the Premises shall be as a tenancy in sufferance.

ARTICLE FOURTEEN
DAMAGE BY FIRE OR OTHER CASUALTY

14.01 SUBSTANTIAL UNTENANTABILITY

      (a) If any fire or other casualty (whether insured or uninsured) renders all or any part of the Premises or the Building untenantable, Landlord shall, with reasonable promptness after the occurrence of such damage, reasonably estimate the length of time that will be required to substantially complete the repair and restoration and shall by notice advise Tenant of such estimate ("Landlord's Notice"). If the amount of time required to substantially complete such repair and restoration, as reasonably estimated by Landlord, exceeds one hundred fifty (150) days from the date such damage occurred, then Landlord, or Tenant if all or a substantial portion of the Premises is rendered untenantable, shall have the right to terminate this Lease as of the date of such damage upon giving written notice to the other at any time within twenty (20) days after delivery of Landlord's Notice, provided that if Landlord so chooses, Landlord's Notice may also constitute such notice of termination.

(b) In the event that the Building is damaged or destroyed to the extent of more than twenty-five percent (25%) of its replacement cost or to any extent if no insurance proceeds or insufficient insurance proceeds are receivable by Landlord, and regardless of whether or not the Premises be damaged, Landlord may elect by written notice to Tenant given within thirty (30) days after the occurrence of the casualty to terminate this Lease in lieu of so restoring the Premises, in which event this Lease shall terminate as of the date specified in Landlord's notice, which date shall be no later than sixty (60) days following the date of Landlord's notice.

(c) Unless this Lease is terminated as provided in the preceding Subsections 14.01 (a) and (b), Landlord shall proceed with reasonable promptness to repair and restore the Premises to its condition as existed prior to such casualty, subject to reasonable delays for insurance adjustments and Force Majeure delays, and also subject to zoning Laws and building codes then in effect. Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease if such repairs and restoration are not in fact completed within the time period estimated by Landlord so long as Landlord shall proceed with reasonable diligence to complete such repairs and restoration.

 
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(d) Tenant acknowledges that Landlord shall be entitled to the full proceeds of any insurance coverage, whether carried by Landlord or Tenant, for damages to the Premises, except for those proceeds of Tenant's insurance of its own personal property and equipment which would be removable by Tenant at the Termination Date. All such insurance proceeds shall be payable to Landlord whether or not the Premises are to be repaired and restored, provided, however, if this Lease is not terminated and the parties proceed to repair and restore Tenant Additions at Tenant's cost, to the extent Landlord received proceeds of Tenant's insurance covering Tenant Additions, such proceeds shall be applied to reimburse Tenant for its cost of repairing and restoring Tenant Additions.

(e) Notwithstanding anything in this Article Fourteen to the contrary: (i) Landlord shall have no duty pursuant to this Section to repair or restore any portion of any Tenant Additions or to expend for any repair or restoration of the Premises or Building amounts in excess of insurance proceeds paid to Landlord and available for repair or restoration; and (ii) Tenant shall not have the right to terminate this Lease pursuant to this Section if any damage or destruction was caused by the willful and wrongful act of Tenant, its agents or employees. Whether or not the Lease is terminated pursuant to this Article Fourteen, in no event shall Tenant be entitled to any compensation or damages for loss of the use of the whole or any part of the Premises or for any inconvenience or annoyance occasioned by any such damage, destruction, rebuilding or restoration of the Premises or the Building or access thereto.

(f) Any repair or restoration of the Premises performed by Tenant shall be in accordance with the provisions of Article Nine hereof.

14.02 INSUBSTANTIAL UNTENANTABILITY

Unless this Lease is terminated as provided in the preceding Subsections 14.01 (a) and (b), then Landlord shall proceed to repair and restore the Building or the Premises other than Tenant Additions, with reasonable promptness, unless such damage is to the Premises and occurs during the last six (6) months of the Term, in which event either Tenant or Landlord shall have the right to terminate this Lease as of the date of such casualty by giving written notice thereof to the other within twenty (20) days after the date of such casualty. Notwithstanding the foregoing, Landlord's obligation to repair shall be limited in accordance with the provisions of Section 14.01 above.

14.03 RENT ABATEMENT

If all or any part of the Premises are rendered untenantable by fire or other casualty and this Lease is not terminated, Monthly Base Rent and Rent Adjustments shall abate for that part of the Premises which is untenantable on a per diem basis from the date of the casualty until Landlord has Substantially Completed the repair and restoration work in the Premises which it is required to perform, provided, that as a result of such casualty, Tenant does not occupy the portion of the Premises which is untenantable during such period.

14.04 WAIVER OF STATUTORY REMEDIES

The provisions of this Lease, including this Article Fourteen, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, the Premises or the Property or any part of either, and any Law, including Sections 1932(2), 1933(4), 1941 and 1942 of the California Civil Code, with respect to any rights or obligations concerning damage or destruction shall have no application to this Lease or to any damage to or destruction of all or any part of the Premises or the Property or any part of either, and are hereby waived.

ARTICLE FIFTEEN
EMINENT DOMAIN

15.01 TAKING OF WHOLE OR SUBSTANTIAL PART

In either event that: (a) the whole or any substantial part of the Building or of the Premises is taken or condemned by any competent authority for any public use or purpose (including a deed given in lieu of condemnation) and is thereby rendered untenantable, or (b) such taking or condemnation is of a substantial part of the Truck Court or Tenant's Parking Area, or of access thereto and to the Premises, and materially and adversely interferes with such access and the conduct of Tenant's business, and reasonable alternative area and access are not made available to Tenant which would avoid such material and adverse interference, then this Lease shall terminate as of the date title vests in such authority or any earlier date on which possession is required to be surrendered to such authority, and Monthly Base Rent and Rent Adjustments shall be apportioned as of the Termination Date. Further, if at least twenty-five percent (25%) of the rentable area of the Project is taken or condemned by any competent authority for any public use or purpose (including a deed given in lieu of condemnation), and regardless of whether or not the Premises be so taken or condemned, Landlord may elect by written notice to Tenant to terminate this Lease as of the date title vests in such authority or any earlier date on which possession is required to be surrendered to such authority, and Monthly Base Rent and Rent Adjustments shall be apportioned as of the Termination Date. Landlord may, without any obligation to Tenant, agree to sell or convey to the taking authority the Premises, the Building, the Project or any portion thereof sought by the taking authority, free from this Lease and the right of Tenant hereunder, without first requiring that any action or proceeding be instituted or, if instituted, pursued to a judgment. Notwithstanding anything to the contrary herein set forth, in the event the taking of the Building or Premises is temporary (for less than the remaining term of the Lease), Landlord may elect either (i) to terminate this Lease or (ii) permit Tenant to receive the entire award attributable to the Premises in which case Tenant shall continue to pay Rent and this Lease shall not terminate.

 
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15.02 TAKING OF PART

In the event a part of the Building or the Premises is taken or condemned by any competent authority (or a deed is delivered in lieu of condemnation) and this Lease is not terminated, the Lease shall be amended to reduce or increase, as the case may be, the Monthly Base Rent and Tenant's Share to reflect the Rentable Area of the Premises or Building, as the case may be, remaining after any such taking or condemnation. Landlord, upon receipt and to the extent of the award in condemnation (or proceeds of sale) shall make necessary repairs and restorations to the Premises (exclusive of Tenant Additions) and to the Building to the extent necessary to constitute the portion of the Building not so taken or condemned as a complete architectural and economically efficient unit. Notwithstanding the foregoing, if as a result of any taking, or a governmental order that the grade of any street or alley adjacent to the Building is to be changed and such taking or change of grade makes it necessary or desirable to substantially remodel or restore the Building or prevents the economical operation of the Building, Landlord shall have the right to terminate this Lease upon ninety (90) days prior written notice to Tenant.

15.03 COMPENSATION

Landlord shall be entitled to receive the entire award (or sale proceeds) from any such taking, condemnation or sale without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant's interest, if any, in such award; provided, however, Tenant shall have the right separately to pursue against the condemning authority a separate award in respect of the loss, if any, to Tenant Additions paid for by Tenant without any credit or allowance from Landlord, for fixtures or personal property of Tenant, or for relocation or business interruption expenses, so long as there is no diminution of Landlord's award as a result.

ARTICLE SIXTEEN
INSURANCE

16.01 TENANT'S INSURANCE

Tenant, at Tenant's expense, agrees to maintain in force, with a company or companies acceptable to Landlord, during the Term: (a) Commercial General Liability Insurance on a primary basis and without any right of contribution from any insurance carried by Landlord covering the Premises on an occurrence basis against all claims for personal injury, bodily injury, death and property damage, including contractual liability covering the indemnification provisions in this Lease. Such insurance shall be for such limits that are reasonably required by Landlord from time to time but not less than a combined single limit of Five Million and No/100 Dollars ($5,000,000.00); (b) Workers' Compensation and Employers' Liability Insurance to the extent required by and in accordance with the Laws of the State of California; (c) "All Risks" property insurance in an amount adequate to cover the full replacement cost of all Tenant Additions to the Premises, equipment, installations, fixtures and contents of the Premises in the event of loss; (d) In the event a motor vehicle is to be used by Tenant in connection with its business operation from the Premises, Comprehensive Automobile Liability Insurance coverage with limits of not less than Three Million and No/100 Dollars ($3,000,000.00) combined single limit coverage against bodily injury liability and property damage liability arising out of the use by or on behalf of Tenant, its agents and employees in connection with this Lease, of any owned, non-owned or hired motor vehicles; and (e) such other insurance or coverages as Landlord reasonably requires.

16.02 FORM OF POLICIES

Each policy referred to in 16.01 shall satisfy the following requirements. Each policy shall (i) name Landlord and the Indemnitees as additional insureds (except Workers' Compensation and Employers' Liability Insurance), (ii) be issued by one or more responsible insurance companies licensed to do business in the State of California reasonably satisfactory to Landlord, (iii) where applicable, provide for deductible amounts satisfactory to Landlord and not permit co-insurance, (iv) shall provide that such insurance may not be canceled or amended without thirty (30) days' prior written notice to Landlord, and (v) each policy of "All-Risks" property insurance shall provide that the policy shall not be invalidated should the insured waive in writing prior to a loss, any or all rights of recovery against any other party for losses covered by such policies. Tenant shall deliver to Landlord, certificates of insurance and at Landlord's request, copies of all policies and renewals thereof to be maintained by Tenant hereunder, not less than ten (10) days prior to the Commencement Date and not less than ten (10) days prior to the expiration date of each policy.

16.03 LANDLORD'S INSURANCE

Landlord agrees to purchase and keep in full force and effect during the Term hereof, including any extensions or renewals thereof, insurance under policies issued by insurers of recognized responsibility, qualified to do business in the State of California on the Building in amounts not less than the greater of eighty (80%) percent of the then full replacement cost (without depreciation) of the Building (above foundations and excluding Tenant Additions to the Premises) or an amount sufficient to prevent Landlord from becoming a co-insurer under the terms of the applicable policies, against fire and such other risks as may be included in standard forms of all risk coverage insurance reasonably available from time to time. Landlord agrees to maintain in force during the Term, Commercial General Liability Insurance covering the Building on an occurrence basis against all claims for personal injury, bodily injury, death and property damage. Such insurance shall be for a combined single limit of Five Million and No/100 Dollars ($5,000,000.00). Neither Landlord's obligation to carry such insurance nor the carrying of such insurance shall be deemed to be an indemnity by Landlord with respect to any claim, liability, loss, cost or expense due,

 
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 in whole or in part, to Tenant's negligent acts or omissions or willful misconduct. Without obligation to do so, Landlord may, in its sole discretion from time to time, carry insurance in amounts greater and/or for coverage additional to the coverage and amounts set forth above.

16.04 WAIVER OF SUBROGATION

(a) Landlord agrees that, if obtainable at no, or minimal, additional cost, and so long as the same is permitted under the laws of the State of California, it will include in its "All Risks" policies appropriate clauses pursuant to which the insurance companies (i) waive all right of subrogation against Tenant with respect to losses payable under such policies and/or (ii) agree that such policies shall not be invalidated should the insured waive in writing prior to a loss any or all right of recovery against any party for losses covered by such policies.

(b) Tenant agrees to include, if obtainable at no, or minimal, additional cost, and so long as the same is permitted under the laws of the State of California, in its "All Risks" insurance policy or policies on Tenant Additions to the Premises, whether or not removable, and on Tenant's furniture, furnishings, fixtures and other property removable by Tenant under the provisions of this Lease appropriate clauses pursuant to which the insurance company or companies (i) waive the right of subrogation against Landlord and/or any tenant of space in the Building with respect to losses payable under such policy or policies and/or (ii) agree that such policy or policies shall not be invalidated should the insured waive in writing prior to a loss any or all right of recovery against any party for losses covered by such policy or policies. If Tenant is unable to obtain in such policy or policies either of the clauses described in the preceding sentence, Tenant shall, if legally possible and without necessitating a change in insurance carriers, have Landlord named in such policy or policies as an additional insured. If Landlord shall be named as an additional insured in accordance with the foregoing, Landlord agrees to endorse promptly to the order of Tenant, without recourse, any check, draft, or order for the payment of money representing the proceeds of any such policy or representing any other payment growing out of or connected with said policies, and Landlord does hereby irrevocably waive any and all rights in and to such proceeds and payments.

(c) Provided that Landlord's right of full recovery under its policy or policies aforesaid is not adversely affected or prejudiced thereby, Landlord hereby waives any and all right of recovery which it might otherwise have against Tenant, its servants, agents and employees, for loss or damage occurring to the Real Property and the fixtures, appurtenances and equipment therein, except Tenant Additions, to the extent the same is covered by Landlord's insurance, notwithstanding that such loss or damage may result from the negligence or fault of Tenant, its servants, agents or employees. Provided that Tenant's right of full recovery under its aforesaid policy or policies is not adversely affected or prejudiced thereby, Tenant hereby waives any and all right of recovery which it might otherwise have against Landlord, its servants, and employees and against every other tenant in the Building who shall have executed a similar waiver as set forth in this Section 16.04 (c) for loss or damage to Tenant Additions, whether or not removable, and to Tenant's furniture, furnishings, fixtures and other property removable by Tenant under the provisions hereof to the extent the same is covered or coverable by Tenant's insurance required under this Lease, notwithstanding that such loss or damage may result from the negligence or fault of Landlord, its servants, agents or employees, or such other tenant and the servants, agents or employees thereof.

(d) Landlord and Tenant hereby agree to advise the other promptly if the clauses to be included in their respective insurance policies pursuant to subparagraphs (a) and (b) above cannot be obtained on the terms hereinbefore provided and thereafter to furnish the other with a certificate of insurance or copy of such policies showing the naming of the other as an additional insured, as aforesaid. Landlord and Tenant hereby also agree to notify the other promptly of any cancellation or change of the terms of any such policy which would affect such clauses or naming. All such policies which name both Landlord and Tenant as additional insureds shall, to the extent obtainable, contain agreements by the insurers to the effect that no act or omission of any additional insured will invalidate the policy as to the other additional insureds.

16.05 NOTICE OF CASUALTY

Tenant shall give Landlord notice in case of a fire or accident in the Premises promptly after Tenant is aware of such event.

ARTICLE SEVENTEEN
WAIVER OF CLAIMS AND INDEMNITY

17.01 WAIVER OF CLAIMS

To the extent permitted by Law, Tenant releases the Indemnitees from, and waives all claims for, damage to person or property sustained by Tenant or any occupant of the Premises or the Property resulting directly or indirectly from any existing or future condition, defect, matter or thing in and about the Premises or the Property or any part of either or any equipment or appurtenance therein, or resulting from any accident in or about the Premises or the Property, or resulting directly or indirectly from any act or neglect of any tenant or occupant of the Property or of any other person, including Landlord's agents and servants, except to the extent caused by the gross negligence or by the willful and wrongful act of any of the Indemnitees, but the foregoing exception is subject to and shall not diminish any other waivers by Tenant or Landlord or their respective insurers, including those in effect in accordance with Section 16.04. If any such damage, whether to the Premises or the Property or any part of either, or whether to Landlord or to other tenants in the Property, results from any act or neglect of Tenant, its employees, servants, agents, contractors, invitees or customers, Tenant shall be liable therefor in excess of amounts, if any, paid to Landlord under insurance

 
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covering such damages. Tenant shall not be liable for any such damage caused by its acts or neglect if Landlord or a tenant has recovered the full amount of the damage from proceeds of insurance policies and the insurance company has waived its right of subrogation against Tenant.

17.02 INDEMNITY BY TENANT

To the extent permitted by Law, Tenant hereby indemnifies, and agrees to protect, defend and hold the Indemnitees harmless, against any and all actions, claims, demands, liability, costs and expenses, including reasonable attorneys' fees and expenses for the defense thereof, arising from Tenant's occupancy of the Premises, from the undertaking of any Tenant Additions or repairs to the Premises, from the conduct of Tenant's business on the Premises, or from any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of Tenant to be performed pursuant to the terms of this Lease, or from any willful act or negligence of Tenant, its agents, contractors, servants, employees, customers or invitees, in or about the Premises or the Property or any part of either. In case of any action or proceeding brought against the Indemnitees by reason of any such claim, upon notice from Landlord, Tenant covenants to defend such action or proceeding by counsel chosen by Landlord, and reasonably approved by Tenant. In any event, Landlord shall have the right to select as counsel a law firm of quality and capability consistent with first quality "large law firms" in the downtown Los Angeles area. Landlord reserves the right to settle, compromise or dispose of any and all actions, claims and demands related to the foregoing indemnity after reasonable notice to Tenant. The foregoing indemnity shall not operate to relieve any of the Indemnitees of liability to the extent its share of liability is caused by its gross negligence or by its willful and wrongful act. Further, the foregoing indemnity and exception are subject to and shall not diminish any waivers by Tenant or Landlord or their respective insurers, including those in effect in accordance with Section 16.04.

17.03 WAIVER OF CONSEQUENTIAL DAMAGES

To the extent permitted by law, Tenant hereby waives and releases the Indemnitees from any consequential damages, compensation or claims for inconvenience or loss of business, rents or profits as a result of any injury or damage, whether or not caused by the willful and wrongful act of any of the Indemnitees.

ARTICLE EIGHTEEN
RULES AND REGULATIONS

18.01 RULES

Tenant agrees for itself and for its subtenants, employees, agents, and invitees to comply with all reasonable rules and regulations of general application with respect to use of the Premises, the Building and the Project imposed by Landlord, as the same may be revised from time to time, including all of the requirements of Landlord's emergency response plan, as the same may be amended from time to time. Such rules and regulations are and shall be imposed for the cleanliness, good appearance, proper maintenance, good order and reasonable use of the Premises, the Building and the Project and as may be necessary for the enjoyment of the Building and the Project by all tenants and their clients, customers, and employees.

18.02 ENFORCEMENT

Nothing in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the rules and regulations as set forth above or as hereafter adopted, or the terms, covenants or conditions of any other lease as against any other tenant, and Landlord shall not be liable to Tenant for violation of the same by any other tenant, its servants, employees, agents, visitors or licensees. Landlord shall use reasonable efforts to enforce the rules and regulations of the Building in a uniform and non-discriminatory manner.

ARTICLE NINETEEN
LANDLORD'S RESERVED RIGHTS

Landlord shall have the following rights exercisable without notice to Tenant and without liability to Tenant for damage or injury to persons, property or business and without being deemed an eviction or disturbance of Tenant's use or possession of the Premises or giving rise to any claim for offset or abatement of Rent: (a) to change the Building's name or street address upon thirty (30) days' prior written notice to Tenant; (b) to install, affix and maintain all signs on the exterior and/or interior of the Building; (c) upon reasonable notice to Tenant, to display the Premises to prospective purchasers at reasonable hours at any time during the Term and to prospective tenants at reasonable hours during the last twelve (12) months of the Term; (e) to grant to any party the exclusive right to conduct any business or render any service in or to the Building, provided such exclusive right shall not operate to prohibit Tenant from using the Premises for the purpose permitted hereunder; (f) to change the arrangement and/or location of entrances or passageways, doors and doorways, corridors, elevators, stairs, washrooms or public portions of the Building, and to close entrances, doors, corridors, elevators or other facilities, provided that such action shall not materially and adversely interfere with Tenant's access to the Premises, the Building, the Truck Court or Tenant's parking, or materially and adversely interfere with Tenant's occupancy of the Premises or the conduct of Tenant's business therein; (g) to have access for Landlord and other tenants of the Building to any mail chutes and boxes located in or on the Premises as required by any applicable rules of the United States Post Office; and (h) to close the Building after Standard Operating Hours, except that Tenant and its employees and invitees shall be entitled to admission at all times, under such regulations as Landlord prescribes for security purposes.

 
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ARTICLE TWENTY
ESTOPPEL CERTIFICATE

20.01 IN GENERAL

Within fifteen (15) days after request therefor by Landlord, Mortgagee or any prospective mortgagee or owner, Tenant agrees as directed in such request to execute an Estoppel Certificate in recordable form, binding upon Tenant, certifying (a) that this Lease is unmodified and in full force and effect (or if there have been modifications, a description of such modifications and that this Lease as modified is in full force and effect); (b) the dates to which Rent has been paid; (c) that Tenant is in the possession of the Premises if that is the case; (d) that, to the extent known to Tenant, Landlord is not in default under this Lease, or, if Tenant believes Landlord is in default, the nature thereof in detail; (e) that, to the extent known to Tenant, Tenant has no offsets or defenses to the performance of its obligations under this Lease (or if Tenant believes there are any offsets or defenses, a full and complete explanation thereof); (f) that the Premises have been completed in accordance with the terms and provisions hereof, that Tenant has accepted the Premises and the condition thereof and of all improvements thereto and has no claims against Landlord or any other party with respect thereto; (g) that if an assignment of rents or leases has been served upon Tenant by a Mortgagee, Tenant will acknowledge receipt thereof and agree to be bound by the provisions thereof; (h) that Tenant will give to the Mortgagee copies of all default notices given by Tenant to Landlord; and (i) to any other information reasonably requested.

20.02  ENFORCEMENT

In the event that Tenant fails to deliver an Estoppel Certificate within the 15 days specified above, then if Tenant fails to deliver an Estoppel Certificate within five days after notice of such initial failure (or a second request for an Estoppel Certificate), Tenant appoints Landlord as its attorney-in-fact to execute and deliver the certificate on its behalf, which power of attorney shall be coupled with an interest and shall be irrevocable.

ARTICLE TWENTY-ONE
INTENTIONALLY OMITTED

ARTICLE TWENTY-TWO
REAL ESTATE BROKERS

Tenant represents that, except for the brokers listed in Section 1.01(17), Tenant has not dealt with any real estate broker, sales person, or finder in connection with this Lease, and no such person initiated or participated in the negotiation of this Lease, or showed the Premises to Tenant. Landlord agrees to pay any commission to which Landlord's Broker listed in Section 1.01(17) is entitled in connection with this Lease pursuant to Landlord's written agreement with such broker. Landlord and Tenant agree that Tenant's Brokers shall share the commission paid to Landlord's Broker pursuant to a separate, written agreement between Landlord's Broker and Tenant's Brokers. If and to the extent that either or both of Tenant's Brokers claim any amounts in excess of their share pursuant to their separate written agreement with Landlord's Broker (or if Tenant's Brokers do not enter into such agreement), such amounts shall be paid by Tenant. Tenant hereby agrees to indemnify, protect, defend and hold Landlord and Landlord's Broker harmless from and against any and all liabilities and claims for commissions, fees or any compensation by (a) Tenant's Brokers except for their share pursuant to their separate written agreement with Landlord's Broker of the commission payable to Landlord's Broker by Landlord or (b) by any other person claiming to represent Tenant or to be working for Tenant's benefit.

ARTICLE TWENTY-THREE
MORTGAGEE PROTECTION

23.01 SUBORDINATION AND ATTORNMENT

(a) Subject to Section 23.01(b) hereof, this Lease is and shall be expressly subject and subordinate at all times to (a) any ground or underlying lease of the Real Property, now or hereafter existing, and all amendments, extensions, renewals and modifications to any such lease, and (b) the lien of any mortgage or trust deed now or hereafter encumbering fee title to the Real Property and/or the leasehold estate under any such lease, and all amendments, extensions, renewals, replacements and modifications of such mortgage or trust deed and/or the obligation secured thereby, unless such ground lease or ground lessor, or mortgage, trust deed or Mortgagee, expressly provides or elects that the Lease shall be superior to such lease or mortgage or trust deed. If any such mortgage or trust deed is foreclosed (including any sale of the Real Property pursuant to a power of sale), or if any such lease is terminated, upon request of the Mortgagee or ground lessor, as the case may be, Tenant shall attorn to the purchaser at the foreclosure sale or to the ground lessor under such lease, as the case may be, provided, however, that such purchaser or ground lessor shall not be (i) bound by any payment of Rent for more than one month in advance except payments in the nature of security for the performance by Tenant of its obligations under this Lease; (ii) subject to any offset, defense or damages arising out of a default of any obligations of any preceding Landlord; or (iii) bound by any amendment or modification of this Lease reducing Rent or increasing Landlord's obligations made without the written consent of the Mortgagee or ground lessor; or (iv) liable for any security deposits not actually received in cash by such purchaser or ground lessor. This subordination shall be self-operative and no further certificate or instrument of subordination need be required by any such Mortgagee or ground lessor. In confirmation of such subordination, however, Tenant shall execute promptly any reasonable certificate or instrument that Landlord, Mortgagee or ground lessor may request. Upon request by such successor in interest, Tenant shall execute and deliver reasonable instruments confirming the attornment provided for herein.

 
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(b) Notwithstanding any provision of this Lease to the contrary, provided that: (i) Tenant executes and delivers a subordination, nondisturbance and attornment agreement substantially in the form of Exhibit F hereto ("Nondisturbance Agreement") and complies with the provisions thereof, and (ii) Tenant is not in default under this Lease, no termination of any ground lease or underlying lease and no foreclosure, sale pursuant to power of sale or conveyance by deed in lieu of foreclosure shall affect Tenant's rights under this Lease, except to the extent provided by such Nondisturbance Agreement. In the event that Landlord is unable to procure such Nondisturbance Agreement for Tenant's benefit when Tenant is entitled to such Nondisturbance Agreement, any such lessor or Mortgagee shall be deemed to have elected that this Lease be superior to the lease, mortgage or deed of trust in question, and Tenant shall, at the request of such lessor, mortgagee or beneficiary (or purchaser at any sale pursuant to the mortgage or deed of trust), attorn to any such party or enter into a new lease with such party (as Landlord) for the balance of the Term then remaining hereunder upon the same terms and conditions as those herein, provided, however, that such party shall not be (i) bound by any payment of Rent for more than one month in advance except payments in the nature of security for the performance by Tenant of its obligations under this Lease; (ii) subject to any offset, defense or damages arising out of a default of any obligations of any preceding Landlord; or (iii) bound by any amendment or modification of this Lease reducing Rent or increasing Landlord's obligations made without the written consent of the Mortgagee or ground lessor; or (iv) liable for any security deposits not actually received in cash by such purchaser or ground lessor. Upon request by such successor in interest, Tenant shall execute and deliver reasonable instruments confirming the attornment provided for herein.

23.02 MORTGAGEE PROTECTION

Tenant agrees to give any Mortgagee or ground lessor, by registered or certified mail, a copy of any notice of default served upon Landlord by Tenant, provided that prior to such notice Tenant has received notice (by way of service on Tenant of a copy of an assignment of rents and leases, or otherwise) of the address of such Mortgagee or ground lessor. Tenant further agrees that if Landlord shall have failed to cure such default within the time provided for in this Lease, then the Mortgagee or ground lessor shall have an additional thirty (30) days after receipt of notice thereof within which to cure such default or if such default cannot be cured within that time, then such additional notice time as may be necessary, if, within such thirty (30) days, any Mortgagee or ground lessor has commenced and is diligently pursuing the remedies necessary to cure such default (including commencement of foreclosure proceedings or other proceedings to acquire possession of the Real Property, if necessary to effect such cure). Such period of time shall be extended by any period within which such Mortgagee or ground lessor is prevented from commencing or pursuing such foreclosure proceedings or other proceedings to acquire possession of the Real Property by reason of Landlord's bankruptcy. Until the time allowed as aforesaid for Mortgagee or ground lessor to cure such defaults has expired without cure, Tenant shall have no right to, and shall not, terminate this Lease on account of default. This Lease may not be modified or amended so as to reduce the Rent or shorten the Term, or so as to adversely affect in any other respect to any material extent the rights of Landlord, nor shall this Lease be canceled or surrendered, without the prior written consent, in each instance, of the ground lessor or the Mortgagee.

ARTICLE TWENTY-FOUR
NOTICES

(a) All notices, demands or requests provided for or permitted to be given pursuant to this Lease must be in writing and shall be personally delivered, sent by Federal Express or other reputable overnight courier service, or mailed by first class, registered or certified United States mail, return receipt requested, postage prepaid.

(b) All notices, demands or requests to be sent pursuant to this Lease shall be deemed to have been properly given or served by delivering or sending the same in accordance with this Section, addressed to the parties hereto at their respective addresses listed in Sections 1.01(2) and (3).

(c) Notices, demands or requests sent by mail or overnight courier service as described above shall be effective upon deposit in the mail or with such courier service. However, the time period in which a response to any such notice, demand or request must be given shall commence to run from (i) in the case of delivery by mail, the date of receipt on the return receipt of the notice, demand or request by the addressee thereof, or (ii) in the case of delivery by Federal Express or other overnight courier service, the date of acceptance of delivery by an employee, officer, director or partner of Landlord or Tenant. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice was given, as indicated by advice from Federal Express or other overnight courier service or by mail return receipt, shall be deemed to be receipt of notice, demand or request sent. Notices may also be served by personal service upon any officer, director or partner of Landlord or Tenant, and shall be effective upon such service.
       (d) By giving to the other party at least ten (10) days written notice thereof, either party shall have the right from time to time during the term of this Lease to change their respective addresses for notices, statements, demands and requests, provided such new address shall be within the United States of America.

 
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ARTICLE TWENTY-FIVE
INTENTIONALLY OMITTED

ARTICLE TWENTY-SIX
MISCELLANEOUS

26.01 LATE CHARGES

(a) All payments required hereunder (other than the Monthly Base Rent, Rent Adjustments, Rent Adjustment Deposits and any other payment for which a specific payment date or period is provided, which shall be due as hereinbefore provided, and the late charge described in Subsection (b) below, which shall be due when provided without notice or demand) to Landlord shall be paid within thirty (30) days after Landlord's demand therefor. All such amounts (including Monthly Base Rent, Rent Adjustments, and Rent Adjustment Deposits, but excluding the late charge) not paid within five (5) business days after the due date shall bear interest from the date due until the date paid at the Default Rate in effect on the date such payment was due, and such interest if not previously paid, shall be added to the succeeding monthly payment of Rent. Notwithstanding the foregoing, provided Tenant is not in bankruptcy, if within three (3) months after the late payment (or nonpayment) for which an interest charge is due, Landlord has not given Tenant notice of such late payment (or nonpayment) and the interest charge due with respect to it, then Tenant shall not be obligated to pay the interest charge corresponding to that particular late payment (or nonpayment).

(b) In the event Tenant is more than five (5) business days late in paying any installment of Rent due under this Lease, Tenant shall pay Landlord a late charge equal to five percent (5%) of the delinquent installment of Rent. The late charge if not previously paid shall be added to the succeeding monthly payment of Rent. Notwithstanding the foregoing, provided Tenant is not in bankruptcy, if within three (3) months after the late payment (or nonpayment) for which a late charge is due, Landlord has not given Tenant notice of such late payment (or nonpayment) and the late charge due with respect to it, then Tenant shall not be obligated to pay the late charge corresponding to that particular late payment (or nonpayment). The parties agree that (i) such delinquency will cause Landlord to incur costs and expenses not contemplated herein, the exact amount of which will be difficult to calculate, including the cost and expense that will be incurred by Landlord in processing each delinquent payment of Rent by Tenant, and (ii) the amount of such late charge represents a reasonable estimate of such costs and expenses and that such late charge shall be paid to Landlord for each delinquent payment in addition to all Rent otherwise due hereunder. The parties further agree that the payment of late charges and the payment of interest provided for in subparagraph (a) above are distinct and separate from one another in that the payment of interest is to compensate Landlord for its inability to use the money improperly withheld by Tenant, while the payment of late charges is to compensate Landlord for its additional administrative expenses in handling and processing delinquent payments.

(c) Payment of interest at the Default Rate and/or of late charges shall not excuse or cure any default by Tenant under this Lease, nor shall the foregoing provisions of this Article or any such payments prevent Landlord from exercising any right or remedy available to Landlord upon Tenant's failure to pay Rent when due, including the right to terminate this Lease.

26.02 NO JURY TRIAL; VENUE; JURISDICTION

Each party hereto (which includes any assignee, successor, heir or personal representative of a party) shall not seek a jury trial, hereby waives trial by jury, and hereby further waives any objection to venue in the County in which the Project is located, and agrees and consents to personal jurisdiction of the courts of the State of California, in any action or proceeding or counterclaim brought by any party hereto against the other on any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant's use or occupancy of the Premises, or any claim of injury or damage, or the enforcement of any remedy under any statute, emergency or otherwise, whether any of the foregoing is based on this Lease or on tort law. No party will seek to consolidate any such action in which a jury has been waived with any other action in which a jury trial cannot or has not been waived. It is the intention of the parties that these provisions shall be subject to no exceptions. By execution of this Lease the parties agree that this provision may be filed by any party hereto with the clerk or judge before whom any action is instituted, which filing shall constitute the written consent to a waiver of jury trial pursuant to and in accordance with Section 631 of the California Code of Civil Procedure. No party has in any way agreed with or represented to any other party that the provisions of this Section will not be fully enforced in all instances. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

26.03 LANDLORD CONSENT TO ENCUMBRANCE OF TENANT'S PERSONAL PROPERTY

Within a reasonable time after written request from Tenant that Landlord consent to Tenant obtaining financing for, and granting a lender a security interest in, certain personal property of Tenant to be located at the Premises, then provided such security interest is in personal property which pursuant to the Lease Tenant is required or entitled to remove upon expiration or earlier termination of the Lease, Landlord will not unreasonably withhold consent to such security interest and subordination of Landlord's lien to the holder of such security interest, and the agreement providing such consent, subordination and such holder's access to the Premises and removal of personal property and related terms shall be in form and substance satisfactory to Landlord.

 
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26.04 INTENTIONALLY OMITTED

26.05 TENANT AUTHORITY

Tenant represents and warrants to Landlord that it has full authority and power to enter into and perform its obligations under this Lease, that the person executing this Lease is fully empowered to do so, and that no consent or authorization is necessary from any third party. Landlord may request that Tenant provide Landlord evidence of Tenant's authority.

26.06 ENTIRE AGREEMENT

This Lease, the Exhibits and Rider(s) attached hereto contain the entire agreement between Landlord and Tenant concerning the Premises and there are no other agreements, either oral or written, and no other representations or statements, either oral or written, on which Tenant has relied. This Lease shall not be modified except by a writing executed by Landlord and Tenant.

26.07 MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE

If any Mortgagee requires a modification of this Lease which shall not result in any increased cost or expense to Tenant or in any other substantial and adverse change in the rights and obligations of Tenant hereunder, then Tenant agrees that the Lease may be so modified.

26.08 EXCULPATION

Tenant agrees, on its behalf and on behalf of its successors and assigns, that any liability or obligation of Landlord in connection with this Lease shall only be enforced against Landlord's equity interest in the Property up to a maximum of Five Million Dollars ($5,000,000.00) and in no event against any other assets of Landlord, or Landlord's officers or directors or partners, and that any liability of Landlord with respect to this Lease shall be so limited and Tenant shall not be entitled to any judgment in excess of such amount.

26.09 ACCORD AND SATISFACTION

No payment by Tenant or receipt by Landlord of a lesser amount than any installment or payment of Rent due shall be deemed to be other than on account of the amount due, and no endorsement or statement on any check or any letter accompanying any check or payment of Rent shall be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord's right to recover the balance of such installment or payment of Rent or pursue any other remedies available to Landlord. No receipt of money by Landlord from Tenant after the termination of this Lease or Tenant's right of possession of the Premises shall reinstate, continue or extend the Term. Receipt or acceptance of payment from anyone other than Tenant, including an assignee of Tenant, is not a waiver of any breach of Article Ten, and Landlord may accept such payment on account of the amount due without prejudice to Landlord's right to pursue any remedies available to Landlord.

26.10 LANDLORD'S OBLIGATIONS ON SALE OF BUILDING

In the event of any sale or other transfer of the Building, Landlord shall be entirely freed and relieved of all agreements and obligations of Landlord hereunder accruing or to be performed after the date of such sale or transfer, and any remaining liability of Landlord with respect to this Lease shall be limited to Five Million Dollars ($5,000,000.00) and Tenant shall not be entitled to any judgment in excess of such amount.

26.11 BINDING EFFECT

Subject to the provisions of Article Ten, this Lease shall be binding upon and inure to the benefit of Landlord and Tenant and their respective heirs, legal representatives, successors and permitted assigns.

26.12 CAPTIONS

The Article and Section captions in this Lease are inserted only as a matter of convenience and in no way define, limit, construe, or describe the scope or intent of such Articles and Sections.

26.13 TIME; APPLICABLE LAW; CONSTRUCTION

Time is of the essence with respect to the performance of Tenant's and Landlord's obligations contained in this Lease. This Lease shall be construed in accordance with the Laws of the State of California. If more than one person signs this Lease as Tenant, the obligations hereunder imposed shall be joint and several. If any term, covenant or condition of this Lease or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and each item, covenant or condition of this Lease shall be valid and be enforced to the fullest extent permitted by Law. Wherever the term "including" or "includes" is used in this Lease, it shall have the same meaning as if followed by the phrase "but not limited to". The language in all parts of this Lease shall be construed according to its normal and usual meaning and not strictly for or against either Landlord or Tenant. All references in this Lease to "clauses," "Sections" or "Articles refer to clauses, Sections or Articles of this Lease unless otherwise indicated.

 
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26.14  ABANDONMENT

In the event Tenant vacates or abandons the Premises but is otherwise in compliance with all the terms, covenants and conditions of this Lease, Landlord shall (a) have the right to enter into the Premises in order to show the space to prospective tenants, (b) have the right to reduce the services provided to Tenant pursuant to the terms of this Lease to such levels as Landlord reasonably determines to be adequate services for an unoccupied premises, and (c) during the last six (6) months of the Term, have the right to prepare the Premises for occupancy by another tenant upon the end of the Term. Tenant expressly acknowledges that in the absence of written notice pursuant to Section 11.02(b) or pursuant to California Civil Code Section 1951.3 terminating Tenant's right to possession, none of the foregoing acts of Landlord or any other act of Landlord shall constitute a termination of Tenant's right to possession or an acceptance of Tenant's surrender of the Premises, and the Lease shall continue in effect.

26.15 LANDLORD'S RIGHT TO PERFORM TENANT'S DUTIES

If Tenant fails timely to perform any of its duties under this Lease, Landlord shall have the right (but not the obligation), to perform such duty on behalf and at the expense of Tenant as follows: (a) as provided in Section 8.02 with respect to the duties of Tenant described therein, and (b) otherwise after prior notice to Tenant, except notice shall not be required in an emergency, and all sums expended or expenses incurred by Landlord in performing such duty shall be deemed to be additional Rent under this Lease and shall be due and payable upon demand by Landlord.

26.16 SECURITY SYSTEM

Landlord shall not be obligated to provide or maintain any security patrol or security system. Landlord shall not be responsible for the quality of any such patrol or system which may be provided hereunder or for damage or injury to Tenant, its employees, invitees or others due to the failure, action or inaction of such patrol or system.

26.17 NO LIGHT, AIR OR VIEW EASEMENTS

Any diminution or shutting off of light, air or view by any structure which may be erected on lands of or adjacent to the Project shall in no way affect this Lease or impose any liability on Landlord.

26.18 RECORDATION

Neither this Lease, nor any notice nor memorandum regarding the terms hereof, shall be recorded by Tenant. Any such unauthorized recording shall be a Default for which there shall be no cure or grace period. Tenant agrees to execute and acknowledge, at the request of Landlord, a memorandum of this Lease, in recordable form.

26.19 SURVIVAL

The waivers of the right of jury trial, the other waivers of claims or rights, the releases and the obligations of Tenant under this Lease to indemnify, protect, defend and hold harmless Landlord and/or Indemnitees shall survive the expiration or termination of this Lease, and so shall all other obligations or agreements which by their terms survive expiration or termination of the Lease.
26.20 RIDERS

All Riders attached hereto and executed both by Landlord and Tenant shall be deemed to be a part hereof and hereby incorporated herein.

IN WITNESS WHEREOF, this Lease has been executed as of the date set forth in Section 1.01(4) hereof.

TENANT:
 
LANDLORD:
     
United Natural Foods, Inc.,
 
Metropolitan Life Insurance
a Delaware corporation
 
Company, a New York corporation
         
         
By
   
By
 
         
 
Print name
   
Print name
Its
   
Its
 
 
(Chairman of Board, President or
     
 
Vice President)
     
         
         
By
       
         
 
Print name
     
Its
       
 
(Secretary, Assistant Secretary,
     
 
CFO or Assistant Treasurer)
     

 
38

 

For good and valuable consideration, Mountain People's Warehouse Incorporated joins in the execution of this Lease to confirm that it is jointly and severally liable with Tenant under this Lease (including without limitation, all Riders and Exhibits attached hereto) pursuant to the terms of Section 10.01(e) of this Lease.


MOUNTAIN PEOPLE'S WAREHOUSE INCORPORATED,
a California corporation
   
   
By
 
   
 
Print name
Its
 
 
(Chairman of Board, President or Vice President)
   
   
By
 
   
 
Print name
Its
 
 
(Secretary, Assistant Secretary, CFO or
 
Assistant Treasurer)

 
39

 

EXHIBIT A
PLAN OF PREMISES
 
Attached
 

 
Exhibit A - Page 1

 
 
Exhibit A

 
 

 
 
EXHIBIT B
 
WORKLETTER - TENANT BUILD
 
13204 Philadelphia Street, Fontana, CA
 
This Workletter is attached to and a part of a certain NNN Lease (Multi-Tenant) dated as of July 31, 2001, executed concurrently herewith by Metropolitan Life Insurance Company, a New York corporation, as Landlord (“Landlord”) and United Natural Foods, Inc. a Delaware corporation, as Tenant, (“Tenant”) for certain premises (“Premises”) more particularly described in the Lease, in part of the warehouse commonly known as 13204 Philadelphia Street, Fontana, California (“Building”) (the “Lease”). Terms used herein and not defined herein shall have the meaning of such terms as defined in the Lease.
 
I.
Base Building Work.
 
All work performed during the Building's initial course of construction and modifications thereto, excluding all original and modified build-outs of any tenant spaces, shall be referred to as the “Base Building Work” or “Base Building”, as applicable. Neither Landlord nor Landlord's representatives have made any representations or promises with respect to the Premises or the Base Building Work except as herein expressly set forth.
 
II.
Landlord Work & Payment by Landlord & Tenant Therefor.
 
A.            Landlord Work Generally . Subject to Force Majeure delays and the cost sharing provisions of Section II.C below, Landlord shall perform the “Landlord Work (defined below) in accordance with Law, and deliver the Premises to Tenant on the Projected Commencement Date in the “Delivery Condition” (defined below). “Delivery Condition” shall mean broom-clean condition with respect only to the Landlord Work (and shall not require any construction-related clean up by Landlord with respect to any Tenant Work), with the work set forth on Exhibit B-1 hereto (“Landlord Work”) Substantially Complete.
 
B.            Cost of the Landlord Work . The “Cost of the Landlord Work” includes costs of design, engineering, consultants, permits, fees, acquisition of materials/equipment, installation and construction of the Landlord Work, and a project management fee of Thirty-six Thousand Nine Hundred Dollars ($36,900.00) payable to OC Real Estate Management, LLC. Tenant confirms it has reviewed and approved the scope of work and an estimate of the Cost of the Landlord Work totaling Nine Hundred and Thirty Thousand Three Hundred and Twenty-five Dollars ($930,325.00) as shown on the “United Natural Foods/Mountain People’s Warehouse Landlord Work Planning Budget” and accompanying “Construction Breakdown Mountain People's Warehouse”, together consisting of two pages, with a revision date of 7-17-01. Tenant acknowledges that such Construction Breakdown is based upon an estimate from Landlord's contractor for the scope of work described in the Construction Breakdown. In the event of any inconsistency between the scope of work described in the Construction Breakdown and the description of the Landlord Work on Exhibit B-1 hereto, the provisions of Exhibit B-1 shall control as to what the Landlord Work is. Tenant further acknowledges and agrees that Tenant shall be fully responsible for the Cost of the Landlord Work (including any cost in excess of the estimated amounts) in excess of Landlord's contribution of the Allowance as provided in Section II.C. below.
 
C.            Sharing of the Cost of the Landlord Work; Allowance . Landlord and Tenant shall share the Cost of the Landlord Work as provided below. Landlord shall make available a total of Seven Hundred and Seventy-five Thousand Dollars ($775,000.00) (the “Allowance”) as the maximum Landlord is obligated to contribute to the Cost of the Landlord Work. In no event shall Landlord be obligated to contribute more than the Allowance to the Cost of the Landlord Work. Tenant shall pay all Cost of the Landlord Work in excess of that payable out of the Allowance. Landlord shall bill Tenant (no more frequently than monthly intervals) for Tenant's Proportionate Share (as defined below) of items which are included in the Cost of the Landlord Work and have been billed to Landlord or have been paid by Landlord, including progress payments payable by Landlord to its contractor or others for portions of the Landlord Work then performed, and Tenant shall pay Landlord such amounts within ten (10) days after Landlord sends such bill. With each bill, Landlord shall provide supporting documentation that the work covered by that bill has been done. “Tenant's Proportionate Share” shall mean the amount calculated by multiplying the Cost of the Landlord Work by the fraction whose numerator is the Cost of the Landlord Work in excess of the Allowance and whose denominator is the Cost of the Landlord Work (for example only, such fraction would be $155,325.00 divided by $930,325.00, assuming the Cost of the Landlord Work is $930,325.00). In addition to all other rights and remedies of Landlord, if any such payment from Tenant is not received when due, Landlord may stop work until Landlord receives such payment. To the extent that awaiting any such overdue payment from Tenant delays the Substantial Completion of Landlord Work, such delay shall be a Tenant Delay and the Landlord Work shall be deemed Substantially Complete on the date such Landlord Work would have been completed but for awaiting such payment. If there are increases in the Cost of the Landlord Work, Tenant's Proportionate Share shall be recalculated accordingly, and Tenant shall pay the appropriate adjustment (including a retrospective adjustment due with respect to any prior progress payments made with the next following progress payment) with respect to all remaining payments and a final reconciliation payment, if applicable.
 

 
Exhibit B - Page 1

 

D.            Limitations on Changes in the Landlord Work; De Minimis Extra Work; Cost; Delay . There shall be no change in (including any addition to) the Landlord Work as described on Exhibit B-1 , except as provided in this Section II.D. Changes may be made in response to requirements of applicable governmental authorities. Tenant shall not request any change in the Landlord Work except, as an accommodation to Tenant, for installation of any swamp coolers, or a battery charging station, or uninterrupted power service, or electrical connections related to Tenant's standby generator described in Section 6.07 of the Lease, or task lighting, or a floor drain for floor scrubber, or De Minimis Extra Work (defined below) desired by Tenant, and in such event, Tenant shall prepare and submit plans and specifications for such change to Landlord, and any such change shall be subject to Landlord's approval in accordance with the provisions of Section III.B. of this Workletter or pursuant to the provisions of this Section governing De Minimis Extra Work. For all such changes in the Landlord Work, Tenant shall pay for all increases which such changes cause in the Cost of the Landlord Work (subject to the Allowance), including a project management fee equal to five percent (5%) of the increase in the construction contract in connection with such changes, excluding De Minimis Extra Work. For all additive change orders, such construction contract increase shall include all costs in connection with such changes, including materials, labor, and a 10% fee to the general contractor for supervision, profit, overhead, contingency and general conditions. To the extent that the request by Tenant for any change or the performance of work pursuant to any change delays the Substantial Completion of Landlord Work, such delay shall be a Tenant Delay and the Landlord Work shall be deemed Substantially Complete on the date such Landlord Work would have been completed but for such delay. “De Minimis Extra Work” is electrical or plumbing work that is outside of the other categories of additional work described in the third sentence of this Section II.D. and is de minimis in comparison to the scope of work to be performed by the respective subcontractor as part of the Landlord Work, can readily be performed during time that the subcontractor is/will otherwise be on site, and is not then expected to delay Substantial Completion of the Landlord Work. If Tenant desires De Minimis Extra Work to be performed by one of Landlord's subcontractors as an addition to the Landlord Work (which Tenant acknowledges would otherwise not be part of the Landlord Work and would be Tenant's responsibility to construct as part of the Tenant Work), Landlord shall not unreasonably withhold approval for such work to be performed by one of Landlord's subcontractors. If Tenant desires work which is more than De Minimis Extra Work described above, or if Landlord does not agree to do such work as part of the Landlord Work, then such request shall be processed as a request by Tenant for a change in the Tenant Work, and if approved by Landlord as a change to the Tenant Work, Tenant shall be responsible to contract directly for such work as part of the Tenant Work, and such work shall be subject to the project management fee applicable to the Tenant Work as provided in Section VIII.L below.
 
III.
Tenant's Plans for the Tenant Work.
 
A.            Description . At its expense, Tenant shall employ:
 
(i) one or more architects reasonably satisfactory to Landlord and licensed by the State of California (“Tenant's Architect”) to prepare architectural drawings and specifications for all layout and Premises improvements not included in Base Building Work or the Landlord Work;
 
(ii) (a) one or more engineers reasonably satisfactory to Landlord and licensed by the State of California (“Tenant's Engineers”) to prepare mechanical and electrical working drawings and specifications for all Premises improvements not included in Base Building Work or the Landlord Work; or (b) Air Control Systems (“Landlord's Mechanical Engineer”) and Gregg Electric (“Landlord's Electrical Engineer”) to prepare mechanical and electrical working drawings respectively for all Premises improvements not included in Base Building Work or the Landlord Work;
 
(iii) the structural engineer designated by Landlord licensed by the State of California to prepare structural working drawings and specifications for all Premises improvements not included in Base Building Work or the Landlord Work; and
 
(iv) any other engineer reasonably satisfactory to Landlord, licensed by the State of California, to prepare working drawings and specifications for any racking system desired by Tenant.
 
Hill-Pinckert, if used by Tenant as Tenant's Architect, is consented to by Landlord. Kramer & Lawson, as structural engineer, is hereby approved by Landlord. All such drawings and specifications are referred to herein as “Tenant's Plans”. Tenant's Plans shall be in form and detail sufficient to secure all required governmental approvals. Tenant's Architect shall be responsible for coordination of all engineering work for Tenant's Plans and shall coordinate with any consultants of Tenant, and Landlord's space planner or architect to assure the consistency of Tenant's Plans with the Base Building Work and the Landlord Work. Tenant shall pay Landlord, within ten (10) days of receipt of each invoice from Landlord, the cost incurred by Landlord for Landlord's architects and engineers to review Tenant's Plans for consistency of same with the Base Building Work and the Landlord Work; provided, however, there shall be no review cost for Tenant's Plans (aa) with respect to the mechanical and electrical working drawings if Tenant employs Landlord's Mechanical Engineer and Landlord's Electrical Engineer for such services, and (bb) with respect to any of Tenant's Plans which are prepared by Hill-Pinckert. Tenant's Plans shall also include the following:
 
1. Final Space Plan . The “Final Space Plan” for the Premises shall include a full and accurate description of room titles, floor loads, alterations to the Base Building, and the dimensions and
 

 
Exhibit B - Page 2

 

location of all partitions, doors, aisles, plumbing (and racking, furniture and equipment to the extent same affect floor loading), wiring, freezers and coolers and all other modifications or improvements not included in the Base Building Work or the Landlord Work. The Final Space Plan shall be: (a) compatible with the design, construction, systems and equipment of the Base Building and Landlord Work; (b) comply with all the requirements set forth in the “Building Standards Manual”, if any provided by Landlord (collectively, (a) and (b) may be referred to as “Building Standard”); (c) comply with Laws; (d) be capable of logical measurement and construction; (e) contain all such information as may be required for the preparation of the Mechanical and Electrical Working Drawings and Specifications; and (f) be in form and detail sufficient for submission for review and approval by the building and fire departments of the applicable governmental authorities.
 
2. Mechanical and Electrical Working Drawings and Specifications . Tenant shall employ engineers approved by Landlord to prepare Mechanical and Electrical Working Drawings and Specifications showing complete plans for electrical, life safety, automation, plumbing, water, and air cooling, ventilating, heating and temperature control.
 
3. Issued for Construction Documents . The “Issued for Construction Documents” shall consist of all drawings (1/8” scale) and specifications necessary to construct all Premises improvements including architectural and structural working drawings and specifications and Mechanical and Electrical Working Drawings and Specifications and all plan check corrections of the applicable governmental authorities.
 
B.            Approval by Landlord . Tenant's Plans and any revisions thereof shall be subject to Landlord's approval, which approval or disapproval (i) shall not be unreasonably withheld, provided however, that Landlord may disapprove Tenant's Plans in its sole discretion if they (a) adversely affect the structural integrity of the Building, (b) adversely affect the Building Systems (as defined in Section 1.03 of the Lease), the Common Areas or any other tenant space (whether or not currently occupied), (c) fail to fully comply with Laws, (d) affect the exterior appearance of the Building, (e) involve any installation on the roof, or otherwise affect the roof, roof membrane or any warranties regarding either, (f) provide for improvements which require removal of any portion of the slab, except that Landlord will allow Tenant to install freezers and coolers in a portion of the Premises, remove the existing slab where the freezers and coolers will be located, and install related plumbing, wiring, subsurface protection, support and new slab, but the plans and specifications therefor shall be subject to Landlord's approval, in its sole discretion; and (ii) shall not be delayed beyond ten (10) business days with respect to initial submissions and major change orders (those which impact Building Systems or any item listed in above in this B(i)(a)-(f)) and beyond five (5)   business days with respect to required revisions and other change orders. If Landlord disapproves of any of Tenant's Plans, Landlord shall advise Tenant of what Landlord disapproves in reasonable detail. After being so advised by Landlord, Tenant shall submit a redesign, incorporating the revisions required by Landlord, for Landlord's approval. The approval procedure shall be repeated as necessary until Tenant's Plans are ultimately approved. Approval by Landlord shall not be deemed to be a representation or warranty by Landlord with respect to the safety, adequacy, correctness, efficiency or compliance with Laws of Tenant's Plans. Tenant shall be fully and solely responsible for the safety, adequacy, correctness and efficiency of Tenant's Plans and for the compliance of Tenant's Plans with any and all Laws.
 
C.            Landlord Cooperation . Landlord shall cooperate with Tenant and make good faith efforts to coordinate Landlord's construction review procedures to expedite the planning, commencement, progress and completion of Tenant Work. Landlord shall complete its review of each stage of Tenant's Plans and any revisions thereof and communicate the results of such review within the time periods set forth in Section III.B. above.
 
D.            City Requirements . Any changes in Tenant's Plans which are made in response to requirements of the applicable governmental authorities and/or changes which affect the Base Building Work or the Landlord Work shall be immediately submitted to Landlord for Landlord's review and approval.
 
E.            “As-Built” Drawings and Specifications . A CADD-DXF diskette file (if available from Tenant's Architect) and a set of mylar reproducibles of all “as-built” drawings and specifications of the Premises (reflecting all field changes and including, without limitation, architectural, structural, mechanical and electrical drawings and specifications) prepared by or available from Tenant's Architect and Engineers or Contractors (defined below) shall be delivered by Tenant at Tenant's expense to the Landlord within thirty (30) days after Tenant's occupancy. If Landlord has not received such drawings and diskette(s) within thirty (30) days, Landlord shall give Tenant written notice of such within ten (10) business days. Provided Tenant does not produce the drawings and diskette(s) within ten (10) days of Landlord's written notice, Tenant hereby authorizes Landlord to obtain, at Tenant's sole cost, the drawings and diskette(s) from Tenant's Architect, Engineers or Contractors at their usual rates for providing such drawings and diskette(s).
 
IV.
Tenant Work.
 
A.            Tenant Work Defined . All tenant improvement work required by the Issued for Construction Documents is referred to in this Workletter as “Tenant Work.”
 
B.            Tenant to Construct . Tenant shall construct all Tenant Work consistent with the provisions
 

 
Exhibit B - Page 3

 

of the terms and conditions of Article Nine of the Lease, except to the extent modified by this Workletter.
 
C.           (Intentionally omitted.)
 
D.            Contractor . Tenant shall select one or more contractors to perform the Tenant Work (“Contractor”) subject to Landlord's approval, which shall not be unreasonably withheld.
 
E.            Division of Landlord Work and Tenant Work . Tenant Work is defined in Section IV.A. above and Landlord Work is defined in Section II. above.
 
V.
Tenant's Expense.
 
Tenant shall pay for all Tenant Work (including costs of design, engineering, consultants permits, fees (to the extent otherwise provided in this Workletter, and all fees required by Law or applicable governmental authorities), acquisition of materials/equipment, installation and construction thereof), certain costs of Landlord in connection with the review of proposed Tenant's Plans to the extent provided in this Workletter. Tenant shall also pay its share of the Cost of the Landlord Work as provided in Section II. above.
 
VI.
No Landlord's Allowance or Contribution with respect to the Tenant Work.
 
Landlord is not providing any allowance or contribution with respect to the design or construction of any improvements or alterations not included in the Landlord Work or Base Building Work.
 
VII.
Changes, Additions or Alterations.
 
If Tenant desires to make any non-de minimis change, addition or alteration, or desires to make any change, addition or alteration to any structural element of the Building, the Building Systems or any item listed in Section III.B.(i)(a)-(f), in the Issued for Construction Documents, Tenant shall prepare and submit to Landlord plans and specifications with respect to such change, addition or alteration. Any such change, addition or alteration shall be subject to Landlord's approval in accordance with the provisions of Section III.B of this Workletter. Tenant shall be responsible for any submission to and plan check and permit requirements of the applicable governmental authorities.
 
VIII.
Miscellaneous.
 
A.           Except as otherwise set forth in the Lease, this Workletter shall not apply to any space added to the Premises by Lease option or otherwise.
 
B.            Electrical . The electrical capacity to be available to the Premises for lighting and power shall be as described as part of the Landlord Work.
 
C.          Tenant Work shall include (at Tenant's expense) for all of the Premises, any improvements beyond those expressly included as part of the Landlord Work.
 
D.            Sprinklers . Subject to the terms, conditions and limitations of Sections I. and II. above, Landlord shall provide the existing ESFR fire sprinkler system which is part of the Base Building “AS IS” on the date of delivery of the Premises to Tenant. Tenant shall pay for piping distribution, drops and relocation of, or additional, sprinkler system heads and any Building firehose or firehose valve cabinets, if Tenant's Plans and/or any applicable Laws necessitate such.
 
E.            Floor Loading . Tenant shall not exceed floor loading capacity without Landlord's prior written consent, at Landlord's sole discretion, and must, at Tenant's sole cost and expense, reinforce the floor as required for any excess loading.
 
F.            Work Stoppages . If any work on the Real Property other than Tenant Work is delayed, stopped or otherwise affected by construction of Tenant Work, Tenant shall immediately take those actions necessary or desirable to eliminate such delay, stoppage or effect on work on the Real Property other than Tenant Work.
 
G .             Stocking for Construction . All stocking of materials and supplies shall be done and/or coordinated by Tenant's contractor.
 
H.            Life Safety . It is agreed that Tenant (or Contractor) shall employ the services of Allen Automatic, Landlord's approved subcontractor, in the event Tenant desires any modification or addition to the existing ESFR fire sprinkler system.
 
I.            Duplicate Keys . Tenant agrees to provide Landlord duplicate keys to door locks for and in the Premises.
 
J.            Authorized Representatives . Tenant has designated Michael Michel to act as Tenant's representative with respect to the matters set forth in this Workletter. Such representative(s) shall have full
 

 
Exhibit B - Page 4

 

authority and responsibility to act on behalf of Tenant as required in this Workletter. Tenant may add or delete authorized representatives upon five (5) business days notice to Landlord.
 
K.            Access to Premises . Tenant and its architects, engineers, consultants, and contractors shall have access prior to the Projected Commencement Date, at reasonable times (which shall include weekends and evenings) and upon advance notice and coordination with the Building management, to the Premises for the purpose of inspecting Landlord Work and planning and constructing Tenant Work. Such access shall not in any manner unreasonably interfere with Landlord Work. Further, such access shall not cause any delay in Substantial Completion of the Landlord Work. Tenant shall submit for Landlord's approval the desired time(s) of entry, scope of work to be performed and the names of the contractor(s) who will perform such work. Such access, and all acts and omissions in connection with it, shall be subject to and governed by all other provisions of the Lease, including Tenant's indemnification obligations, insurance obligations, etc., except that Tenant shall not be obligated to pay Monthly Base Rent or Tenant's Share of Operating Expenses or Taxes. To the extent that such access by Tenant delays the Substantial Completion of the Landlord Work, such delay shall be a Tenant Delay and the Landlord Work shall be deemed Substantially Complete on the date such Landlord Work would have been completed but for such access. To the extent that such access by Tenant increases the cost of Landlord Work, Tenant shall pay Landlord such increase(s) within five (5) business days after written notice from Landlord of such amount, and if such payment is not timely received by Landlord, Landlord may, at its option, in addition to all other rights and remedies of Landlord, revoke or suspend any prior permission for such access by Tenant until payment is received.
 
L.           (Intentionally omitted.)
 
IX.
Force and Effect.
 
The terms and conditions of this Workletter supplement the Lease and shall be construed to be a part of the Lease and shall be deemed incorporated in the Lease by this reference. Without limiting the generality of the foregoing, any default by any party hereunder shall have the same force and effect as a default under the Lease. Should any inconsistency arise between this Workletter and the Lease as to the specific matters which are the subject of this Workletter, the terms and conditions of this Workletter shall control.
 
IN WITNESS WHEREOF, the parties hereto have executed this Workletter as of the date first set forth in the Lease.

 
TENANT :
 
 
LANDLORD :
 
United Natural Foods, Inc.,
 
 
Metropolitan Life Insurance Company,
 
a Delaware corporation
 
 
a New York corporation
 
         
By
 
/s/ Michael S. Funk
 
 
By
 
 
 
Michael S. Funk
 
     
 
     Print name
 
   
     Print name
 
Its
 
CEO
 
 
Its
 
 
(Chairman of Board, President or Vice President)
 
     
         
By
 
/s/ Kevin Michel
 
     
 
Kevin Michel
 
     
 
     Print Name
 
     
Its
 
Asst Treas.
 
     
(Secretary, Assistant Secretary, CFO or Assistant Treasurer)
 

 
Exhibit B - Page 5

 
 
For good and valuable consideration, Mountain People's Warehouse Incorporated joins in the execution of this   ease, including this Workletter, to confirm that it is jointly and severally liable with Tenant under this Lease (including without limitation, all Riders and Exhibits attached hereto) pursuant to the terms of Section 10.01(e) of this Lease.

 
MOUNTAIN PEOPLE'S WAREHOUSE INCORPORATED,
a California corporation
 
 
   
By
 
/s/ Kevin Michel
 
 
Kevin Michel
 
 
     Print Name
 
Its
 
President
 
  (Chairman of Board, President or Vice President)
   
By
 
/s/ Ginny Feth Michel
 
 
Ginny Feth Michel
 
 
     Print Name
 
Its
 
Secretary
 
  (Secretary, Assistant Secretary, CFO or Assistant Treasurer)

 

 
Exhibit B - Page 6

 
 
EXHIBIT B-1
 
WORKLETTER - TENANT BUILD
 
DESCRIPTION OF LANDLORD WORK PURSUANT TO SECTION II OF THE WORKLETTER
 
Landlord Work shall mean the following work, to be performed by Landlord's contractor(s), subject to certain specific allocations of cost between Tenant and Landlord, as described below:
 
(a) Total of approximately 6,702-square feet of general purpose, single-story office space including warehouse office and restrooms, but the plans and specifications therefor shall be subject to Landlord's approval, which shall not unreasonably be withheld (the “Office Plans”). The plans and specifications also show on the East elevation of the Building “store front” improvements and a second entry door for visitors, both with respect to the office area, which improvements are part of the Office Plans. Such plans and specifications are being prepared by Hill-Pinckert, and include certain other improvements beyond those for the office areas, and such other improvements shall not be part of the Landlord Work except to the extent expressly provided to be part of the Landlord Work by another provision of this Exhibit B-1 . Tenant has proposed to construct, as part of the Tenant Work, a mezzanine, some or all of which shall be above the office area. Landlord Work shall not include, and Landlord shall not be responsible for the design or construction of any mezzanine above the office areas (or elsewhere), and Tenant shall be responsible for the cost thereof and for all additional cost of constructing the office areas (or any other Landlord Work) beneath any such mezzanine (including, for example, the additional incremental cost of working underneath, of accommodating any support posts/pillars or support walls for the mezzanine, and any increased cost due to additional time/delay). Further, to the extent that the construction of a mezzanine delays the Substantial Completion of Landlord Work, such delay shall be a Tenant Delay and the Landlord Work shall be deemed Substantially Complete on the date such Landlord Work would have been completed but for the mezzanine work.
 
(b) General area metal halide warehouse lighting to provide 15 foot-candles at 3 ft. above finished floor with racking fully loaded. Lighting to be spaced between aisles and include all space except areas above offices, freezers and coolers.
 
(c) Existing paint. Tenant acknowledges and accepts this item is complete as of the date of execution of this Lease.
 
(d) Existing ESFR fire sprinkler system. Tenant acknowledges and accepts this item is complete as of the date of execution of this Lease, and any further distribution of the sprinkler system with respect to the freezer, cooler and racking systems shall be Tenant's responsibility.
 
(e) Existing concrete truck maneuvering area, described as the Truck Court in the Lease. Tenant acknowledges and accepts this item is complete as of the date of execution of this Lease, except for (p) and (q) below.
 
(f) One (1) grade level ramp and door, as shown on the Hill-Pinckert plans and specifications.
 
(g) Twenty-one (21) dock-high truck positions equipped with 35,000 pound Kelly Air Bag Levelers (or reasonable equivalent) with a 20” lip, stop-and-go lights, dock shelters, dock bumpers and dock lights.
 
(h) The main power service will be in the utility room at the westerly side of the Building. Landlord will bring wiring with a capacity for electrical service of 2,000 amps, 277/480 volts, from the utility room to the point on Tenant's side of the demising wall of the Premises on grid line 11 (of the drawings of the Building previously delivered to Tenant). In addition, Landlord shall provide an electrical line to serve the office area described in (a) above, and electrical wiring for lights and power outlets within such area to the extent shown on the office space plan described in (a) above (and subject to cost sharing described in (a)). Landlord shall provide and install, in the utility room or other location Landlord may select at its option, the initial electric submeter for Tenant's electricity, and any initial testing and certification thereof. Tenant acknowledges and agrees that Landlord has disclosed that as of the date of execution of the Lease, the existing electrical capacity for the entire Project is 1,200 amps and the local electric utility (Southern California Edison or “SCE) which connects the Project to the local electrical distribution/transmission system is the entity responsible to replace the transformer with a new one appropriate for Tenant's design criteria, and causing such replacement of the transformer is part of the Landlord Work, except that (1) Landlord's responsibility to cause such replacement to be performed is limited to making application to SCE for such replacement once Tenant's design criteria are finalized, and (2) Tenant further acknowledges and agrees that Substantial Completion of the Landlord Work shall not require, and shall not be delayed by, any failure of SCE to replace the transformer, and consequently Substantial Completion of the Landlord Work (and the Commencement Date, as determined pursuant to Article Two of the Lease) may occur before SCE replaces the transformer, and this Lease shall continue in full force and effect notwithstanding any such failure or delay by SCE, and any delay by SCE in replacing the transformer shall not delay Substantial Completion and the Commencement Date, constitute a default of Landlord or give rise to any abatement of rent or liability of Landlord with respect to this Lease, but shall be subject to the following paragraph of this Subsection (h).
 

 
Exhibit B - Page 7

 

Except to the extent provided above as part of the Landlord Work, Tenant shall make, maintain and repair, at its sole cost and expense, all connections, modifications, extensions and installations to or of any electrical panel, breaker, feeder, wiring, conduits, transformer, plumbing and any additional equipment necessary to connect Tenant's facilities to any Building Systems.
 
If SCE has not replaced the transformer on or before the date on which (i) the Landlord Work, excluding replacement of the transformer, is Substantially Complete (recognizing that Substantial Completion of the Landlord Work is determined apart from, and does not require Substantial Completion of, additional work requested by Tenant pursuant to Section II.D. of the Workletter, including electrical connections related to Tenant's standby generator); (ii) all additional work requested by Tenant pursuant to Section II.D. of the Workletter, including electrical connections related to Tenant's standby generator) is Substantially Complete; and (iii) the Tenant Work is Substantially Complete (including Tenant's freezers and coolers such that Tenant is ready and able to turn on the refrigeration system for the freezers and coolers), then for the period from such date when all three events described in (i) through (iii) have occurred, and until SCE has replaced the transformer, if the Building System does not provide sufficient power for Tenant's operational needs at the time for the entire Premises, then the following shall apply:
 
(1) Landlord has no objection to Tenant using the Standby Generator Installations (including a temporary standby generator system to be provided by Tenant if Tenant is not then able to install its permanent standby generator) to provide power for Tenant's operational needs at the time, provided such use does not adversely affect any Building System and is subject to the other provisions of Section 6.07 of the Lease. Without limiting the generality of the foregoing, Tenant shall be responsible to provide all switchover equipment and circuits to connect & operate the generator without interference with or damage to any Building Systems or any other equipment of Landlord or other occupants of the Building (but recognizing that Tenant may request installation by Landlord of certain electrical connections related to Tenant's standby generator pursuant to Section II.D. of the Workletter).
 
(2) Tenant shall give Landlord a statement of its Operating Costs (as defined below) no more frequently than weekly, including supporting documentation for Operating Costs and the number of kilowatt hours of electricity used by Tenant from operation of such generator during such billing period. If such Operating Costs exceed the SCE Cost (as defined below), Landlord shall reimburse Tenant, within ten (10) days after receipt of Tenant's statement, for fifty percent (50%) of the excess, if any, of Operating Costs above the SCE Cost. For purposes of this Subsection, the definitions set forth below shall apply. “Operating Costs” shall mean the cost, calculated on a per diem basis, equal to the sum of (aa) per diem rent at Tenant's actual cost for rental of a temporary standby generator if Tenant is not then able to install its permanent standby generator until Tenant is able to install the permanent standby generator, plus (bb) Tenant's actual cost for diesel fuel used to operate the generator if and when it is needed to provide power to meet Tenant's operational needs during the applicable billing period. The “SCE Cost” shall mean the equivalent bill that would have been rendered by SCE for power used and related normal charges for the number of kilowatt hours of electricity used by Tenant from operation of such generator for the applicable billing period using the rate which SCE would apply to Tenant, taking into account some reasonable allocation between peak and off-peak use.
 
(3) If, and for each day that, Tenant is prohibited by action or order of any governmental authority from using, and does not use, the Standby Generator Installations to provide power to meet Tenant's operational needs during this period, then for each such day the Building's electrical system shall be used to power the Premises, but if the power needed to run the freezers and coolers at that time cannot be met by the Building's electrical system, then for each day Tenant is so prohibited from using and does not use the Standby Generator lnstallations to meet such power needs, one day shall be added to lengthen the period (originally scheduled for months 3 through 5 of the Term) during which the rate for Monthly Base Rent is $30,355.13, and the next period of increased Monthly Base Rent (originally scheduled for months 6 through 30) shall be shortened correspondingly by each such day.
 
(i) Floor to ceiling demising wall to separate adjacent tenancy.
 
(j) Epoxy-control joint filler (MM-80) at exposed floor joints, except on the floor within the freezer and cooler area, and except on the floor within the office areas.
 
(k) Existing Lapidolith sealer on entire warehouse floor within the Premises, except areas of office, freezers, and coolers. Tenant acknowledges and accepts this item is complete as of the date of execution of this Lease.
 
(l) Landlord will box-out, or at Landlord's election move, the existing ventilator located on grid line 11 (of the drawings of the Building previously delivered to Tenant) so that such ventilator serves only the adjoining space. Otherwise, there remain 4 existing ventilators (24,300 CFM units) located within and serving the Premises, and Tenant acknowledges and accepts the 4 ventilators as complete as of the date of execution of this Lease.
 

 
Exhibit B - Page 8

 

(m) Existing skylights. Tenant acknowledges and accepts this item is complete as of the date of execution of this Lease.
 
(n) Inside ceiling with existing foil-white insulation paper.
 
(o) Landlord shall bring a water line to the Premises to a point designated by Landlord, and provide restroom facilities to the extent shown on the office space plan described in (a) above and connect them to the water line and the existing under-slab sewer line, subject to the cost sharing provided in (a). Tenant shall be responsible as part of the Tenant Work for all plumbing in connection with Tenant's freezers and coolers, and from the point Landlord brings the water line to the Premises, Tenant shall be responsible for any extension to the freezers and coolers, with such connection point and shut-off valve at the beginning of such extension as Landlord may require.
 
(p) 181 foot chain link fence (with gate) on westerly side of the Truck Court separating Tenant's Truck Court area from such area for adjoining space.
 
(q) stripe parking in Truck Court.
 
(r) surface and stripe a parking area on the easterly side of the Building next to the fire lane, as shown on the Hill-Pinckert plans and specifications, but parking in such location shall be provided only if, and for so long as, Landlord obtains from the owner of the adjacent land on which such area is located, the right to use such area for parking, and obtains all necessary governmental approvals for such use, all at no additional cost to Landlord (other than the cost of the improvements shown on such plans and included in the estimate of the Cost of the Landlord Work, which is subject to the cost sharing provisions of Section II of this Workletter).
 

 
Exhibit B - Page 9

 

EXHIBIT C
SITE PLAN OF PROJECT; TRUCK COURT & TENANT'S PARKING AREA
 
Tenant's Parking Area shall be on certain areas of the Truck Court striped for parking in accordance with the final plans and specifications for the Landlord Work and the remaining parking shall be in such area(s) of the Property as Landlord designates from time to time to be part of Tenant's Parking Area.
 
Landlord may elect to provide some of Tenant's parking spaces in (and include in Tenant's Parking Area) an area on the easterly side of the Building next to the fire lane, but parking in such location shall be provided only if, and for so long as, Landlord obtains from the owner of the adjacent land on which such area is located, the right to use such area for parking, and obtains all necessary governmental approvals for such use, all at no additional cost to Landlord (other than the cost of the improvements shown on plans described in item (r) of Exhibit B-1 of the Lease and included in the estimate of the Cost of the Landlord Work, which cost is subject to the cost sharing provisions of Section II of the Workletter).
 
Site Plan, showing Truck Court, attached.

 
Exhibit C - Page 1

 

Exhibit C
 
 
 

 

EXHIBIT D
PERMITTED HAZARDOUS MATERIAL
 
Permitted Hazardous Material includes insignificant amounts of substances listed below so long as (i) such substances are maintained only in such quantities as are reasonably necessary for Tenant's operations in the Premises, (ii) such substances are used strictly in accordance with the manufacturers' instructions therefor and all applicable laws, (iii) such substances are not disposed of in or about the Building or the Project in a manner which would constitute a release or discharge thereof, and (iv) all such substances are removed from the Premises by Tenant no later than the Termination Date (and if no quantity is listed below, none of the listed material shall be permitted):
 
 
Type :
 
 
Quantity :
 
     
Equipment degreaser, oils, fluids, sprays
 
   
     
Lubricating oils, fluids, sprays
 
   
     
Cleaning oils, fluids, sprays
 
   
     
Propane fuel in separate portable tanks to mount on fork-lifts
 
   
     
Propane fuel in a tank on the Truck Court as provided pursuant to Section 6.08
 
 
200 gallons
 
     
Welding materials
 
   
     
Paints
 
   
     
Lighter fluid
 
   
     
Cooking oils
 
   
     
Adhesives
 
   
     
Household cleaning fluids and sprays
 
   
     
dry ice
 
   
     
freon
 
   
     
Diesel fuel in a tank housed in a mobile van trailer to be parked on the Truck Court for the purpose of providing fuel for Tenant's standby generator to be housed in the same van trailer pursuant to Section 6.07
 
 
800 gallons
 

 

 
Exhibit D - Page 1 of 1

 

EXHIBIT E
HAZARDOUS MATERIAL PLANS

 
 
[TO BE LISTED BY TENANT]
 

 
Exhibit E - Page 1 of 1

 
 
EXHIBIT F
FORM OF SUBORDINATION, NONDISTURBANCE & ATTORNMENT AGREEMENT

 
   
   
RECORDING REQUESTED
 
 
BY AND WHEN
 
 
RECORDED RETURN TO
 
 
   
 
, Esq.
 
   
   
   
   
   

 
SUBORDINATION,
NONDISTURBANCE
AND ATTORNMENT AGREEMENT
 
  NOTICE:
THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT RESULTS IN YOUR LEASEHOLD ESTATE IN THE PROPERTY BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT.
 
DEFINED TERMS
Execution Date :
 
Beneficiary & Address:
 
 
Attn:
 
With a copy to:
 
 
Tenant & Address:
 
 
Landlord & Address:
 
 
Loan: A first mortgage loan in the original principal amount of $                  from Beneficiary to Landlord.
 
 
Note: A Promissory Note executed by Landlord in favor of Beneficiary in the amount of the Loan dated as of
 
 
Deed of Trust: A Deed of Trust, Security Agreement and Fixture Filing dated as                              executed by Landlord, to                               as Trustee, for the benefit of Beneficiary securing repayment of the Note to be recorded in the records of the County in which the Property is located.
 
 
Lease and Lease Date: The lease entered into by Landlord and Tenant dated as of                                 covering the Premises.
[Add amendments]
 
Property: [Property Name]
 
     [Street Address 1]
 
     [City, State, Zip]
 
 
     The Property is more particularly described on Exhibit A.
 
 
 
THlS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT (the “Agreement”) is made by and among Tenant, Landlord, and Beneficiary and affects the Property described in Exhibit A . Certain terms used in this Agreement are defined in the Defined Terms. This Agreement is entered into as of the Execution Date with reference to the following facts:
 

 
Exhibit F - Page 1 of 1

 

A.           Landlord and Tenant have entered into the Lease covering certain space in the improvements located in and upon the Property (the “Premises”).
 
B.           Beneficiary has made or is making the Loan to Landlord evidenced by the Note. The Note is secured, among other documents, by the Deed of Trust.
 
C.           Landlord, Tenant and Beneficiary all wish to subordinate the Lease to the lien of the Deed of Trust.
 
D.           Tenant has requested that Beneficiary agree not to disturb Tenant's rights in the Premises pursuant to the Lease in the event Beneficiary forecloses the Deed of Trust, or acquires the Property pursuant to the trustee's power of sale contained in the Deed of Trust or receives a transfer of the Property by a conveyance in lieu of foreclosure of the Property (collectively, a “Foreclosure Sale”) but only if Tenant is not then in default under the Lease and Tenant attorns to Beneficiary or a third party purchaser at the Foreclosure Sale (a “Foreclosure Purchaser”).
 
NOW THEREFORE, in consideration of the premises and the mutual covenants contained herein, the parties agree as follows:
 
1.            Subordination . The Lease and the leasehold estate created by the Lease and all of Tenant's rights under the Lease are and shall remain subordinate to the Deed of Trust and the lien of the Deed of Trust, to all rights of Beneficiary under the Deed of Trust and to all renewals, amendments, modifications and extensions of the Deed of Trust.
 
2.            Acknowledgements by Tenant . Tenant agrees that: (a) Tenant has notice that the Lease and the rent and all other sums due under the Lease have been or are to be assigned to Beneficiary as security for the Loan. In the event that Beneficiary notifies Tenant of a default under the Deed of Trust and requests Tenant to pay its rent and all other sums due under the Lease to Beneficiary, Tenant shall pay such sums directly to Beneficiary or as Beneficiary may otherwise request; (b) Tenant shall send a copy of any notice of default under the Lease to Beneficiary at the same time Tenant sends such notice or statement to Landlord; and (c) this Agreement satisfies any condition or requirement in the Lease relating to the granting of a nondisturbance agreement.
 
3.            Foreclosure and Sale . In the event of a Foreclosure Sale:
 
(a)           So long as Tenant complies with this Agreement and is not in default under any of the provisions of the Lease, the Lease shall continue in full force and effect as a direct lease between Beneficiary and Tenant, and Beneficiary will not disturb the possession of Tenant, subject to this Agreement. To the extent that the Lease is extinguished as a result of a Foreclosure Sale, a new lease shall automatically go into effect upon the same provisions as contained in the Lease between Landlord and Tenant, except as set forth in this Agreement, for the unexpired term of the Lease. Tenant agrees to attorn to and accept Beneficiary as landlord under the Lease and to be bound by and perform all of the obligations imposed by the Lease, or, as the case may be, under the new lease, in the event that the Lease is extinguished by a Foreclosure Sale. Upon Beneficiary's acquisition of title to the Property, Beneficiary will perform all of the obligations imposed on the Landlord by the Lease except as set forth in this Agreement; provided, however, that Beneficiary shall not be: (i) liable for any act or omission of a prior landlord (including Landlord); or (ii) subject to any offsets or defenses that Tenant might have against any prior landlord (including Landlord); or (iii) bound by any rent or additional rent which Tenant might have paid in advance to any prior landlord (including Landlord) for a period in excess of one month or by any security deposit, cleaning deposit or other sum that Tenant may have paid in advance to any prior landlord (including Landlord); or (iv) bound by any amendment or modification of the Lease made without the written consent of Beneficiary which reduces Rent or any other amounts payable by Tenant, or increases Landlord's obligations, or (iv) assignment of the Lease made without the written consent of Beneficiary except an assignment permitted in accordance with the terms of the Lease, or (v) termination of the Lease made without the written consent of Beneficiary; (vi) obligated or liable with respect to any representations, warranties or indemnities contained in the Lease; or (vii) liable to Tenant or any other party for any conflict between the provisions of the Lease and the provisions of any other lease affecting the Property which is not entered into by Beneficiary.
 
(b)           Upon the written request of Beneficiary after a Foreclosure Sale, the parties shall execute a lease of the Premises upon the same provisions as contained in the Lease between Landlord and Tenant, except as set forth in this Agreement, for the unexpired term of the Lease.
 
(c)           Notwithstanding any provisions of the Lease to the contrary, from and after the date that Beneficiary acquires title to the Property as a result of a Foreclosure Sale, (i) Beneficiary will not be obligated to expend any monies to restore casualty damage in excess of available insurance proceeds; (ii) tenant shall not have the right to make repairs and deduct the cost of such repairs from the rent without a judicial determination that Beneficiary is in default of its obligations under the Lease; (iii) in no event will Beneficiary be obligated to indemnify Tenant, except where Beneficiary has been actively negligent in the performance of its obligations as landlord; and
 

 
Exhibit F - Page 2 of 2

 

 
(iv) other than determination of fair market value, no disputes under the Lease shall be subject to arbitration unless Beneficiary and Tenant agree to submit a particular dispute to arbitration.
 
4.            Subordination and Release of Purchase Options . Tenant represents that it has no right or option of any nature to purchase the Property or any portion of the Property or any interest in the Borrower. To the extent Tenant has or acquires any such right or option, these rights or options are acknowledged to be subject and subordinate to the Mortgage and are waived and released as to Beneficiary and any Foreclosure Purchaser.
 
5.            Acknowledgement by Landlord . In the event of a default under the Deed of Trust, at the election of Beneficiary, Tenant shall and is directed to pay all rent and all other sums due under the Lease to Beneficiary.
 
6.            Construction of Improvements . Beneficiary shall not have any obligation or incur any liability with respect to the completion of the improvements in which the Premises are located at the commencement of the term of the Lease.
 
7.            Notice . All notices under this Agreement shall be deemed to have been properly given if delivered by overnight courier service or mailed by United States certified mail, with return receipt requested, postage prepaid to the party receiving the notice at its address set forth in the Defined Terms (or at such other address as shall be given in writing by such party to the other parties) and shall be deemed complete upon receipt or refusal of delivery.
 
8.            Miscellaneous . Beneficiary shall not be subject to any provision of the Lease that is inconsistent with this Agreement. Nothing contained in this Agreement shall be construed to derogate from or in any way impair or affect the lien or the provisions of the Deed of Trust. This Agreement shall be governed by and construed in accordance with the laws of the State of in which the Property is located.
 
9.      Liability and Successors and Assigns . In the event that Beneficiary acquires title to the Premises or the Property, Beneficiary shall have no obligation nor incur any liability beyond the lesser of (a) Five Million Dollars ($5,000,000.00) or (b) Beneficiary's then equity interest in the Property and Tenant shall look solely to Beneficiary's then equity interest for the payment and performance of any obligations imposed upon Beneficiary under this Agreement or under the Lease but Tenant's recourse against Beneficiary shall in no event exceed the amount of Five Million Dollars ($5,000,000.00). This Agreement shall run with the land and shall inure to the benefit of the parties and, their respective successors and permitted assigns including a Foreclosure Purchaser. If a Foreclosure Purchaser acquires the Property or if Beneficiary assigns or transfers its interest in the Note and Deed of Trust or the Property, all obligations and liabilities of Beneficiary under this Agreement shall terminate and be the responsibility of the Foreclosure Purchaser or other party to whom Beneficiary's interest is assigned or transferred. The interest of Tenant under this Agreement may not be assigned or transferred except in connection with an assignment of its interest in the Lease which has been consented to by Beneficiary.
 
IN WlTNESS WHEREOF , the parties have executed this Subordination, Nondisturbance and Attornment Agreement as of the Execution Date.
 
  NOTICE:
THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT CONTAINS PROVISIONS WHICH ALLOW THE PERSON OBLIGATED ON THE LEASE TO OBTAIN A LOAN, A PORTION OF WHICH MAY BE EXPENDED FOR OTHER PURPOSES THAN IMPROVEMENT OF THE PROPERTY.
 
IT IS RECOMMENDED THAT THE PARTIES CONSULT WITH THEIR ATTORNEYS PRIOR TO THE EXECUTION OF THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT.
 
BENEFICIARY :
 
   
     
     
 
By
 
 
 
Its
 
 
     
TENANT:
 
   
 
a
 
 
     
 
By
 
 
 
Its
 
 
     
LANDLORD:
 
   
 
a
 
 
     
 
By
 
 
 
Its
 
 

 

 
Exhibit F - Page 3 of 3

 

EXHIBIT A
 
PROPERTY DESCRIPTION
 

 
Exhibit F - Page 4 of 4

 


 
State of
 
   
County of
 
   
On ___________________, 2001 before me, ___________________, personally appeared _____________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that by his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument.
 
WlTNESS my hand and official seal.
 
Signature
 
   
(Seal)
 

 
*****************
 
State of
 
   
County of
 
   
On ___________________, 2001 before me, ___________________, personally appeared _____________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that by his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument.
 
WITNESS my hand and official seal.
 
Signature
 
   
(Seal)
 

 
*****************
 
State of
 
   
County of
 
   
On ___________________, 2001 before me, ______________________, personally appeared _____________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that by his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument.
 
WITNESS my hand and official seal.
 
Signature
 
   
(Seal)
 

 

 
Exhibit F - Page 5 of 5

 


 
EXHIBIT G
(INTENTIONALLY OMITTED)
 

 
Exhibit G - Page 1 of 1

 



EXHIBIT H
PERMITTED VEHICLE REPAIRS

1. Replace propane tanks mounted on any propane-powered forklifts.

2. All forklift, pallet jack, reach lift, material handling equipment
maintenance.

3. Minor tractor and trailer repair: tire changes; changes of headlights and other lights, brake adjustments or minor emergency repairs. This shall not permit tractor oil changes, planned maintenance and other repairs.


Exhibit H - Page 1 of 1
 
 

 

EXHIBIT I

ILLUSTRATIVE CALCULATION OF MONTHLY BASE RENT FOR NEW SPACE
(pursuant to Section 5 of Rider 2; for illustrative purposes only)

     
Assumed size of New Space:
 
83,000 sf
                     
  I.
Assumed Total Development Costs
        $ 3,000,000  
$36.14 psf
                         
II.
 
Required Cash Flow Calculation
               
                         
     
Total development costs
        $ 3,000,000    
     
Required return rate
    x       10.50 %  
     
Required Landlord Cash Flow Net of Reserves
          $ 315,000  
per year
                           
III.
 
NNN Rent Calculation including Reserves
           
                           
     
Required Landlord Cash Flow Net of Reserves
    $ 315,000    
     
Add replacement reserves $0.08 psf x 83,000 sf
 
=
    $ 6,640    
                    $ 321,640    
                           
                           
     
Add general vacancy reserve @ 3.0%
 
321,640
 sf           
       
(100% - 3%=) /
  97.0 %          
            $ 331,588            
       
less
  $ (321,640 )          
       
vacancy reserve
  $ 9,948     $ 9,948    
                           
Summary
                 
Required Landlord Cash Flow Net of Reserves
    $ 315,000    
     
     Plus structural reserve
    $ 6,640    
     
     Plus vacancy reserve
    $ 9,948    
       
NNN Rent required for
           
       
Required Cash Flow
    $ 331,588    
                     
       
                         Per square foot/mo,
    $ 0.3329    
                     
IV.
 
Proof of Calculation
           
                     
     
NNN Rent
      $ 331,588    
     
     less structural reserve
    $ (6,640 )  
     
     less vacancy reserve
    $ (9,948 )  
     
         Required Landlord Cash Flow
           
     
         Net of Reserves
    $ 315,000    


Exhibit I - Page 1 of 1
 
 

 

RIDER 1
COMMENCEMENT DATE AGREEMENT

Metropolitan Life Insurance Company, a New York corporation ("Landlord"), and United Natural Foods, Inc., a Delaware corporation ("Tenant"), have entered into a certain Lease dated as of July 31, 2001 (the "Lease").

WHEREAS, Landlord and Tenant wish to confirm and memorialize the Commencement Date and Expiration Date of the Lease as provided for in Section 2.02(b) of the Lease;

NOW, THEREFORE, in consideration of the foregoing and the mutual covenants contained herein and in the Lease, Landlord and Tenant agree as follows:

1. Unless otherwise defined herein, all capitalized terms shall have the same meaning ascribed to them in the Lease.

2. The Commencement Date of the Lease is________________.

3. The Expiration Date of the Lease is________________.

4. Tenant hereby confirms the following:

     (a) That it has accepted possession of the Premises pursuant to the terms of the Lease;

     (b) That the Landlord Work, if any, is Substantially Complete; and

     (c) That the Lease is in full force and effect.

5. Except as expressly modified hereby, all terms and provisions of the Lease are hereby ratified and confirmed and shall remain in full force and effect and binding on the parties hereto.

6. The Lease and this Commencement Date Agreement contain all of the terms, covenants, conditions and agreements between Landlord and Tenant relating to the subject matter herein. No prior other agreements or understandings pertaining to such matters are valid or of any force and effect.

IN WITNESS WHEREOF, Landlord and Tenant have executed this Commencement Date Agreement and such execution and delivery have been duly authorized.

TENANT:
 
LANDLORD:
     
United Natural Foods, Inc.,
 
Metropolitan Life Insurance
a Delaware corporation
 
Company, a New York corporation
         
         
By
   
By
 
         
 
Print name
   
Print name
Its
   
Its
 
 
(Chairman of Board, President or
     
 
Vice President)
     
         
         
By
       
         
 
Print name
     
Its
       
 
(Secretary, Assistant Secretary,
     
 
CFO or Assistant Treasurer)
     

Rider 1 - Page 1 of 1
 
 

 

RIDER 2
ADDITIONAL PROVISIONS

This Rider 2 ("Rider") is attached to and a part of a certain Lease dated as of July 31, 2001, executed concurrently herewith by Metropolitan Life Insurance Company, a New York corporation, as Landlord, and United Natural Foods, Inc., a Delaware corporation (for purposes of this Rider, "United"), as Tenant, for the Premises as described therein (the "Lease").

SECTION 1. DEFINED TERMS; FORCE AND EFFECT

Capitalized terms used in this Rider shall have the same meanings set forth in the Lease except as otherwise specified herein and except for terms capitalized in the ordinary course of punctuation. This Rider forms a part of the Lease. Should any inconsistency arise between this Rider and any other provision of the Lease as to the specific matters which are the subject of this Rider, the terms and conditions of this Rider shall control.

SECTION 2. (INTENTIONALLY OMITTED)

SECTION 3. RIGHT OF FIRST OFFER.

(a) Landlord hereby grants Tenant a one-time right of first offer to lease the "Offer Space" (as defined below) during the period beginning on the execution date of this Lease and expiring twelve (12) months prior to the Expiration Date of the initial Term (or at the end of the initial Term if the Option to Extend is validly exercised and effective) (the "Right Period"), upon and subject to the terms and conditions of this Section (the "Right of First Offer").

(b) Offer Space shall mean the space which: (x) is adjacent to the Premises in the existing Building (and Offer Space shall not include any expansion of the Building constructed after the execution date), and (y) is or becomes "Available" (as defined below). The term "Available" shall mean that the space in question is, or is expected by Landlord within a reasonable time to become, vacant, unencumbered and free and clear of all claims and rights of other parties and, without limiting the generality of the foregoing, space shall not be Available if as to such space there is a lease, lease option or option or other right of extension, renewal, expansion, refusal, negotiation or similar or other right, either: (i) pursuant to any lease or written agreement which is entered into on or before the beginning of the Right Period or which is in negotiation (either at the proposal or lease stage) at the beginning of the Right Period and thereafter entered into, or (ii) pursuant to any extensions or renewal of any of the foregoing, whether or not set forth in the original lease or written agreement, or (iii) pursuant to any amendment or modification of any of the foregoing (no matter when executed).

(c) Tenant acknowledges and agrees that Landlord has disclosed that as of the execution date of this Lease, all of the Offer Space is vacant and Available and that Landlord may give Landlord's Notice at any time. Nothing herein shall be deemed to limit or prevent Landlord from marketing, discussing or negotiating with any other party for a lease of, or rights of any nature as to, any part of the Offer Space, but during the Right Period before Landlord makes any written proposal to any other party for Offer Space, or contemporaneously with making any such proposal, Landlord shall give Tenant written notice ("Landlord's Notice") that the Offer Space is then Available or of the date Landlord estimates the Offer Space will be Available. Tenant shall have ten (10) business days after Landlord gives Landlord's Notice (the "Election Notice Period") in which to give Landlord written notice ("Election Notice") of Tenant's election to exercise this Right of First Offer to lease of all (and not less than all) the Offer Space.

(d) In the event Tenant duly and timely delivers its Election Notice to Landlord, the Offer Space shall be leased by and to Tenant upon and subject to the same terms and conditions contained in the Lease except as follows: (i) Tenant shall accept the Offer Space in its then "shell" or "as-built" condition (as applicable) and "AS IS" condition without any obligation of Landlord to repaint, remodel, improve or alter the Premises for Tenant's occupancy or to provide Tenant any allowance therefor, but such space shall be delivered broom clean and free of all tenants or occupants and their property; (ii) Landlord shall deliver the Offer Space to Tenant no later than ten days after execution of the amendment described below in the event that the space is then vacant or, if not then vacant, no later than sixty (60) days after Landlord regains possession of the Offer Space; (iii) the term of Tenant's lease of the Offer Space shall commence on such delivery date and continue for the remaining Term of this Lease (including all extensions pursuant to the Option to Extend); (iv) upon such delivery, the Offer Space shall be part of the Premises under this Lease, such that the term "Premises" in this Lease thereafter shall refer to the space in the existing Premises plus the Offer Space; (v) starting on such delivery date, Tenant shall pay Rent (including all Monthly Base Rent, Rent Adjustment Deposits, Rent Adjustments and other charges payable by Tenant for utilities and otherwise) with respect to the Offer Space in addition to the existing Premises, (vi) additional Monthly Base Rent for the Offer Space shall be calculated at the same contract rates per square foot of Rentable Area as those for Monthly Base Rent for the existing Premises then applicable under the schedule of Monthly Base Rent for the existing Premises, increasing as and when such rates increase for the original Premises (for example, if the delivery date for the Offer Space occurred at the beginning of the fifth month of the Term of the Lease, the Monthly Base Rent for one month would be $0.1525 (the same as the rate for the fifth month of the Term of the Lease), and for the next month through the 30th month of the Term of the Lease the rate would be $0.3050 monthly per square foot of Rentable Area, and for next 30 months the rate would be $0.3280, and so forth through the end of the Term of the Lease); (vii) Tenant shall pay Rent Adjustment Deposits and Rent Adjustments with respect to the Offer Space calculated with the additional Tenant's Share


Rider 2 - Page 1 of 7
 
 

 

for the Offer Space, and Tenant's Protection Period from a Transfer Increase (as applicable both to the original Premises and the Offer Space) shall expire on the day before the fifth anniversary of the Commencement Date of the original Premises; (viii) Tenant's Share, Tenant's Parking Area and Truck Court shall be adjusted to correspond to the addition of the Offer Space; and (ix) Landlord shall prepare an amendment to the Lease for the lease of the Offer Space on such terms and conditions, and Tenant shall execute such amendment within five (5) business days after Landlord gives Tenant the draft amendment and Landlord shall
execute it thereafter.

(e) If Tenant either fails or elects not to exercise its Right of First Offer as to the Offer Space covered by Landlord's Notice by not giving its Election Notice within the Election Notice Period, or if Tenant gives Tenant's Election Notice but does not timely execute the amendment prepared by Landlord for the lease of the Offer Space, then in any such event Tenant's Right of First Offer shall be null and void and at any time thereafter Landlord shall be free to lease such space to any third party on any terms and conditions whatsoever.

(f) This Right of First Offer is personal to United and may not be used by, and shall not be transferable or assignable (voluntarily or involuntarily) to any person or entity other than an Affiliate which is an assignee of the Lease which has satisfied the requirements of Subsections 10.01 of this Lease, and such Affiliate may exercise the right without Tenant joining in or consenting to such exercise, and notwithstanding anything to the contrary, Tenant shall remain liable for all obligations under the Lease, including those resulting from any such exercise with the same force and effect as if Tenant had joined in such exercise.

(g) Upon the occurrence of any of the following events, Landlord shall have the option, exercisable at any time prior to the time the Offer Space is to be added to the Premises, to terminate all of the provisions of this Section with respect to the Right of First Offer, with the effect of canceling and voiding any prior or subsequent exercise so this Right of First Offer is of no force or effect:

(i) Tenant's failure to timely exercise the Right of First Offer in  accordance with the provisions of this Section.

(ii) The existence at the time Tenant exercises the Right of First Offer or at any time before the time Landlord executes the amendment for the Offer Space of any Default (as defined in Section 11.01 of the Lease) on the part of Tenant under the Lease.

(iii) If at the time Tenant exercises the Right of First Offer or at any time thereafter until Landlord executes the amendment for the lease of the Offer Space: (a) Tenant is not in occupancy of seventy-five percent (75%) of the Premises; or (b) there has been a material adverse change in Tenant's financial position from such position as of the date of execution of the Lease. Tenant shall deliver to Landlord with Tenant's written notice exercising its right hereunder Tenant's most recent annual audited financial statements certified by Tenant's independent certified public accountant, and the most recent publicly-filed financial statements and documents showing Tenant's financial position.

(h) Without limiting the generality of any provision of the Lease, timeshall be of the essence with respect to all of the provisions of this Section.

SECTION 4. OPTION TO EXTEND.

(a) Landlord hereby grants Tenant two (2) consecutive options (individually an "Option" and collectively the "Options") to extend the initial Term of the Lease for an additional period of five (5) years per Option (such period may be referred to as the "Option Term"), as to the entire Premises as it may then exist, upon and subject to the terms and conditions of this Section (the "Option To Extend"), and provided that at the time of exercise of each option: (i) Tenant must be in occupancy of seventy-five percent (75%) of the Premises; and (ii) there has been no material adverse change in Tenant's financial position from such position as of the date of execution of the Lease. Tenant shall deliver to Landlord with Tenant's written notice exercising its right hereunder Tenant's most recent annual audited financial statements certified by Tenant's independent certified public accountant, and the most recent publicly-filed financial statements and documents showing Tenant's financial position.

(b) Tenant's election (the "Election Notice") to exercise the Option To Extend must be given to Landlord in writing no earlier than the date which is fifteen (15) months prior to, and no later than the date which is nine (9) months prior to, the then applicable Expiration Date of the initial Term or the Option Term, as applicable . If Tenant either fails or elects not to exercise the then applicable Option to Extend by not timely giving its Election Notice, then such Option to Extend shall be null and void. Further, the second Option shall be void and of no force or effect if the first Option is not validly exercised or is waived, revoked or terminated as provided below after any exercise.
(c) Each Option Term shall commence immediately after the expiration of the preceding initial Term or Option Term, as applicable. Tenant's leasing of the Premises during the Option Term shall be upon and subject to the same terms and conditions contained in the Lease except that: (i) the Monthly Base Rent shall be amended to an amount to equal the "Option Term Rent", defined and determined in the manner set forth in the immediately following Subsection (and otherwise, Tenant shall continue to pay Rent Adjustments, all other Rent and all other charges pursuant to the Lease and Tenant shall continue to pay directly the utility or service provider for all utilities or services which Tenant is to obtain directly


Rider 2 - Page 2 of 7
 
 

 

pursuant to other provisions of the Lease); (ii) the Security Deposit, if any, shall be increased within fifteen (15) days after the Fair Market Rental Rate (defined below) has been determined to equal one hundred percent (100%) of the highest monthly installment of Monthly Base Rent thereunder, but in no event shall the Security Deposit be decreased; and (iii) Tenant shall accept the Premises in its "AS-IS" condition without any obligation of Landlord to repaint, remodel, repair, improve or alter the Premises or to provide Tenant any allowance therefor except that after the commencement date of the applicable Option Term, Landlord will again make available the Redecorating Allowance on the same terms and conditions set forth above for the Redecorating Allowance (except that the "commencement date of the Option Term" shall be substituted in place of references to the "fifth anniversary of the Commencement Date"). If Tenant timely and properly exercises the Option To Extend, references in the Lease to the Term shall be deemed to mean the initial Term as extended by the Option Term unless the context clearly requires otherwise.

(d) The Option Term Rent shall mean the greater of (i) the Monthly Base Rent payable by Tenant under this Lease calculated at the rate applicable for the last full month of the initial Term with respect to determining Rent for the first Option Term, and for the last full month of the first Option Term with respect to determining Rent for the second Option Term (respectively, the "Preceding Rent") (during the Option Term, Tenant shall continue to pay Rent Adjustments and other charges pursuant to the Lease and Tenant shall continue to pay directly the utility or service provider for all utilities or services which Tenant is to obtain directly pursuant to other provisions of the Lease, but such amounts shall not be counted as part of the Preceding Rent as used herein) or (ii) the "Fair Market Rental Rate". "Fair Market Rental Rate" shall mean as to Monthly Base Rent the monthly net rental (exclusive of expenses and taxes) per rentable square foot which a tenant would pay and which a willing landlord would accept for space in projects in the San Bernardino-Riverside warehouse/industrial market of first class standards comparable to the Premises for the period for which such rental is to be paid and for a lease on terms substantially identical to those of the Lease (including, without limitation, those applicable to Operating Expenses and Exclusions), based on prevailing market conditions in such first class projects at the time such determination is made ("Comparable Transactions"). Without limiting the generality of the foregoing, Comparable Transactions shall be for a term similar to the term of tenancy and for space comparable in use, floor layout and levels (if the Building has more than one level), square footage and location within a first class project as the transaction for which Fair Market Rental Rate is being determined; however, leases of unusual or odd shaped spaces shall not be considered. In any determination of Fair Market Rental Rate, the stated or contract monthly net rental in Comparable Transactions shall be appropriately adjusted to take into account the different terms and conditions prevailing in such transactions and those present in the Lease, including, without limitation: (1) the extent to which average annual expenses and taxes per rentable square foot payable by tenants in Comparable Transactions vary from those payable by Tenant under the Lease; (2) the concessions, if any, being given by landlords in Comparable Transactions, such as presence or absence of parking charges, abatement of any such charges, rental abatement periods, loans at below-market interest rates, moving allowances, space planning allowances, lease takeover payments and work allowances, as compared to any tenant improvement, refurbishment or repainting allowance given to Tenant under the Lease for the space for which Fair Market Rental Rate is being determined; (3) the brokerage commissions, fees and bonuses payable by landlords in Comparable Transactions (whether to tenant's agent, such landlord or any person or entity affiliated with such landlord), as compared to any such amounts payable by Landlord to any recognized broker(s) on account of the transaction for which Fair Market Rental Rate is being determined; (4) the time value of money; and (5) any material difference between the definition of rentable area and the ratio of project rentable to useable square feet in Comparable Transactions, as compared to such figures applicable to the space for which Fair Market Rental Rate is being determined.

(e) The determination of Fair Market Rental Rate based upon the foregoing criteria shall be made by Landlord, in the good faith exercise of Landlord's business judgment. Within thirty (30) days after Tenant's exercise of the Option To Extend, Landlord shall notify Tenant of Landlord's determination of Option Term Rent for the Premises. If Landlord notifies Tenant that the Option Term Rent shall equal the Preceding Rent, such determination shall be conclusive and binding to set the Preceding Rent as the Option Term Rent for the then applicable Option Term, and Tenant shall not be entitled or required to give further notice, and the extension shall be effective and binding (subject to Subsection (f) below). Provided however, if Landlord notifies Tenant that Landlord has determined that the Fair Market Rental Rate is greater than the Preceding Rent and that Landlord will require such Fair Market Rental Rate as the Option Term Rent, Tenant may, within thirty (30) days after receipt thereof, deliver to Landlord a written notice either accepting Landlord's estimate of Fair Market Rental Rate or setting forth Tenant's estimate of Fair Market Rental Rate, in which case Landlord and Tenant will promptly meet and attempt to agree upon Fair Market Rental Rate. Tenant's failure to timely deliver such notice within such thirty (30) day period shall be deemed its cancellation of the Option. If no agreement on Fair Market Rental Rate can be reached within ten (10) business days after Landlord's receipt of Tenant's estimate, Landlord and Tenant shall meet within an additional ten (10) business days and each simultaneously submit to the other in a sealed envelope its good faith estimate of Fair Market Rental Rate (the "Estimates"). If the higher Estimate is not more than one hundred five percent (105%) of the lower Estimate, then Fair Market Rental Rate shall be the average of the two Estimates. If such simultaneous submission of Estimates does not occur within such ten (10) business day period, then either party may by notice to the other designate any reasonable time within five (5) business days thereafter and any reasonable place at or near the Building for such meeting to take place. In the event only one party submits an Estimate at that meeting, such Estimate shall be Fair Market Rental. In the event neither party submits an Estimate at that meeting, the transaction for which Fair Market Rental Rate is being determined shall be deemed canceled and of no further force or effect.


Rider 2 - Page 3 of 7
 
 

 

(f) If the higher Estimate is more than one hundred five percent (105%) of the lower Estimate, then either Landlord or Tenant may, by written notice given to the other at any time within five (5) business days after receipt of the Estimates, require that the disagreement be resolved by arbitration. In the event neither party gives such written notice within such period, the transaction for which Fair Market Rental Rate is being determined shall be deemed canceled and of no further force or effect. Within five (5) business days after such notice, the parties shall select as arbitrators three (3) mutually acceptable independent MAI appraisers with experience in real estate activities, including at least five (5) years experience in appraising space in the San Bernardino-Riverside warehouse/industrial market ("Qualified Appraisers"). If the parties cannot timely agree on such arbitrators, then within the following five (5) business days, each shall select and inform the other party of one (1) Qualified Appraiser and within a third period of five (5) business days, the two appraisers (or if only one (1) has been duly selected, such single appraiser) shall select as arbitrators a panel of three additional Qualified Appraisers, which three arbitrators shall proceed to determine Fair Market Rental Rate pursuant to Section 4 below. Both Landlord and Tenant shall be entitled to present evidence supporting their respective positions to the panel of three arbitrators.

(g) Once a panel of arbitrators has been selected as provided above, then as soon thereafter as practicable each arbitrator shall select one of the two Estimates as the one which, in its opinion, is closer to Fair Market Rental Rate. The determination by the arbitrators shall be in accordance with the definition and standards for the determination of the Fair Market Rental Rate as set forth above, and in no event shall any arbitrator modify any provision of the Lease in arriving at his or her determination. Upon an Estimate's selection by two (2) of the arbitrators, it shall be the applicable Fair Market Rental Rate and such selection shall be binding upon Landlord and Tenant. If the arbitrators collectively determine that expert advice is reasonably necessary to assist them in determining Fair Market Rental Rate, then they may retain one or more qualified persons, including but not limited to legal counsel, brokers, architects or engineers, to provide such expert advice, provided however, any such advice and consultation shall be in the presence of all the arbitrators, Landlord and Tenant, with full right on the part of each to cross-examine. The party whose Estimate is not chosen by the arbitrators shall pay the costs of the arbitrators and any experts retained by the arbitrators. Any fees of any counsel or expert engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such counsel or expert.

(h) In the event the determination of the Fair Market Rental Rate has been submitted to arbitration but such arbitration has not been concluded prior to the commencement of the applicable Option Term, Tenant shall pay to Landlord the amount set forth in Landlord's Estimate under Subsection (h) above (plus all other Rent due for the Option Term). In the event the Fair Market Rental Rate determined by arbitration results in any Monthly Base Rent different from such amount, Tenant shall immediately pay to Landlord any greater amount so determined by arbitration and if a lesser amount is determined due by arbitration, Landlord shall give Tenant a credit against the next Monthly Base Rent installments due from Tenant to Landlord under the Lease.

(i) This Option to Extend is personal to United and may not be used by, and shall not be transferable or assignable (voluntarily or involuntarily) to any person or entity other than an Affiliate which is an assignee of the Lease which has satisfied the requirements of Subsections 10.01 of this Lease, and such Affiliate may exercise the right without Tenant joining in or consenting to such exercise, and notwithstanding anything to the contrary, Tenant shall remain liable for all obligations under the Lease, including those resulting from any such exercise with the same force and effect as if Tenant had joined in such exercise.

(j) Upon the occurrence of any of the following events, Landlord shall have the option, exercisable at any time prior to commencement of the Option Term, to terminate all of the provisions of this Section with respect to the Option to Extend, with the effect of canceling and voiding any prior or subsequent exercise so this Option to Extend is of no force or effect:
   
(i) Tenant's failure to timely exercise the Option to Extend in accordance with the provisions of this Section.

(ii) The existence at the time Tenant exercises the Option to Extend or at the commencement of the Option Term of any Default (as defined in Section 11.01 of the Lease) on the part of Tenant under the Lease.

(k) Without limiting the generality of any provision of the Lease, time shall be of the essence with respect to all of the provisions of this Section.

SECTION 5.  RIGHT OF FIRST NEGOTIATION FOR NEW SPACE

(a) Tenant shall have a one-time right of first negotiation to lease all (and not less than all) the "New Space" (defined below) upon and subject to all the conditions and terms set forth in this Section (the "New Space Right").        (b) The "New Space" shall be that space in shell condition constructed as an expansion of the Building at its easterly side, estimated to be approximately 83,000 rentable square feet, and which shall be of a type and quality substantially the same as the Building as it exists on the date of execution of this Lease. If and when built, the New Space would be located on certain land (the "New Land") of approximately 4.5 acres adjacent to the easterly boundary of the Real Property. Tenant acknowledges that as of the execution date of the Lease, the New Land is not owned by Landlord and a portion of it is


Rider 2 - Page 4 of 7
 
 

 

designated as being within a 100 year flood plain, and the New Space is not built or under construction. Prior to September 7, 2003, Landlord will make a good faith effort to inquire from time to time of the applicable authorities what is the status of the possible re-designation of the New Land to be outside of the 100 year flood plain and status of possible construction of a flood channel. Tenant acknowledges and agrees that such flood channel may or may not be constructed and such re-designation may or may not occur, and that Landlord has no obligation to cause such construction or re-designation, and Landlord shall have no obligation or liability hereunder if such flood channel construction is not commenced or completed and such flood plain re-designation does not occur.

(c) In the event that Landlord receives, prior to September 7, 2003, written notice that the applicable authorities have constructed a flood channel and re-designated the entire New Land to be outside of the 100 year flood plain, and before Landlord makes any written proposal to any other party for a lease of the New Space, or contemporaneously with making any such proposal, Landlord shall give Tenant written notice ("Landlord's New Space Notice"), so informing Tenant and inquiring if Tenant desires to initiate negotiations for lease of the New Space. For a period of ten (10) days after Landlord gives Landlord's New Space Notice (the "New Space Election Notice Period"), Tenant shall have the right to initiate negotiations in good faith for the lease of all (and not less than all) the New Space by giving Landlord written notice ("New Space Election Notice") of Tenant's election to exercise this New Space Right.

(d) If Tenant timely gives the New Space Election Notice, Landlord and Tenant shall, during the thirty (30) day period following Landlord's receipt of the New Space Election Notice, negotiate in good faith for the lease of the New Space. Any lease by Tenant of the New Space shall be documented as an amendment to the Lease adding the New Space as an additional part of the Premises upon and subject to all the terms, covenants and conditions provided in the Lease except as otherwise expressly negotiated by Landlord and Tenant, including the following terms with respect to the New Space:

(1) Monthly Base Rent with respect to the New Space for the first thirty (30) months of the term of the lease of the New Space shall be one-twelfth (1/12th) of the amount equal to an annualized return of ten and one-half percent (10.5%) of the combined total of all direct and indirect, hard and soft costs of (a) acquisition of the land (for purposes of the foregoing, as to the purchase price component of the land cost, the parties agree that the purchase price of the New Land shall be calculated at the rate of Four Dollars ($4.00) per square foot of the New Land, irrespective of what may be the actual price paid by Landlord therefor), (b) design and construction of the New Space and associated improvements, including development fee, and taking into account underwriting criteria (including, for example, a three percent (3%) credit allowance and structural reserve at a rate of eight cents ($0.08) per square foot), plus (c) all commissions with respect to leasing of the New Space. Without limiting the generality of the foregoing, and for purposes of illustration only, an illustrative calculation of such Monthly Base Rent for the New Space is attached hereto as Exhibit I. Further, such Monthly Base Rent with respect to the New Space shall increase after the initial thirty (30) months and every thirty (30) months thereafter at a rate equal to that for the periodic increases in Monthly Base Rent for the Premises under the Lease;

(2) Commencement date;

(3) The term of the lease of the New Space shall have an expiration date the same as the Expiration Date of the Term of the Lease, subject to the Option to Extend set forth in Section 4 of this Rider for the entire Premises as it then exits;

(4) Delivery of the New Space in shell condition, in substantially the same condition as that of the Premises on the date of execution of the Lease, without any obligation of Landlord to construct any tenant improvements or alterations therein, or provide any allowance therefor, except as otherwise negotiated;

(5) Tenant's Share, Tenant's Parking Area and Truck Court shall be adjusted to correspond to the addition of the New Space when delivered to Tenant; and

(6) Landlord's obligations shall be subject to the conditions precedent that (a) the applicable authorities have completed construction of a flood channel and re-designated the entire New Land to be outside of the 100 year flood plain; (b) Landlord obtains all internal approvals of its officers, committees, and board of directors (or authorized committee thereof), as applicable, to acquire the New Land, build the New Space and enter the amendment with Tenant, recognizing that some or all of the terms described in (d)(1) through (d)(5) may not be approved; (c) Landlord acquires the New Land and builds the New Space, under agreements satisfactory to Landlord and to the seller and contractor respectively, in their respective sole and absolute discretion; (d) that Landlord receives all necessary or appropriate entitlements with respect to the New Space and associated improvements, and all approvals under all applicable covenants, conditions and/or restrictions; (e) such other conditions as apply to this New Space Right as set forth below; and (f) such other conditions precedent to which Landlord and Tenant agree.

The foregoing obligation to negotiate is non-exclusive and nothing herein shall be deemed to prevent Landlord from negotiating with any other party for the New Space, whether or not Landlord and Tenant are negotiating for the same, but subject to the aforesaid obligation to negotiate with Tenant in good faith.


Rider 2 - Page 5 of 7
 
 

 

(e) If Tenant either fails or elects not to exercise its New Space Right by not giving its New Space Election Notice within the New Space Election Notice Period, or if Tenant gives its New Space Election Notice but Tenant and Landlord do not execute (i) a written letter of intent reflecting the significant business terms for the lease of the New Space within thirty (30) days after delivery of the Election Notice, and (ii) a corresponding draft prepared by Landlord of lease or amendment to this Lease within fifteen (15) days after Landlord gives Tenant such draft, then in any such event Tenant's New Space Right shall be null and void.

(f) In any of the following events, all provisions of this Section with respect to the New Space Right shall terminate and be of no further force or effect, including all rights and obligations arising from or in connection with any exercise of it with the effect of canceling and voiding any prior exercise so this New Space Right is of no force or effect, and in any such event neither party shall have any obligation or liability to the other with respect to the New Space:

(1) If at the time of Landlord's New Space Notice (defined above) or at any time thereafter until Landlord executes the amendment for the lease of the New Space: (a) Tenant is not in occupancy of seventy-five percent (75%) the Premises; or (b) there has been a material adverse change in Tenant's financial position from such position as of the date of execution of the Lease. Tenant shall deliver to Landlord with Tenant's written notice exercising its right hereunder Tenant's most recent annual audited financial statements certified by Tenant's independent certified public accountant and the most recent publicly-filed financial statements and documents showing Tenant's financial position.

(2) In the event that Landlord has not received, on or before September 6, 2003, written notice that the applicable authorities have completed construction of a flood channel and re-designated the entire New Land to be outside of the 100 year flood plain.

(3) In the event that Landlord does not do or obtain all of the following: (a) obtain all internal approvals of its officers, committees, and board of directors (or authorized committee thereof), as applicable, to acquire the New Land, build the New Space and enter the amendment with Tenant; (b) acquire the New Land and build the New Space, under agreements satisfactory to Landlord and to the seller and contractor respectively, in their respective sole and absolute discretion; and (c) obtain all necessary or appropriate entitlements with respect to the New Space and associated improvements, and all approvals under all applicable covenants, conditions and/or restrictions.

(g) This New Space Right is personal to United and may not be used by, and shall not be transferable or assignable (voluntarily or involuntarily) to any person or entity other than an Affiliate which is an assignee of the Lease which has satisfied the requirements of Subsections 10.01 of this Lease, and such Affiliate may exercise the right without Tenant joining in or consenting to such exercise, and notwithstanding anything to the contrary, Tenant shall remain liable for all obligations under the Lease, including those resulting from any such exercise with the same force and effect as if Tenant had joined in such exercise.

(h) Upon the occurrence of any of the following events, Landlord shall have the option, exercisable at any time prior to the time the New Space is to be added to the Premises, to terminate all provisions of this Section with respect to the New Space Right, and upon exercise of such option this New Space Right shall terminate and be of no further force or effect, including all rights and obligations arising from or in connection with any exercise of it with the effect of canceling and voiding any prior exercise so this New Space Right is of no force or effect, and upon exercise of such option neither party shall have any obligation or liability to the other with respect to the New Space:

(i) Tenant's failure to timely exercise the New Space Right in accordance with the provisions of this Section.

(ii) The existence at the time Tenant exercises the New Space Right or at the time the New Space is to be added to the Premises of any Default (as defined in Section 11.01 of the Lease) on the part of Tenant under the Lease.


Rider 2 - Page 6 of 7
 
 

 

(i) Without limiting the generality of any provision of the Lease, time shall be of the essence with respect to all of the provisions of this Section.

IN WITNESS WHEREOF, the parties hereto have executed this Rider 2 as of the date first set forth in the Lease.

TENANT:
 
LANDLORD:
     
United Natural Foods, Inc.,
 
Metropolitan Life Insurance
a Delaware corporation
 
Company, a New York corporation
         
         
By
   
By
 
         
 
Print name
   
Print name
Its
   
Its
 
 
(Chairman of Board, President or
     
 
Vice President)
     
         
         
By
       
         
 
Print name
     
Its
       
 
(Secretary, Assistant Secretary,
     
 
CFO or Assistant Treasurer)
     

For good and valuable consideration, Mountain People's Warehouse Incorporated joins in the execution of this Lease, including this Rider 2, to confirm that it is jointly and severally liable with Tenant under this Lease (including without limitation, all Riders and Exhibits attached hereto) pursuant to the terms of Section 10.01(e) of this Lease.

MOUNTAIN PEOPLE'S WAREHOUSE INCORPORATED,
a California corporation
   
   
By
 
   
 
Print name
Its
 
 
(Chairman of Board, President or Vice President)
   
   
By
 
   
 
Print name
Its
 
 
(Secretary, Assistant Secretary, CFO or
 
Assistant Treasurer)


Rider 2 - Page 7 of 7
 
 
 

 
 
Exhibit 10.49
 
 
STANDARD FORM
INDUSTRIAL BUILDING LEASE
(SINGLE-TENANT)
 
1.             BASIC TERMS .  This Section 1 contains the Basic Terms of this lease (this “ Lease ”) between Landlord and Tenant, named below.  Other Sections of the Lease referred to in this Section 1 explain and define the Basic Terms and are to be read in conjunction with the Basic Terms.
 
 
1.1.
Effective Date of Lease:  March 14, 2008
 
 
1.2.
Landlord:  FR York Property Holding, LP, a Delaware limited partnership
 
 
1.3.
Tenant:  United Natural Foods, Inc.
 
 
1.4.
Premises:  A building commonly known as 225 Cross Farm Lane, York, Pennsylvania, and containing approximately 675,000 rentable square feet, as legally described on Exhibit A attached hereto.
 
 
1.5.
Lease Term: Twelve (12) years (“ Term ”) commencing June 1, 2008 (“ Commencement Date ”) and ending, subject to Section 2.3 below, on May 31, 2020 (“ Expiration Date ”).
 
 
1.6.
Permitted Uses:  (See Section 4.1 ) Warehousing, distribution and any other use not prohibited by applicable zoning laws or regulations and approved in writing by Landlord, which shall not be unreasonably withheld, conditioned or delayed
 
 
1.7.
Tenant’s Guarantor:  None
 
 
1.8.
Brokers:  (See Section 23 ; if none, so state):  (A) Tenant’s Broker:  NAI Brannen Goddard   ; and (B) Landlord’s Broker:  CB Richard Ellis
 
 
1.9.
Security/Damage Deposit:  None
 
 
1.10.
Exhibits to Lease:  The following exhibits are attached to and made a part of this Lease. (If none, so state):  A (legal description); B (Tenant Operations Inquiry Form); C (Tenant Improvements), D (Confirmation of Commencement Date); E (Broom Clean Condition and Repair Requirements); Exhibit F (Signage Plan); Addendum 1 (Renewal Option); and Addendum 2 (Purchase Option)
 
2.             LEASE OF PREMISES; RENT .
 
2.1.             Lease of Premises for Lease Term .  Landlord hereby leases the Premises to Tenant, and Tenant hereby rents the Premises from Landlord, for the Term and subject to the conditions of this Lease.
 
2.2.             Types of Rental Payments . Tenant shall pay net base rent to Landlord in monthly installments, in advance, on the first day of each and every calendar month during the Term of this Lease (the “ Base Rent ”) in the amounts and for the periods as set forth below:
 
Rental Payments
 
Lease Period
Annual Base Rent
Monthly Base Rent
     
____, 2008 – May 31, 2008
$0.00
$0.00
     
June 1, 2008 – May 31, 2009
$2,558,250.00
$231,187.50
     
June 1, 2009 – May 31, 2010
$2,619,000.00
$218,250.00
     
June 1, 2010 – May 31, 2011
$2,666,250.00
$222,187.50
 
 
 
 
 


 
June 1, 2011 – May 31, 2012
$2,754,000.00
$229,500.00
     
June 1, 2012 – May 31, 2013
$2,821,500.00
$235,125.00
     
June 1, 2013 – May 31, 2014
$2,889,000.00
$240,750.00
     
June 1, 2014 – May 31, 2015
$2,963,250.00
$246,937.50
     
June 1, 2015 – May 31, 2016
$3,037,500.00
$253,125.00
     
June 1, 2016 – May 31, 2017
$3,111,750.00
$259,312.50
     
June 1, 2017 – May 31, 2018
$3,192,750.00
$266,062.50
     
June 1, 2018 – May 31, 2019
$3,273,750.00
$272,812.50
     
June 1, 2019 – May 31, 2020
$3,354,750.00
$279,562.50

 
Tenant shall also pay all Operating Expenses (defined below) and any other amounts owed by Tenant hereunder (collectively, “Additional Rent” ).  In the event any monthly installment of Base Rent or Additional Rent, or both, is not paid within 5 days of the date when due, a late charge in an amount equal to 5% of the then delinquent installment of Base Rent and/or Additional Rent (the “ Late Charge ”; the Late Charge, Default Interest, as defined in Section 22.3 below, Base Rent and Additional Rent shall collectively be referred to as “ Rent ”), shall be paid by Tenant to Landlord, c/o First Industrial Investment, Inc., 75 Remittance Drive Suite 1066, Chicago IL 60675-1066, or if sent by overnight courier, The Northern Trust Company, 350 North Orleans, 8 th Floor Receipt & Dispatch, Chicago IL 60654, Attention:  FIDS Suite 1066 (or such other entity designated as Landlord’s management agent, if any, and if Landlord so appoints such a management agent, the “ Agent ”), or pursuant to such other directions as Landlord shall designate in this Lease or otherwise in writing.  Notwithstanding the foregoing, for the first three (3) monthly installments of Rent during the Term, the Late Charge will not be charged to Tenant until five (5) days after notice by Landlord to Tenant of any such delinquent installment of Base Rent and/or Additional Rent
 
2.3.             Covenants Concerning Rental Payments; Initial and Final Rent Payments .  Tenant shall pay the Rent promptly when due, without notice or demand, and without any abatement, deduction or setoff.  No payment by Tenant, or receipt or acceptance by Agent or Landlord, of a lesser amount than the correct Rent shall be deemed to be other than a payment on account, nor shall any endorsement or statement on any check or letter accompanying any payment be deemed an accord or satisfaction, and Agent or Landlord may accept such payment without prejudice to its right to recover the balance due or to pursue any other remedy available to Landlord.  If the Commencement Date occurs on a day other than the first day of a calendar month, the Rent due for the first calendar month of the Term shall be prorated on a per diem basis (based on a 360 day, 12 month year) and paid to Landlord on the Commencement Date, and the Term will be extended to terminate on the last day of the calendar month in which the Expiration Date stated in Section 1.5 occurs.
 
2.4.             Net Lease .  This is an absolutely net lease to Landlord.  It is the intent of the parties hereto that the Base Rent payable under this Lease shall be an absolutely net return to Landlord and that Tenant shall pay all costs and expenses relating to the ownership and operation of the Premises and the business carried on therein, unless otherwise expressly provided to the contrary in this Lease.  Any amount or obligation relating to the Premises that is not expressly declared (under this Lease) to be that of Landlord shall be deemed to be an obligation of Tenant to be performed by Tenant, at Tenant’s expense.  It is the intention of the parties hereto that the obligations of Tenant hereunder shall be separate and independent covenants and agreements, that the Base Rent and the Additional Rent shall continue to be payable in all events, and that the obligations of Tenant hereunder shall continue unaffected in all events, unless the requirement to pay or perform the same shall have been specifically terminated pursuant to an express provision of this Lease.
 

 
 
 
 

3.             OPERATING EXPENSES .
 
3.1.             Definitional Terms Relating to Additional Rent .  For purposes of this Section and other relevant provisions of the Lease:
 
3.1.1.             Operating Expenses . The term “ Operating Expenses ” shall mean all costs and expenses paid or incurred by Landlord with respect to, or in connection with, the ownership, repair, restoration, maintenance and operation of the Premises.  Operating Expenses may include, but are not limited to, any or all of the following:  (i) all market-based premiums for commercial property, casualty, general liability, boiler, flood, earthquake, terrorism and all other types of insurance provided by Landlord and relating to the Premises, and all deductibles paid by Landlord pursuant to insurance policies required to be maintained by Landlord under this Lease; (ii) management fees to Landlord or Agent in an amount not to exceed 2% per annum of all Rent due hereunder; (iii) Taxes, as hereinafter defined in Section 3.1.2 (subject, however, to the last sentence of Section 3.1.2 ); (iv) dues, fees or other costs and expenses, of any nature, due and payable to any association or comparable entity to which Landlord, as owner of the Premises, is a member or otherwise belongs and that governs or controls any aspect of the ownership and operation of the Premises; (v) all fees in incurred in connection with the lawn care and landscaping of the Premises; and (vi) any real estate taxes and common area maintenance expenses levied against, or attributable to, the Premises under any declaration of covenants, conditions and restrictions, reciprocal easement agreement or comparable arrangement that encumbers and benefits the Premises and other real property (e.g. a business park).
 
3.1.2.             Taxes .  The term “ Taxes ,” as referred to in Section 3.1.1(iii) above shall mean (i) all governmental taxes, assessments, fees and charges of every kind or nature (other than Landlord’s income taxes), whether general, special, ordinary or extraordinary, due at any time or from time to time, during the Term and any extensions thereof, in connection with the ownership, leasing, or operation of the Premises, or of the personal property and equipment located therein or used in connection therewith; and (ii) any reasonable expenses incurred by Landlord in contesting such taxes or assessments and/or the assessed value of the Premises.  For purposes hereof, Tenant shall be responsible for any Taxes that are due and payable at any time or from time to time during the Term and for any Taxes that are assessed, become a lien, or accrue during any Operating Year, which obligation shall survive the termination or expiration of this Lease.  If Landlord so elects, by delivery of written notice to Tenant at any time during the Term, Tenant shall pay the Taxes directly to the taxing authority(ies), rather than to Landlord for payment to the taxing authority(ies), whereupon Tenant shall be required to pay all Taxes prior to the date on which they become delinquent and Tenant shall deliver to Landlord, promptly after Tenant’s payment of same, reasonable evidence of such payments.
 
3.1.3.             Operating Year .  The term “ Operating Year ” shall mean the calendar year commencing January 1st of each year (including the calendar year within which the Commencement Date occurs) during the Term.
 
3.2.             Payment of Operating Expenses .  Tenant shall pay, as Additional Rent and in accordance with the requirements of Section 3.3 , all of the Operating Expenses, as set forth in Section 3.3 . Additional Rent commences to accrue upon the Commencement Date.  The Operating Expenses payable hereunder for the Operating Years in which the Term begins and ends shall be prorated to correspond to that portion of said Operating Years occurring within the Term.  The Operating Expenses and any other sums due and payable under this Lease shall be adjusted upon receipt of the actual bills therefor, and the obligations of this Section 3 shall survive the termination or expiration of the Lease.
 
3.3.             Payment of Additional Rent .  Landlord shall have the right to reasonably estimate the Operating Expenses for each Operating Year.  Upon Landlord’s or Agent’s notice to Tenant of such estimated amount, Tenant shall pay, on the first day of each month during that Operating Year, an amount (the “ Estimated Additional Rent ”) equal to the estimate of the Operating Expenses divided by 12 (or the fractional portion of the Operating Year remaining at the time Landlord delivers its notice of the estimated amounts due from Tenant for that Operating Year).  If the aggregate amount of Estimated Additional Rent actually paid by Tenant during any Operating Year is less than Tenant’s actual ultimate liability for Operating Expenses for that particular Operating Year, Tenant shall pay the deficiency within thirty (30) days of Landlord’s written demand therefor.  If the aggregate amount of Estimated Additional Rent actually paid by Tenant during a given Operating Year exceeds Tenant’s actual liability for such Operating Year, the excess shall be credited against the Estimated Additional Rent next due from Tenant during the immediately subsequent Operating Year, except that in the event that such excess is paid by Tenant during the final Lease Year, then upon the expiration of the Term, Landlord or Agent shall pay Tenant the then-applicable excess promptly after determination thereof.
 
3.4.             Audit .  As soon as is reasonably practical after each Operating Year, Landlord shall provide Tenant with a statement (a “ Statement ”) setting forth the actual ultimate Additional Rent for the subject Operating Year.  If Tenant disputes the amount set forth in a given Statement, Tenant shall have the right, at Tenant's sole expense, to cause Landlord's books and records
 

 
 
 
 

with respect to the particular Operating Year that is the subject of that particular Statement to be audited (the “ Audit ”) by a certified public accountant mutually acceptable to Landlord and Tenant (the “ Accountant ”), provided Tenant (i) has not defaulted under this Lease and failed to cure such default on a timely basis and (ii)  delivers written notice (an “ Audit Notice ”) to Landlord on or prior to the date that is thirty (30) days after Landlord delivers the Statement in question to Tenant (such 30-day period, the “ Response Period ”).  If Tenant fails to timely deliver an Audit Notice with respect to a given Statement, then Tenant's right to undertake an Audit with respect to that Statement and the Operating Year to which that particular Statement relates shall automatically and irrevocably be waived and such Statement shall be final and binding upon Tenant and shall, as between the parties, be conclusively deemed correct.  If Tenant timely delivers an Audit Notice, Tenant must commence such Audit within thirty (30) days after the Audit Notice is delivered to Landlord, and the Audit must be completed within thirty (30) days of the date on which it is begun.  If Tenant fails, for any reason other than Landlord’s lack of cooperation, to commence and complete the Audit within such periods, the Statement that Tenant elected to Audit shall be deemed final and binding upon Tenant and shall, as between the parties, be conclusively deemed correct.  The Audit shall take place at the offices of Landlord where its books and records are located, at a mutually convenient time during Landlord's regular business hours.  Before conducting the Audit, Tenant must pay the full amount of the Additional Rent billed under the Statement then in question.  Tenant hereby covenants and agrees that the Accountant engaged by Tenant to conduct the Audit shall be compensated on an hourly basis and shall not be compensated based upon a percentage of overcharges it discovers.  If an Audit is conducted in a timely manner, such Audit shall be deemed final and binding upon Landlord and Tenant and shall, as between the parties, be conclusively deemed correct.  If the results of the Audit reveal that the actual ultimate Additional Rent does not equal the aggregate amount of the estimated Additional Rent actually paid by Tenant to Landlord during the Operating Year that is the subject of the Audit, the appropriate adjustment shall be made between Landlord and Tenant, and any payment required to be made by Landlord or Tenant to the other shall be made within thirty (30) days after the Accountant’s determination.  In no event shall this Lease be terminable nor shall Landlord be liable for damages based upon any disagreement regarding an adjustment of the Additional Rent. Tenant agrees that the results of any Audit shall be kept strictly confidential by Tenant and shall not be disclosed to any other person or entity.
 
4.             USE OF PREMISES; SIGNAGE; SECURITY DEPOSIT .
 
4.1.             Use of Premises .  The Premises shall be used by the Tenant for the purpose(s) set forth in Section 1.6 above and for no other purpose whatsoever.  Except as expressly permitted by this Lease, Tenant shall not, at any time, use or occupy, or suffer or permit anyone to use or occupy, the Premises, or do or permit anything to be done in the Premises, in any manner that may (a) violate any Certificate of Occupancy for the Premises; (b) cause, or be liable to cause, injury to, or in any way impair the value or proper utilization of, all or any portion of the Premises (including, but not limited to, the structural elements of the Premises) or any equipment, facilities or systems therein; (c) constitute a violation of the laws and requirements of any public authority or the requirements of insurance bodies or the rules and regulations of the Premises, including any covenant, condition or restriction affecting the Premises; (d) exceed the load bearing capacity of the floor of the Premises; or (e) impair or tend to impair the character, reputation or appearance of the Premises as a commercial warehouse.  On or prior to the date hereof, Tenant has completed and delivered for the benefit of Landlord a “Tenant Operations Inquiry Form” in the form attached hereto as Exhibit B describing the nature of Tenant’s proposed business operations at the Premises, which form is intended to be, and shall be, relied upon by Landlord.  From time to time during the Term (but no more often than once in any twelve month period unless Tenant is in default hereunder or unless Tenant assigns this Lease or subleases all or any portion of the Premises, whether or not in accordance with Section 8) , Tenant shall provide an updated and current Tenant Operations Inquiry Form upon Landlord’s request.
 
4.2.             Signage .  Tenant shall not affix any sign of any size or character to any portion of the Premises, without prior written approval of Landlord, which approval shall not be unreasonably withheld or delayed.  Tenant shall remove all signs of Tenant upon the expiration or earlier termination of this Lease and immediately repair any damage to the Premises caused by, or resulting from, such removal. Notwithstanding the foregoing, Tenant may install a sign at the Premises, at Tenant’s sole cost, in accordance with the signage plan attached hereto as Exhibit F .
 
4.3.             Intentionally omitted .
 
5.             CONDITION AND DELIVERY OF PREMISES .
 
5.1.             Condition of Premises .  Subject to the last sentence of Section 9.1 , Tenant agrees that Tenant is familiar with the condition of the Premises, and Tenant hereby accepts the foregoing on an “AS-IS,” “WHERE-IS” basis.  Tenant acknowledges that neither Landlord nor Agent, nor any representative of Landlord, has made any representation as to the condition of the foregoing or the suitability of the foregoing for Tenant’s intended use.  Tenant represents and warrants that Tenant has made its own inspection of the foregoing.  Neither Landlord nor Agent shall be obligated to make any repairs, replacements or improvements
 

 
 
 
 

(whether structural or otherwise) of any kind or nature to the foregoing in connection with, or in consideration of, this Lease.  Tenant shall construct and install the tenant improvements (“ Tenant Improvements ”), at Tenant’s sole cost and expense, pursuant to the terms and conditions of Exhibit C . Further, any documents that Landlord provided to Tenant prior to the execution of this Lease were furnished to Tenant for information purposes only and without any representation or warranty Landlord with respect thereto, express or implied. The floor capacity of the Premises is 500 pound per square foot live load capacity.
 
5.2.             Delay in Commencement .  
 
5.3.             Memorandum of Commencement Date .  Upon lease execution, and as a condition precedent to such delivery, of the Premises to Tenant, and Tenant shall deliver to Landlord a Confirmation of Commencement Date in substantially the form attached hereto as Exhibit D .
 
6.             SUBORDINATION; ESTOPPEL CERTIFICATES; ATTORNMENT .
 
6.1.             Subordination and Attornment .  This Lease is and shall be subject and subordinate at all times to (a) all ground leases or underlying leases that may now exist or hereafter be executed affecting the Premises and (b) any mortgage or deed of trust that may now exist or hereafter be placed upon, and encumber, any or all of (x) the Premises; (y) any ground leases or underlying leases for the benefit of the Premises; and (z) all or any portion of Landlord’s interest or estate in any of said items.  Tenant shall execute and deliver, within ten (10) days of receipt thereof, and in the form reasonably requested by Landlord (or its lender), any documents evidencing the subordination of this Lease.  Tenant hereby covenants and agrees that Tenant shall attorn to any successor to Landlord.
 
6.2.             Estoppel Certificate .  Tenant agrees, from time to time and within ten (10) days after request by Landlord, to deliver to Landlord, or Landlord’s designee, an estoppel certificate stating such matters pertaining to this Lease as may be reasonably requested by Landlord, so long as such estoppel accurately describes the terms of this Lease.  Failure by Tenant to timely execute and deliver such certificate shall constitute a Default, as defined below (without any obligation to provide any notice thereof or any opportunity to cure such failure to timely perform).
 
6.3.             Transfer by Landlord . In the event of a sale or conveyance by Landlord of the Premises, the same shall operate to release Landlord from any future liability for any of the covenants or conditions, express or implied, herein contained in favor of Tenant and first arising or accruing after the effective date of Landlord’s transfer of its interest in the Premises, and in such event Tenant agrees to look solely to Landlord’s successor in interest (“ Successor Landlord ”) with respect thereto and agrees to attorn to such successor.
 
7.             QUIET ENJOYMENT .  Subject to the provisions of this Lease, so long as Tenant pays all of the Rent and performs all of its other obligations hereunder, Tenant shall not be disturbed in its possession of the Premises by Landlord, Agent or any other person lawfully claiming through or under Landlord.
 
8.             ASSIGNMENT AND SUBLETTING .  Tenant shall not (a) assign (whether directly or indirectly), in whole or in part, this Lease, or (b) allow this Lease to be assigned, in whole or in part, by operation of law or otherwise, including, without limitation, by transfer of a controlling interest ( i.e. greater than a 50% interest) of stock, membership interests or partnership interests, or by merger or dissolution, which transfer of a controlling interest, merger or dissolution shall be deemed an assignment for purposes of this Lease, or (c) mortgage or pledge the Lease, or (d) sublet the Premises, in whole or in part, without (in the case of any or all of (a) through (d) above) the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed; provided, however, subsection (b) shall not apply as long as Tenant is a publicly traded company (i.e. Tenant’s stock is listed on the Nasdaq or similar stock exchange).  Tenant may, however, assign this Lease or sublease a portion of the Premises to a wholly-owned subsidiary, provided that Tenant advises Landlord, in writing, in advance, and otherwise complies with the succeeding provisions of this Section 8 .  In no event shall any assignment or sublease ever release Tenant or any guarantor from any obligation or liability hereunder; and in the case of any assignment, Landlord shall retain all rights with respect to the Security.  Any purported assignment, mortgage, transfer, pledge or sublease made without the prior written consent of Landlord shall be absolutely null and void.  No assignment of this Lease shall be effective and valid unless and until the assignee executes and delivers to Landlord any and all documentation reasonably required by Landlord in order to evidence assignee’s assumption of all obligations of Tenant hereunder.  Regardless of whether or not an assignee or sublessee executes and delivers any documentation to Landlord pursuant to the preceding sentence, any assignee or sublessee shall be deemed to have automatically attorned to Landlord in the event of any termination of this Lease.  If this Lease is assigned, or if the Premises (or any part thereof) are sublet or used or occupied by anyone other than Tenant, whether or not in violation of this Lease, Landlord or Agent may (without prejudice to, or waiver of its rights), collect Rent from the assignee, subtenant
 

 
 
 
 

or occupant.  In the event of an assignment of this Lease and the payment of consideration from the assignee to the Tenant in connection therewith, 50% of such consideration (after deducting Tenant’s actual cost of such assignment or subletting) shall be paid to Landlord.  With respect to the allocable portion of the Premises sublet, in the event that the total rent and any other considerations received under any sublease by Tenant is greater than (on a pro rata and proportionate basis) the total Rent required to be paid, from time to time, under this Lease, Tenant shall pay to Landlord fifty percent (50%) of such excess as received from any subtenant and such amount shall be deemed a component of the Additional Rent. 
 
9.             COMPLIANCE WITH LAWS .
 
9.1.             Compliance with Laws .  Tenant shall, at its sole expense (regardless of the cost thereof), comply with all local, state and federal laws, rules, regulations and requirements now or hereafter in force and all judicial and administrative decisions in connection with the enforcement thereof (collectively, “ Laws ”), whether such Laws (a) pertain to either or both of the Premises and Tenant’s use and occupancy thereof; (b) concern or address matters of an environmental nature; (c) require the making of any structural, unforeseen or extraordinary changes; and (d) involve a change of policy on the part of the body enacting the same, including, in all instances described in (a) through (d), but not limited to, the Americans With Disabilities Act of 1990 (42 U.S.C. Section 12101 et seq .).  If any license or permit is required for the conduct of Tenant’s business in the Premises, Tenant, at its expense, shall procure such license prior to the Commencement Date, and shall maintain such license or permit in good standing throughout the Term.  Tenant and Landlord shall give prompt notice to the other party of any written notice it receives of the alleged violation of any Law or requirement of any governmental or administrative authority with respect to either or both of the Premises and the use or occupation thereof.  Landlord warrants that, as of the date that Landlord executes this Lease, to Landlord’s knowledge, Landlord has not received any notice indicating either the Building or the Premises is/are in violation of any Law or restrictive covenant affecting the Building and the Premises.  As used herein, “Landlord’s knowledge” or words of similar import shall refer only to the actual (as opposed to deemed, imputed or constructive) knowledge of Jeffrey Thomas and Max Wilder without inquiry and, notwithstanding any fact or circumstance to the contrary, shall not be construed to refer to the knowledge of any other person or entity. Notwithstanding the foregoing, Landlord shall be obligated to repair and violations of any Laws that existed prior to the Effective Date of the Lease and was not a result of the Tenant Improvements or otherwise caused by Tenant or any Tenant Parties, provided that Tenant must provide written notice to Landlord of any such violation prior to December 31, 2008.
 
9.2.             Hazardous Materials .  If, at any time or from time to time during the Term (or any extension thereof), any Hazardous Material (defined below) is generated, transported, stored, used, treated or disposed of at, to, from, on or in the Premises by, or as a result of any act or omission of, any or all of Tenant and any or all of Tenant Parties (defined below): (i) Tenant shall, at its own cost, at all times comply (and cause all others to comply) with all Laws relating to Hazardous Materials, and Tenant shall further, at its own cost, obtain and maintain in full force and effect at all times all permits and other approvals required in connection therewith; (ii) Tenant shall promptly provide Landlord or Agent with complete copies of all communications, permits or agreements with, from or issued by any governmental authority or agency (federal, state or local) or any private entity relating in any way to the presence, release, threat of release, or placement of Hazardous Materials on or in the Premises or any portion of the Premises, or the generation, transportation, storage, use, treatment, or disposal at, on, in or from the Premises, of any Hazardous Materials; (iii) Landlord, Agent and their respective agents and employees shall have the right to either or both (x) enter the Premises and (y) conduct appropriate tests, at Tenant’s expense, for the purposes of ascertaining Tenant’s compliance with all applicable Laws or permits relating in any way to the generation, transport, storage, use, treatment, disposal or presence of Hazardous Materials on, at, in or from all or any portion of the Premises; and (iv) upon written request by Landlord or Agent, Tenant shall cause to be performed, and shall provide Landlord with the results of reasonably appropriate tests of air, water or soil to demonstrate that Tenant complies with all applicable Laws or permits relating in any way to the generation, transport, storage, use, treatment, disposal or presence of Hazardous Materials on, at, in or from all or any portion of the Premises.  This Section 9.2 does not authorize the generation, transportation, storage, use, treatment or disposal of any Hazardous Materials at, to, from, on or in the Premises in contravention of this Section 9 .  Tenant covenants to investigate, clean up and otherwise remediate, at Tenant’s sole expense, any release of Hazardous Materials caused, contributed to, or created by any or all of (A) Tenant and (B) any or all of Tenant’s officers, directors, members, managers, partners, invitees, agents, employees, contractors or representatives (collectively, “ Tenant Parties ”) during the Term.  Such investigation and remediation shall be performed only after Tenant has obtained Landlord’s prior written consent; provided, however, that Tenant shall be entitled to respond (in a reasonably appropriate manner) immediately to an emergency without first obtaining such consent.  All remediation shall be performed in strict compliance with Laws and to the reasonable satisfaction of Landlord.  Tenant shall not enter into any settlement agreement, consent decree or other compromise with respect to any claims relating to any Hazardous Materials in any way connected to the Premises without first obtaining Landlord’s written consent (which consent may be given or withheld in Landlord’s sole, but reasonable, discretion) and affording Landlord the reasonable opportunity to participate in any such proceedings.  As used herein, the term, “ Hazardous Materials ,” shall mean any waste, material or substance (whether in the form of liquids, solids or gases, and whether or not airborne) that is or may be deemed to be or include a pesticide, petroleum,
 

 
 
 
 

asbestos, polychlorinated biphenyl, radioactive material, urea formaldehyde or any other pollutant or contaminant that is or may be deemed to be hazardous, toxic, ignitable, reactive, corrosive, dangerous, harmful or injurious, or that presents a risk to public health or to the environment, and that is or becomes regulated by any Law.  The undertakings, covenants and obligations imposed on Tenant under this Section 9.2 shall survive the termination or expiration of this Lease.   Landlord acknowledges and agrees that, as part of the Tenant Improvements, Tenant will be installing an ammonia-based refrigeration system into the Premises (the “ Refrigeration System ”) and, as long as the Refrigeration System complies with any and all applicable governmental rules and regulations and the terms of this Section 9.2 , the presence of the Refrigeration System at the Premises shall not be an Event of Default (hereinafter defined) by Tenant .  Notwithstanding anything to the contrary contained herein, the Tenant shall be solely responsible for causing the Refrigeration System to comply with any and all applicable governmental rules and regulations and the terms of this Section 9.2 .
 
10.             INSURANCE .
 
10.1.             Insurance to be Maintained by Landlord .  Landlord shall maintain:  (a) a commercial property insurance policy covering the Premises (at its full replacement cost), but excluding Tenant’s personal property; (b) commercial general public liability insurance covering Landlord for claims arising out of liability for bodily injury, death, personal injury, advertising injury and property damage occurring in and about the Premises and otherwise resulting from any acts and operations of Landlord, its agents and employees; (c) rent loss insurance; and (d) any other insurance coverage deemed appropriate by Landlord or required by Landlord’s lender.  All of the coverages described in (a) through (d) shall be determined from time to time by Landlord, in its sole discretion.  All insurance maintained by Landlord shall be in addition to and not in lieu of the insurance required to be maintained by the Tenant.
 
10.2.             Insurance to be Maintained by Tenant .  Tenant shall purchase, at its own expense, and keep in force at all times from and after the date of this Lease, the policies of insurance set forth below (collectively, “ Tenant’s Policies ”).  All Tenant’s Policies shall (a) be issued by an insurance company with a Best’s rating of A or better and otherwise reasonably acceptable to Landlord and shall be licensed to do business in the state in which the Premises is located; (b) provide that said insurance shall not be canceled or materially modified unless 30 days’ prior written notice shall have been given to Landlord; (c) provide for deductible amounts that are reasonably acceptable to Landlord (and its lender, if applicable) and (d) otherwise be in such form, and include such coverages, as Landlord may reasonably require.   The Tenant’s Policies described in (i) and (ii) below shall (1 ) provide coverage on an occurrence basis; (2) name Landlord (and its lender, if applicable) as an additional insured; (3) provide coverage, to the extent insurable, for the indemnity obligations of Tenant under this Lease; ( 4 ) contain a separation of insured parties provision; ( 5 ) be primary, not contributing with, and not in excess of, coverage that Landlord may carry; and ( 6 ) provide coverage with no exclusion for a pollution incident arising from a hostile fire.  All Tenant’s Policies (or, at Landlord’s option, Certificates of Insurance and applicable endorsements, including, without limitation,   an "Additional Insured-Managers or Landlords of Premises" endorsement) shall be delivered to Landlord prior to the Commencement Date and renewals thereof shall be delivered to Landlord’s notice addresses at least 30 days prior to the applicable expiration date of each Tenant’s Policy.  In the event that Tenant fails, at any time or from time to time, to comply with the requirements of the preceding sentence and such failure continues for five (5) days after written notice from Landlord,  Landlord may (i) order such insurance and charge the cost thereof to Tenant, which amount shall be payable by Tenant to Landlord upon demand, as Additional Rent or (ii) impose on Tenant, as Additional Rent, a monthly delinquency fee, for each month during which Tenant fails to comply with the foregoing obligation, in an amount equal to five percent (5%) of the monthly Base Rent then in effect.  Tenant shall give prompt notice to Landlord and Agent of any bodily injury, death, personal injury, advertising injury or property damage occurring in and about the Premises.
 
Tenant shall purchase and maintain, throughout the Term, a Tenant’s Policy(ies) of (i) commercial general or excess liability insurance, including personal injury and property damage, in the amount of not less than $2,000,000.00 per occurrence, and $5,000,000.00 annual general aggregate, per location (such limits may be provided through a combination or primary and excess policies); (ii) comprehensive automobile liability insurance covering Tenant against any personal injuries or deaths of persons and property damage based upon or arising out of the ownership, use, occupancy or maintenance of a motor vehicle at the Premises and all areas appurtenant thereto in the amount of not less than $1,000,000, combined single limit; (iii) commercial property insurance covering Tenant’s personal property ; and (iv) workers’ compensation insurance per the applicable state statutes covering all employees of Tenant.
 
10.3.             Waiver of Subrogation .   Notwithstanding anything to the contrary in this Lease, Landlord and Tenant mutually waive their respective rights of recovery against each other and each other’s officers, directors, constituent partners, members, agents and employees, and (to the extent such parties waive their rights of subrogation against Tenant) Tenant further waives such rights against (a) each lessor under any ground or underlying lease encumbering the Premises and (b) each lender under any mortgage or deed of trust or other lien encumbering the Premises (or any portion thereof or interest therein), to the extent any loss
 

 
 
 
 

is insured against or required to be insured against under this Lease, including, but not limited to, losses, deductibles or self-insured retentions covered by Landlord’s or Tenant’s commercial property, general liability, automobile liability or workers’ compensation policies described above,  This provision is intended to waive, fully and for the benefit of each party to this Lease, any and all rights and claims that might give rise to a right of subrogation by any insurance carrier.  Each party shall cause its respective insurance policy(ies) to be endorsed to evidence compliance with such waiver.
 
11.             ALTERATIONS .  Tenant may, from time to time, at its expense, make alterations or improvements in and to the Premises (hereinafter collectively referred to as “ Alterations ”; provided that this term shall not apply to the Tenant Improvements, which are governed by other provisions), provided that Tenant first obtains the written consent of Landlord, which shall not be unreasonably withheld, delayed or conditioned. All of the following shall apply with respect to all Alterations:  (a) the Alterations are non-structural and the structural integrity of the Premises shall not be affected; (b) the proper functioning of the mechanical, electrical, heating, ventilating, air-conditioning (“ HVAC ”), sanitary and other service systems of the Premises shall not be adversely affected; and (c) Tenant shall have appropriate insurance coverage, reasonably satisfactory to Landlord, regarding the performance and installation of the Alterations.  Additionally, before proceeding with any Alterations, Tenant shall (i) at Tenant’s expense, obtain all necessary governmental permits and certificates for the commencement and prosecution of Alterations; (ii) if Landlord’s consent is required for the planned Alteration, submit to Landlord, for its written approval, working drawings, plans and specifications and all permits for the work to be done and Tenant shall not proceed with such Alterations until it has received Landlord’s approval (if required), , which shall not be unreasonably withheld, delayed or conditioned, and which shall be given or declined within ten (10) business days.  If Landlord declined to give its consent Landlord shall provide the reasons with reasonably specificity, and Tenant may resubmit a request for approval which addresses such reasons, which shall again but subject to the above-referenced 10-day provision; and (iii) cause any contractors or others engaged to perform the Alterations to deliver to Landlord certificates of insurance (in a form reasonably acceptable to Landlord) evidencing policies of commercial general liability insurance (providing the same coverages as required in Section 10 above) and workers’ compensation insurance.  Such insurance policies shall satisfy the obligations imposed under Section 10 .  Tenant shall cause the Alterations to be performed in compliance with all applicable permits, Laws and requirements of public authorities, and any other reasonably restrictions that Landlord may impose on the Alterations.  Tenant shall cause the Alterations to be diligently performed in a good and workmanlike manner, using new materials and equipment at least equal in quality and class to the standards for the Premises established by Landlord.  With respect to any and all Alterations for which Landlord’s consent is required, Tenant shall provide Landlord with “as built” plans, copies of all construction contracts, governmental permits and certificates and proof of payment for all labor and materials, including, without limitation, copies of paid invoices and final lien waivers.  If Landlord’s consent to any Alterations is required, and Landlord provides that consent, then at the time Landlord so consents, Landlord shall also advise Tenant whether or not Landlord shall require that Tenant remove such Alterations at the expiration or termination of this Lease.  
 
12.             LANDLORD’S AND TENANT’S PROPERTY .  All fixtures, machinery, equipment, improvements and appurtenances built into the Premises at the commencement of, or during the Term, whether or not placed there by or at the expense of Tenant, shall become and remain a part of the Premises; shall be deemed the property of Landlord (the “ Landlord’s Property ”), without compensation or credit to Tenant; and shall not be removed by Tenant at the Expiration Date unless Landlord requires their removal (including, but not limited to, Alterations pursuant to Section 10.3 ).  Further, any personal property in the Premises on the Commencement Date, movable or otherwise, unless installed and paid for by Tenant, shall also constitute Landlord’s Property and shall not be removed by Tenant.  Notwithstanding the foregoing, the Tenant Improvements shall not constitute Landlord’s Property.  In no event shall Tenant remove any of the following materials or equipment without Landlord’s prior written consent (which consent may be given or withheld in Landlord’s sole discretion):  any power wiring or power panels, lighting or lighting fixtures, wall or window coverings, carpets or other floor coverings, heaters, air conditioners or any other HVAC equipment, fencing or security gates, or other similar building operating equipment and decorations. At or before the Expiration Date, or the date of any earlier termination, Tenant, at its expense, shall remove from the Premises all of Tenant’s personal property and any Alterations that Landlord requires be removed pursuant to Section 10.3, and Tenant shall repair (to Landlord’s reasonable satisfaction) any damage to the Premises resulting from either or both of such installation and removal.  Any other items of Tenant’s personal property that remain in the Premises after the Expiration Date, or following an earlier termination date, may, at the option of Landlord, be deemed to have been abandoned, and in such case, such items may be retained by Landlord as its property or be disposed of by Landlord, in Landlord’s sole and absolute discretion and without accountability, at Tenant’s expense.  Notwithstanding the foregoing, if Tenant is in default beyond any applicable cure period provided herein and under the terms of this Lease, Tenant may remove Tenant’s personal property from the Premises only upon the express written direction of Landlord.  The foregoing sentence shall not apply to Tenant’s inventory.
 

 
 
 
 

13.             REPAIRS AND MAINTENANCE .
 
13.1.             Tenant Responsibilities .  Tenant acknowledges that, with full awareness of its obligations under this Lease, Tenant has accepted the condition, state of repair and appearance of the Premises.  Except for events of damage, destruction or casualty to the Premises (as addressed in Section 18 below), Tenant agrees that, at its sole expense, it shall put, keep and maintain the Premises, including any Alterations and any altered, rebuilt, additional or substituted buildings, structures and other improvements thereto or thereon, in a good and safe condition, repair and appearance (collectively, the “ Required Condition ”) and shall make all repairs and replacements necessary therefore.  Without limiting the foregoing, Tenant shall promptly make all structural and nonstructural, foreseen and unforeseen, ordinary and extraordinary changes, replacements and repairs of every kind and nature, and correct any patent or latent defects in the Premises, which may be required to put, keep and maintain the Premises in the Required Condition.  Tenant will keep the Premises orderly and free and clear of rubbish.  Tenant covenants to perform or observe all terms, covenants and conditions of any easement, restriction, covenant, declaration or maintenance agreement (collectively, “ Easements ”) to which the Premises are currently subject or become subject pursuant to this Lease, whether or not such performance is required of Landlord under such Easements, including, without limitation, payment of all amounts due from Landlord or Tenant (whether as assessments, service fees or other charges) under such Easements.  Each party shall deliver to the other party promptly, but in no event later than five (5) business days after receipt thereof, copies of all written notices received from any party thereto regarding the non-compliance of the Premises or Landlord’s or Tenant’s performance of obligations under any Easements.  Tenant shall, at its expenses, use reasonable efforts to enforce compliance with any Easements benefiting the Premises by any other person or entity or property subject to such Easement.   Landlord shall not be required to maintain, repair or rebuild, or to make any alterations, replacements or renewals of any nature to the Premises, or any part thereof, whether ordinary or extraordinary, structural or nonstructural, foreseen or not foreseen, or to maintain the Premises or any part thereof in any way or to correct any patent or latent defect therein.  Tenant hereby expressly waives any right to make repairs at the expense of Landlord which may be provided for in any Law in effect at the Effective Date of the Lease or that may thereafter be enacted.  If Tenant shall vacate or abandon the Premises, it shall give Landlord immediate written notice thereof. Notwithstanding anything to the contrary contained herein, Landlord shall be responsible for the lawn care and landscaping and Tenant shall be solely responsible, at Tenant’s sole cost, for snow removal at the Premises and maintenance of the fire maintenance systems of the Premises.
 
13.2.             HVAC Maintenance Contract .  Tenant shall also maintain, in full force and effect, a preventative maintenance and service contract with a reputable service provider for maintenance of any of the HVAC systems of the Premises (the “ HVAC Maintenance Contract ”).  The terms and provisions of any such HVAC Maintenance Contract shall require that the service provider maintain the Premises’ HVAC system in accordance with the manufacturer’s recommendations and otherwise in accordance with normal, customary and reasonable practices in the geographic area in which the Premises is located and for HVAC systems comparable to the Premises’ HVAC system. Within 30 days following the Commencement Date, Tenant shall procure and deliver to Landlord the HVAC Maintenance Contract for any HVAC systems currently existing. In the event Tenant installs any additional HVAC systems at the Premises, Tenant shall obtain a HVAC Maintenance Contract for such HVAC systems.  Thereafter, Tenant shall provide to Landlord a copy of renewals or replacements of such HVAC Maintenance Contract no later than 30 days prior to the then-applicable expiry date of the existing HVAC Maintenance Contract.  If Tenant fails to timely deliver to Landlord the HVAC Maintenance Contract (or any applicable renewal or replacement thereof), then Landlord shall have the right to contract directly for the periodic maintenance of the HVAC systems in the Premises and to charge the cost thereof back to Tenant as Additional Rent.
 
14.             UTILITIES .  Tenant shall purchase all utility services and shall provide for scavenger, cleaning and extermination services.  Tenant shall pay the utility charges for the Premises directly to the utility or municipality providing such service, all charges shall be paid by Tenant before they become delinquent.  Tenant shall be solely responsible for the repair and maintenance of any meters necessary in connection with such services.  Tenant’s use of electrical energy in the Premises shall not, at any time, exceed the capacity of either or both of (x) any of the electrical conductors and equipment in or otherwise servicing the Premises; and (y) the HVAC systems of the Premises.
 
15.             INVOLUNTARY CESSATION OF SERVICES .  Landlord reserves the right, without any liability to Tenant and without affecting Tenant’s covenants and obligations hereunder, to stop service of any or all of the HVAC, electric, sanitary, elevator (if any), and other systems serving the Premises, or to stop any other services required by Landlord under this Lease, whenever and for so long as may be necessary by reason of (i) accidents, emergencies, strikes, or (ii) any other cause beyond Landlord’s reasonable control , if and only if all of such stoppages are believed to be, in Landlord’s discretion, absolutely necessary to effect any repairs to the Premises or if Landlord is requested or required by any governmental or quasi-governmental authority to stop such services .  Further, it is also understood and agreed that Landlord or Agent shall have no liability or responsibility for a cessation of services to the Premises that occurs as a result of causes beyond Landlord’s or Agent’s reasonable control.  No such interruption of service shall be deemed an eviction or disturbance of Tenant’s use and possession of the Premises or any part thereof, or render Landlord or Agent liable to Tenant for damages, or relieve Tenant from performance of Tenant’s obligations under this Lease, including, but not limited to, the obligation to pay Rent; provided, however, that if any interruption of services persists for a period in excess of five (5) consecutive business days Tenant shall, as Tenant’s sole remedy, be entitled to a proportionate abatement of Rent to the extent, if any, of any actual loss of use of the Premises by Tenant.
 

 
 
 
 
 
16.             LANDLORD’S RIGHTS .  Landlord, Agent and their respective agents, employees and representatives shall have the right to enter and/or pass through the Premises at any time or times upon reasonable prior notice (except in the event of emergency) to examine and inspect the Premises and to show them to actual and prospective lenders, prospective purchasers or mortgagees of the Premises or providers of capital to Landlord and its affiliates; and in connection with the foregoing, to install a sign at or on the Premises to advertise the Premises for lease or sale; during the period of six months prior to the Expiration Date (or at any time, if Tenant has vacated or abandoned the Premises or is otherwise in default under this Lease), Landlord and its agents may exhibit the Premises to prospective tenants.  Additionally, Landlord and Agent shall have the following rights with respect to the Premises, exercisable without notice to Tenant, without liability to Tenant, and without being deemed an eviction or disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for setoff or abatement of Rent:  (i) to have pass keys, access cards, or both, to the Premises; and (ii) to decorate, remodel, repair, alter or otherwise prepare the Premises for reoccupancy at any time after Tenant vacates or abandons the Premises for more than 30 consecutive days or without notice to Landlord of Tenant’s intention to reoccupy the Premises.
 
17.             NON-LIABILITY AND INDEMNIFICATION .
 
17.1.             Non-Liability .  None of Landlord, Agent, any other managing agent, or their respective affiliates, owners, partners, directors, officers, agents and employees shall be liable to Tenant for any loss, injury, or damage, to Tenant or to any other person, or to its or their property, irrespective of the cause of such injury, damage or loss; provided, however, that the preceding limitation shall not be construed to limit or negate Landlord’s obligations under Section 17.3 below.  In the event that Landlord’s indemnity under Section 17.3 is applicable, it shall apply only as and to the specific extent expressly provided in Section 17.3 .  Further, none of Landlord, Agent, any other managing agent, or their respective affiliates, owners, partners, directors, officers, agents and employees shall be liable to Tenant (a) for any damage caused by other persons in, upon or about the Premises, or caused by operations in construction of any public or quasi-public work; (b) for consequential or indirect damages, including those purportedly arising out of any loss of use of the Premises or any equipment or facilities therein by Tenant or any person claiming through or under Tenant; (c) for any defect in the Premises; or (d) for injury or damage to person or property caused by fire, or theft, or resulting from the operation of heating or air conditioning or lighting apparatus, or from falling plaster, or from steam, gas, electricity, water, rain, snow, ice, or dampness, that may leak or flow from any part of the Premises, or from the pipes, appliances or plumbing work of the same.
 
17.2.             Tenant Indemnification .  Except in the event of, and to the extent of, Landlord’s negligence, sole negligence or willful misconduct, Tenant hereby indemnifies, defends, and holds Landlord, Agent, Landlord’s members and their respective affiliates, owners, partners, members, directors, officers, agents and employees (collectively, “ Landlord Indemnified Parties ”) harmless from and against any and all Losses (defined below) arising from or in connection with any or all of:  (a) the conduct or management of the Premises or any business therein, or any work or Alterations done, or any condition created by any or all of Tenant and Tenant Parties in or about the Premises during the Term or during the period of time, if any, prior to the Commencement Date that Tenant has possession of, or is given access to the Premises; (b) any act, omission or negligence of any or all of Tenant and Tenant Parties; (c) any accident, injury or damage whatsoever occurring in, at or upon the Premises and caused by any or all of Tenant and Tenant Parties; (d) any breach by Tenant of any or all of its warranties, representations and covenants under this Lease; (e) any actions necessary to protect Landlord’s interest under this Lease in a bankruptcy proceeding or other proceeding initiated by or against Tenant under the Bankruptcy Code; (f) the creation or existence of any Hazardous Materials in, at, on or under the Premises, if and to the extent brought to the Premises or caused by Tenant or any party within Tenant’s control; and (g) any violation or alleged violation by any or all of Tenant and Tenant Parties of any Law (collectively, “ Tenant’s Indemnified Matters ”).  In case any action or proceeding is brought against any or all of Landlord and the Landlord Indemnified Parties by reason of any of Tenant’s Indemnified Matters, Tenant, upon notice from any or all of Landlord, Agent or any Superior Party (defined below), shall resist and defend such action or proceeding by counsel reasonably satisfactory to Landlord.  The term “ Losses ” shall mean all claims, demands, expenses, actions, judgments, damages (actual, but not consequential), penalties, fines, liabilities, losses of every kind and nature, suits, administrative proceedings, costs and fees, including, without limitation, attorneys’ and consultants’ reasonable fees and expenses, and the costs of cleanup, remediation, removal and restoration, that are in any way related to any matter covered by the foregoing indemnity.  The provisions of this Section 17.2 shall survive the expiration or termination of this Lease.
 
17.3.             Landlord Indemnification .  Landlord hereby indemnifies, defends and holds Tenant harmless from and against any and all Losses actually suffered or incurred by Tenant as the sole and direct result of any negligent, willful or intentional acts or omissions of any or all of Landlord, Agent and any parties within the direct and sole control of either or both of Landlord and Agent.  Notwithstanding anything to the contrary set forth in this Lease, however, in all events and under all circumstances, the liability of Landlord to Tenant, whether under this Section 17.3 or any other provision of this Lease, shall be limited to the interest of Landlord in the Premises, and Tenant agrees to look solely to Landlord’s interest in the Premises for the recovery of any judgment or award against Landlord, it being intended that Landlord shall not be personally liable for any judgment or deficiency.  The provisions of this Section 17.3 shall survive the expiration or termination of this Lease.

 
 
 
 
 
17.4.             Force Majeure .  Each of the obligations of Tenant (except the obligation to pay Rent and the obligation to maintain insurance, and provide evidence thereof, in accordance with Section 10.2 ) and each of the obligations of Landlord, shall be excused, and neither Landlord nor Tenant shall have any liability whatsoever to the other, to the extent that any failure to perform, or delay in performing such obligation arises out of either or both of (a) any labor dispute, governmental preemption of property in connection with a public emergency or shortages of fuel, supplies, or labor, or any other cause, whether similar or dissimilar, beyond Landlord’s or Tenant’s, as the case may be, reasonable control; or (b) any failure or defect in the supply, quantity or character of utilities furnished to the Premises, or by reason of any requirement, act or omission of any public utility or others serving the Premises, beyond Landlord’s or Tenant’s, as the case may be, reasonable control.
 
18.             DAMAGE OR DESTRUCTION .
 
18.1.             Notification and Repair; Rent Abatement .  Tenant shall give prompt notice to Landlord and Agent of (a) any fire or other casualty to the Premises, and (b) any damage to, or defect in, any part or appurtenance of the Premises’ sanitary, electrical, HVAC, or other systems.  In the event that, as a result of Tenant’s failure to promptly notify Landlord pursuant to the preceding sentence, Landlord’s insurance coverage is compromised or adversely affected, then Tenant is and shall be responsible for the payment to Landlord of any insurance proceeds that Landlord’s insurer fails or refuses to pay to Landlord as a result of the delayed notification.  Subject to the provisions of Section 18.2 below, if the Premises is damaged by fire or other insured casualty,   Landlord shall repair (or cause Agent to repair) the damage and restore and rebuild the Premises (except Tenant’s personal property) with reasonable dispatch after the adjustment of the insurance proceeds attributable to such damage.  Landlord (or Agent, as the case may be) shall use its diligent, good faith efforts to make such repair or restoration promptly and in such manner as not to unreasonably interfere with Tenant’s use and occupancy of the Premises, but Landlord or Agent shall not be required to do such repair or restoration work except during normal business hours of business days.  Provided that any damage to the Premises is not caused by, or is not the result of acts or omissions by, any or all of Tenant and Tenant Parties, if the Premises are partially damaged by fire or other casualty, the Rent shall be proportionally abated to the extent of any actual loss of use of the Premises by Tenant.
 
18.2.             Total Destruction .  If the Premises shall be totally destroyed by fire or other casualty, or if the Premises shall be so damaged by fire or other casualty that (in the reasonable opinion of a reputable contractor or architect designated by Landlord):  (i) its repair or restoration requires more than one hundred eighty (180) days or (ii) such repair or restoration requires the expenditure of more than fifty percent (50%) of the full insurable value of the Premises immediately prior to the casualty, Landlord and Tenant shall each have the option to terminate this Lease (by so advising the other, in writing) within ten (10) days after said contractor or architect delivers written notice of its opinion to Landlord and Tenant, but in all events prior to the commencement of any restoration of the Premises by Landlord.  Additionally, if the damage (x) is less than the amount stated in (ii) above, but more than ten percent (10%) of the full insurable value of the Premises; and (y) occurs during the last two years of Lease Term, then Landlord, but not Tenant, shall have the option to terminate this Lease pursuant to the notice and within the time period established pursuant to the immediately preceding sentence.  In the event of a termination pursuant to either of the preceding two (2) sentences, the termination shall be effective as of the date upon which either Landlord or Tenant, as the case may be, receives timely written notice from the other terminating this Lease pursuant to the preceding sentence.  If neither Landlord nor Tenant timely delivers a termination notice, this Lease shall remain in full force and effect.  Notwithstanding the foregoing, if (A) any holder of a mortgage or deed of trust encumbering the Premises or landlord pursuant to a ground lease encumbering the Premises (collectively, “ Superior Parties ”) or other party entitled to the insurance proceeds fails to make such proceeds available to Landlord in an amount sufficient for restoration of the Premises, or (B) the issuer of any commercial property insurance policies on the Premises fails to make available to Landlord sufficient proceeds for restoration of the Premises, then Landlord may, at Landlord’s sole option, terminate this Lease by giving Tenant written notice to such effect within thirty (30) days after Landlord receives notice from the Superior Party or insurance company, as the case may be, that such proceeds shall not be made available, in which event the termination of this Lease shall be effective as of the date Tenant receives written notice from Landlord of Landlord’s election to terminate this Lease.  Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease by virtue of any delays in completion of repairs and restoration.  For purposes of this Section 18.2 only, “ full insurable value ” shall mean replacement cost, less the cost of footings, foundations and other structures below grade.
 
19.             EMINENT DOMAIN .  If the whole, or any substantial (as reasonably determined by Landlord) portion, of the Premises is taken or condemned for any public use under any Law or by right of eminent domain, or by private purchase in lieu thereof, and such taking would prevent or materially interfere with the Permitted Use of the Premises, this Lease shall terminate effective when the physical taking of said Premises occurs.  If less than a substantial portion of the Premises is so taken or condemned,
 

 
 
 
 

or if the taking or condemnation is temporary (regardless of the portion of the Premises affected), this Lease shall not terminate, but the Rent payable hereunder shall be proportionally abated to the extent of any actual loss of use of the Premises by Tenant.  Landlord shall be entitled to any and all payment, income, rent or award, or any interest therein whatsoever, which may be paid or made in connection with such a taking or conveyance, and Tenant shall have no claim against Landlord for the value of any unexpired portion of this Lease.  Notwithstanding the foregoing, any compensation specifically and independently awarded to Tenant for loss of business or goodwill, or for its personal property, shall be the property of Tenant.
 
20.             SURRENDER AND HOLDOVER .  On the last day of the Term, or upon any earlier termination of this Lease, or upon any re-entry by Landlord upon the Premises:  (a) Tenant shall quit and surrender the Premises to Landlord “broom-clean” (as defined by Exhibit E attached hereto and incorporated herein by reference), and in a condition that would reasonably be expected with normal and customary use in accordance with prudent operating practices and in accordance with the covenants and requirements imposed under this Lease, subject only to ordinary wear and tear (as is attributable to deterioration by reason of time and use, in spite of Tenant’s reasonable care) and such damage or destruction as Landlord is required to repair or restore under this Lease; provided, however, Tenant shall remove all of the Tenant Improvements and restore the Premises to a dry, shell condition, including without limitation, the removal of the Refrigeration Systems and structures (provided, however, the floors of the freezer, cooler and/or cold dock areas may remain so long as there is no evidence of heaving or buckling and the floor load is equal to or exceeds the design parameters of the rest of the warehouse floor), lawfully disposing of any and all of the ammonia or other chemicals that supply the Refrigeration System (in accordance with any and all applicable laws), returning the sprinklers to their original condition and capping any and all floor piping; (b) Tenant shall remove all of Tenant’s personal property therefrom, except as otherwise expressly provided in this Lease; and (c) Tenant shall surrender to Landlord any and all keys, access cards, computer codes or any other items used to access the Premises.  Landlord shall be permitted to inspect the Premises in order to verify compliance with this Section 20 at any time prior to (x) the Expiration Date, (y) the effective date of any earlier termination of this Lease, or (z) the surrender date otherwise agreed to in writing by Landlord and Tenant.  The obligations imposed under the first sentence of this Section 20 shall survive the termination or expiration of this Lease.  If Tenant remains in possession after the Expiration Date hereof or after any earlier termination date of this Lease or of Tenant’s right to possession:  (i)  Tenant shall be deemed a tenant-at-will;  (ii) Tenant shall pay 150% of the aggregate of all Rent last prevailing hereunder, and also shall pay all actual damages sustained by Landlord, directly by reason of Tenant’s remaining in possession after the expiration or termination of this Lease;  (iii) there shall be no renewal or extension of this Lease by operation of law; and (iv) the tenancy-at-will may be terminated by either party hereto upon 30 days’ prior written notice given by the terminating party to the non-terminating party.  The provisions of this Section 20 shall not constitute a waiver by Landlord of any re-entry rights of Landlord provided hereunder or by law.
 
21.             EVENTS OF DEFAULT .
 
21.1.             Bankruptcy of Tenant .  It shall be a default by Tenant under this Lease (“ Default ” or “ Event of Default ”) if Tenant makes an assignment for the benefit of creditors, or files a voluntary petition under any state or federal bankruptcy (including the United States Bankruptcy Code) or insolvency law, or an involuntary petition is filed against Tenant under any state or federal bankruptcy (including the United States Bankruptcy Code) or insolvency law that is not dismissed within ninety (90) days after filing, or whenever a receiver of Tenant, or of, or for, the property of Tenant shall be appointed, or Tenant admits it is insolvent or is not able to pay its debts as they mature.
 
21.2.             Default Provisions .  In addition to any Default arising under Section 21.1 above, each of the following shall constitute a Default:  (a) if Tenant fails to pay Rent or any other payment when due hereunder within five days after written notice from Landlord of such failure to pay on the due date; provided, however, that if in any consecutive twelve (12) month period, Tenant shall, on two (2) separate occasions, fail to pay any installment of Rent on the date such installment of Rent is due, then, on the third such occasion and on each occasion thereafter on which Tenant shall fail to pay an installment of Rent on the date such installment of Rent is due, Landlord shall be relieved from any obligation to provide notice to Tenant, and Tenant shall then no longer have a five (5) day period in which to cure any such failure; (b) if Tenant fails, whether by action or inaction, to timely comply with, or satisfy, any or all of the obligations imposed on Tenant under this Lease (other than the obligation to pay Rent) for a period of thirty (30) days after Landlord’s delivery to Tenant of written notice of such default under this Section 21.2(b) ; provided, however, that if the default cannot, by its nature, be cured within such thirty (30) day period, but Tenant commences and diligently pursues a cure of such default promptly within the initial thirty (30) day cure period, then Landlord shall not exercise its remedies under Section 22 unless such default remains uncured for more than sixty (60) days after the initial delivery of Landlord’s original default notice; and, at Landlord’s election, (c) if Tenant vacates or abandons the Premises during the Term.
 

 
 
 
 
 
22.             RIGHTS AND REMEDIES .
 
22.1.             Landlord’s Cure Rights Upon Default of Tenant .  If a Default occurs, then Landlord may (but shall not be obligated to) cure or remedy the Default for the account of, and at the expense of, Tenant, but without waiving such Default.
 
22.2.             Landlord’s Remedies .  In the event of any Default by Tenant under this Lease, Landlord, at its option, may, in addition to any and all other rights and remedies provided in this Lease or otherwise at law or in equity, do or perform any or all of the following:
 
22.2.1.          Terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession to Landlord.  In such event, Landlord shall be entitled to recover from Tenant all of:  (i) the unpaid Rent that is accrued and unpaid as of the date on which this Lease is terminated; (ii) the worth, at the time of award, of the amount by which (x) the unpaid Rent that would otherwise be due and payable under this Lease (had this Lease not been terminated) for the period of time from the date on which this Lease is terminated through the Expiration Date exceeds (y) the amount of such rental loss that the Tenant proves could have been reasonably avoided; and (iii) any other amount necessary to compensate Landlord for all the detriment proximately caused by the Tenant’s failure to perform its obligations under this Lease or which, in the ordinary course of events, would be likely to result therefrom, including but not limited to, the cost of recovering possession of the Premises, expenses of reletting, including renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing commission paid by Landlord in connection with this Lease applicable to the unexpired Term (as of the date on which this Lease is terminated).  The worth, at the time of award, of the amount referred to in provision (ii) of the immediately preceding sentence shall be computed by discounting such amount at the current yield, as of the date on which this Lease is terminated under this Section 22.2.1 , on United States Treasury Bills having a maturity date closest to the stated Expiration Date of this Lease, plus one percent per annum.  Efforts by Landlord to mitigate damages caused by Tenant’s Default shall not waive Landlord’s right to recover damages under this Section 22.2 .  If this Lease is terminated through any unlawful entry and detainer action, Landlord shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable in such action, or Landlord may reserve the right to recover all or any part of such Rent and damages in a separate suit; or
 
22.2.2.          Continue the Lease and either (a) continue Tenant’s right to possession or (b) terminate Tenant’s right to possession and in the case of either (a) or (b), recover the Rent as it becomes due.  Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Landlord’s interests shall not constitute a termination of the Tenant’s right to possession; or
 
22.2.3.          Pursue any other remedy now or hereafter available under the laws of the state in which the Premises are located.
 
22.2.4.          Without limitation of any of Landlord’s rights in the event of a Default by Tenant, Landlord may also exercise its rights and remedies with respect to any Security under Section 4.3 above.
 
Any and all personal property of Tenant that may be removed from the Premises by Landlord pursuant to the authority of this Lease or of law may be handled, removed or stored by Landlord at the sole risk, cost and expense of Tenant, and in no event or circumstance shall Landlord be responsible for the value, preservation or safekeeping thereof.  Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges for such property of Tenant so long as the same shall be in Landlord’s possession or under Landlord’s control.  Any such property of Tenant not removed from the Premises as of the Expiration Date or any other earlier date on which this Lease is terminated shall be conclusively presumed to have been conveyed by Tenant to Landlord under this Lease as in a bill of sale, without further payment or credit by Landlord to Tenant.  Neither expiration or termination of this Lease nor the termination of Tenant’s right to possession shall relieve Tenant from its liability under the indemnity provisions of this Lease.
 
22.3.             Additional Rights of Landlord .  All sums advanced by Landlord or Agent on account of Tenant under this Section, or pursuant to any other provision of this Lease, and all Base Rent and Additional Rent, if delinquent or not paid by Tenant and received by Landlord when due hereunder, shall bear interest (“ Default Interest ”) at the rate of five percent (5%) per annum above the “prime” or “reference” or “base” rate (on a per annum basis) of interest publicly announced as such, from time to time, by the JPMorgan Chase Bank, NA, or its successor, from the due date thereof until paid, and such interest shall be and constitute Additional Rent and be due and payable upon Landlord’s or Agent’s submission of an invoice therefor.  The various rights, remedies and elections of Landlord reserved, expressed or contained herein are cumulative and no one of them shall be deemed to be exclusive of the others or of such other rights, remedies, options or elections as are now or may hereafter be conferred upon Landlord by law.
 

 
 
 
 
 
22.4.             Event of Bankruptcy .  In addition to, and in no way limiting the other remedies set forth herein, Landlord and Tenant agree that if Tenant ever becomes the subject of a voluntary or involuntary bankruptcy, reorganization, composition, or other similar type proceeding under the federal bankruptcy laws, as now enacted or hereinafter amended, then:  (a) “adequate assurance of future performance” by Tenant pursuant to Bankruptcy Code Section 365 will include (but not be limited to) payment of an additional/new security deposit in the amount of three times the then current Base Rent payable hereunder; (b) any person or entity to which this Lease is assigned, pursuant to the provisions of the Bankruptcy Code, shall be deemed, without further act or deed, to have assumed all of the obligations of Tenant arising under this Lease on and after the effective date of such assignment, and any such assignee shall, upon demand by Landlord, execute and deliver to Landlord an instrument confirming such assumption of liability; (c) notwithstanding anything in this Lease to the contrary, all amounts payable by Tenant to or on behalf of Landlord under this Lease, whether or not expressly denominated as “Rent”, shall constitute “rent” for the purposes of Section 502(b)(6) of the Bankruptcy Code; and (d) if this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other considerations payable or otherwise to be delivered to Landlord or Agent (including Base Rent, Additional Rent and other amounts hereunder), shall be and remain the exclusive property of Landlord and shall not constitute property of Tenant or of the bankruptcy estate of Tenant.  Any and all monies or other considerations constituting Landlord’s property under the preceding sentence not paid or delivered to Landlord or Agent shall be held in trust by Tenant or Tenant’s bankruptcy estate for the benefit of Landlord and shall be promptly paid to or turned over to Landlord.
 
22.5.            WAIVER OF NOTICE UNDER PENNSYLVANIA LANDLORD AND TENANT ACT .  IF PROCEEDINGS ARE COMMENCED BY LANDLORD TO RECOVER POSSESSION UNDER THE ACTS OF ASSEMBLY AND RULES OF CIVIL PROCEDURE, UPON THE EXPIRATION OR EARLIER TERMINATION OF THE TERM, OR FOR NON-PAYMENT OF RENT OR ANY OTHER REASON, TENANT SPECIFICALLY WAIVES THE RIGHT TO THE NOTICES REQUIRED BY THE LANDLORD AND TENANT ACT OF 1951, AS THE SAME MAY BE AMENDED, AND AGREES THAT TEN ( 10 ) DAYS' NOTICE SHALL BE SUFFICIENT IN ALL CASES, EXCEPT WHERE OTHERWISE PROVIDED HEREIN.
 
23.             BROKER .  Tenant covenants, warrants and represents that the broker set forth in Section 1.7(A) was the only broker to represent Tenant in the negotiation of this Lease (“ Tenant’s Broker ”).  Landlord covenants, warrants and represents that the broker set forth in Section 1.7(B) was the only broker to represent Landlord in the negotiation of this Lease (“ Landlord’s Broker ”).  Landlord shall be solely responsible for paying the commission of Landlord’s Broker and Tenant’s Broker.  Each party agrees to and hereby does defend, indemnify and hold the other harmless against and from any brokerage commissions or finder’s fees or claims therefor by a party claiming to have dealt with the indemnifying party and all costs, expenses and liabilities in connection therewith, including, without limitation, reasonable attorneys’ fees and expenses, for any breach of the foregoing.  The foregoing indemnification shall survive the termination or expiration of this Lease.
 
24.             MISCELLANEOUS .
 
24.1.             Merger .  All prior understandings and agreements between the parties are merged in this Lease, which alone fully and completely expresses the agreement of the parties.  No agreement shall be effective to modify this Lease, in whole or in part, unless such agreement is in writing, and is signed by the party against whom enforcement of said change or modification is sought.
 
24.2.             Notices .  Any notice required to be given by either party pursuant to this Lease, shall be in writing and shall be deemed to have been properly given, rendered or made only if (a) personally delivered, or (b) if sent by Federal Express or other comparable commercial overnight delivery service, or (c) sent by certified mail, return receipt requested and postage prepaid addressed (in the case of any or all of (a), (b) and (c) above) to the other party at the addresses set forth below each party’s respective signature block (or to such other address as Landlord or Tenant may designate to each other from time to time by written notice), and shall be deemed to have been given, rendered or made (i) on the day so delivered or (ii) in the case of overnight courier delivery on the first business day after having been deposited with the courier service, and (iii) in the case of certified mail, on the third (3 rd ) business day after deposit with the U.S. Postal Service, postage prepaid.
 
24.3.             Non-Waiver .  The failure of either party to insist, in any one or more instances, upon the strict performance of any one or more of the obligations of this Lease, or to exercise any election herein contained, shall not be construed as a waiver or relinquishment for the future of the performance of such one or more obligations of this Lease or of the right to exercise such election, but the Lease shall continue and remain in full force and effect with respect to any subsequent breach, act or omission.  The receipt and acceptance by Landlord or Agent of Base Rent or Additional Rent with knowledge of any breach by Tenant of any obligation of this Lease shall not be deemed a waiver of such breach.
 

 
 
 
 
24.4.             Legal Costs .  Any party in breach or default under this Lease (the “ Defaulting Party ”) shall reimburse the other party (the “ Nondefaulting Party ”) upon demand for any legal fees and court (or other administrative proceeding) costs or expenses that the Nondefaulting Party incurs in connection with the breach or default, regardless whether suit is commenced or judgment entered.  Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise.  Furthermore, in the event of litigation, the court in such action shall award to the party in whose favor a judgment is entered a reasonable sum as attorneys’ fees and costs, which sum shall be paid by the losing party. Tenant shall pay Landlord’s attorneys’ reasonable fees incurred in connection with Tenant’s request for Landlord’s consent under provisions of this Lease governing assignment and subletting, or in connection with any other act which Tenant proposes to do and which requires Landlord’s consent.
 
24.5.             Parties Bound .  Except as otherwise expressly provided for in this Lease, this Lease shall be binding upon, and inure to the benefit of, the successors and assignees of the parties hereto.  Tenant hereby releases Landlord named herein from any obligations of Landlord for any period subsequent to the conveyance and transfer of Landlord’s ownership interest in the Premises.  In the event of such conveyance and transfer, Landlord’s obligations hereunder shall thereafter be binding upon each transferee (whether Successor Landlord or otherwise).  No obligation of Landlord shall arise under this Lease until the instrument is signed by, and delivered to, both Landlord and Tenant.
 
24.6.             Recordation of Lease .  Tenant shall not record or file this Lease (or any memorandum hereof) in the public records of any county or state.
 
24.7.             Governing Law; Construction .  This Lease shall be governed by and construed in accordance with the laws of the state in which the Premises is located.  If any provision of this Lease shall be invalid or unenforceable, the remainder of this Lease shall not be affected but shall be enforced to the extent permitted by law.  The captions, headings and titles in this Lease are solely for convenience of reference and shall not affect its interpretation.  This Lease shall be construed without regard to any presumption or other rule requiring construction against the party causing this Lease to be drafted.  Each covenant, agreement, obligation, or other provision of this Lease to be performed by Tenant, shall be construed as a separate and independent covenant of Tenant, not dependent on any other provision of this Lease.  All terms and words used in this Lease, regardless of the number or gender in which they are used, shall be deemed to include any other number and any other gender as the context may require.
 
24.8.             Time .  Time is of the essence for this Lease.  If the time for performance hereunder falls on a Saturday, Sunday or a day that is recognized as a holiday in the state in which the Premises is located, then such time shall be deemed extended to the next day that is not a Saturday, Sunday or holiday in said state.
 
24.9.             Authority of Tenant .  Tenant and the person(s) executing this Lease on behalf of Tenant hereby represent, warrant, and covenant with and to Landlord as follows:  the individual(s) acting as signatory on behalf of Tenant is(are) duly authorized to execute this Lease; Tenant has procured (whether from its members, partners or board of directors, as the case may be), the requisite authority to enter into this Lease; this Lease is and shall be fully and completely binding upon Tenant; and Tenant shall timely and completely perform all of its obligations hereunder.
 
24.10.           WAIVER OF TRIAL BY JURY .  LANDLORD AND TENANT, TO THE FULLEST EXTENT THAT THEY MAY LAWFULLY DO SO, HEREBY WAIVE TRIAL BY JURY IN ANY ACTION OR PROCEEDING BROUGHT BY ANY PARTY TO THIS LEASE WITH RESPECT TO THIS LEASE, THE PREMISES, OR ANY OTHER MATTER RELATED TO THIS LEASE OR THE PREMISES.
 
24.11.           intentionally omitted .
 
24.12.           Confidential Information .  Tenant and Landlord agree to maintain in strict confidence the economic terms of this Lease and any or all other materials, data and information delivered to or received by any or all of Landlord, Tenant and Tenants’ Parties either prior to or during the Term in connection with the negotiation and execution hereof (the “ Confidential Information ”); provided, however, Landlord may share any Confidential Information with any of its attorneys, accountants, agents, representatives, and prospective purchasers or lenders of the Property.  The provisions of this Section 24.12 shall survive the termination of this Lease.
 
24.13.           Submission of Lease .  Submission of this Lease to Tenant for signature does not constitute a reservation of space or an option to lease.  This Lease is not effective until execution by and delivery to both Landlord and Tenant.
 

 
 
 
 
 
24.14.           Lien Prohibition .  Tenant shall not permit any mechanics or materialmen’s liens to attach to the Premises.  Tenant, at its expense, shall procure the satisfaction or discharge of record of all such liens and encumbrances within 30 days after the filing thereof; or, within such thirty (30) day period, Tenant shall provide Landlord, at Tenant’s sole expense, with endorsements (satisfactory, both in form and substance, to Landlord and the holder of any mortgage or deed of trust) to the existing title insurance policies of Landlord and the holder of any mortgage or deed of trust, insuring against the existence of, and any attempted enforcement of, such lien or encumbrance.  In the event Tenant has not so performed, Landlord may, at its option, pay and discharge such liens and Tenant shall be responsible to reimburse Landlord, on demand and as Additional Rent under this Lease, for all costs and expenses incurred in connection therewith, together with Default Interest thereon, which expenses shall include reasonable fees of attorneys of Landlord’s choosing, and any costs in posting bond to effect discharge or release of the lien as an encumbrance against the Premises.
 
24.15.           Counterparts .  This Lease may be executed in multiple counterparts, but all such counterparts shall together constitute a single, complete and fully-executed document.
 
[Signature Pages Follow]
 

 
 
 
 

IN WITNESS WHEREOF , Landlord and Tenant have duly executed this Lease as of the day and year first above written.
 
 
LANDLORD:
           
 
FR YORK PROPERTY HOLDING, LP, a Delaware limited partnership
           
 
By:
FR York General Partner, LP, a Delaware limited partnership, its
general partner
           
 
By:
FR York Second, LLC, a Delaware limited liability company, its
general partner
           
 
By:
FR York, LLC, a Delaware limited liability company, its sole
member
           
 
By:
First Industrial Investment, Inc., a Maryland corporation, its sole
member
           
 
By:
 
/s/ Richard Czerwinski        
 
Name:
 
Richard Czerwinski
 
Its:
 
National Director Leasing & Asset Management
           
 
DATE: __________________________________
           
           
           
 
TENANT:
           
 
UNITED NATURAL FOODS, INC., a  Delaware corporation
           
 
By:
/s/ Mark E. Shamber               
 
 
Its:
Vice-President, CFO and Treasurer    
 


Landlord’s Addresses for Notices :
Tenant’s Addresses for Notices :
c/o First Industrial Realty Trust, Inc.
United Natural Foods, Inc.
311 South Wacker Drive, Suite 4000
260 Lake Road
Chicago, Illinois  60606
Dayville, Connecticut 06241
Attn: Executive Vice President-Operations
Attn: Thomas A. Dziki, Vice President
   
With a copy to :
With a copy (which shall not constitute notice) to :
c/o First Industrial Realty Trust, Inc.
Joseph A. Anesta, Esq.
2780 Commerce Drive, Suite 100
Cameron & Mittleman LLP
Middletown, Pennsylvania  17057
56 Exchange Terrace
Attn:  Regional Director
Providence, Rhode Island 02903
   
With a copy to :
 
   
Barack Ferrazzano Kirschbaum & Nagelberg, LLP
 
200 West Madison Street, Suite 3900
 
Chicago, Illinois  60606
 
Attn:  Suzanne Bessette-Smith
 


 
 
 
 

EXHIBIT A
 
Premises
 
ATTACH APPROPRIATE LEGAL DESCRIPTION
 

 
A-1 
 
 

LEASE EXHIBIT B
 
TENANT OPERATIONS INQUIRY FORM
 
1.
Name of Company/Contact_______________________________________________________________________
   
2.
Address/Phone________________________________________________________________________________
 
____________________________________________________________________________________________
   
3.
Provide a brief description of your business and operations: ______________________________________________
 
____________________________________________________________________________________________
 
____________________________________________________________________________________________
 
____________________________________________________________________________________________
 
____________________________________________________________________________________________
   
4.
Will you be required to make filings and notices or obtain permits as required by Federal and/or State regulations for the operations at the proposed facility?  Specifically:
 
a. SARA Title III Section 312 (Tier II) reports                                                                                                 YES             NO
(> 10,000lbs. of hazardous materials STORED at any one time)
 
b. SARA Title III Section 313 (Tier III) Form R reports                                                                                  YES             NO
(> 10,000lbs. of hazardous materials USED per year)
 
c. NPDES or SPDES Stormwater Discharge permit                                                                                         YES             NO
(answer “No” if “No-Exposure Certification” filed)
 
d. EPA Hazardous Waste Generator ID Number                                                                                            YES             NO

5.           Provide a list of chemicals and wastes that will be used and/or generated at the proposed location. Routine office and cleaning supplies are not included. Make additional copies if required.

 
Chemical/Waste
Approximate
Annual Quantity
Used or Generated
Storage Container(s)
(i.e. Drums, Cartons, Totes,
Bags, ASTs, USTs, etc)
     
     
     
     


 
B-1 
 
 

LEASE EXHIBIT C
 
Tenant Improvements
 
This Exhibit C sets forth the rights and obligations of Landlord and Tenant with respect to the construction of the Tenant Improvements.  Capitalized terms used herein, unless otherwise defined in this Exhibit C , shall have the respective meanings ascribed to them in the Lease.   The initial floor plan for the Tenant Improvements is attached hereto as Exhibit C-1 .  
 
1.            Tenant Improvements .
 
Tenant shall engage a duly licensed and reputable contractor (the “ Contractor ”) to construct and install the Tenant Improvements in the Premises provided for in the Approved Plans (defined below), all at Tenant’s sole cost and expense.
 
2.            Pre-Construction Activities .
 
(a)           On or before Tenant commences any work in the Premises, Tenant shall submit the following information and items to Landlord for Landlord's review and approval:
 
(i)           Certified copies of insurance policies or certificates of insurance as hereinafter described.  Tenant shall not permit the Contractor or any of Tenant’s Contractors to commence work until the required insurance has been obtained and certified copies of policies of insurance or certificates thereof have been delivered to Landlord.
 
(ii)           The Plans (defined below) for the Tenant Improvements, which Plans shall be subject to Landlord's approval in accordance with Paragraph 2(b) below.
 
(iii)           All necessary building permits have been applied for and obtained by Tenant.
 
Tenant will update such information and items by written notice to Landlord of any changes.
 
(b)           As used herein the term “ Approved Plans ” shall mean the Plans (defined below), as and when approved in writing by Landlord.  As used herein, the term “ Plans ” shall mean the full and detailed architectural and engineering plans and specifications covering the Tenant Improvements (including, without limitation, architectural, mechanical and electrical working drawings for the Tenant Improvements).  The Plans shall be subject to Landlord's approval and the approval of all local governmental authorities requiring approval of the Tenant Improvements and the Approved Plans.  Landlord agrees not to unreasonably withhold, delay or condition its approval of said Plans and to provide with reasonable specificity the basis for any disapproval.  If Landlord notifies Tenant that changes are required to the final Plans submitted by Tenant, Tenant shall submit to Landlord, for its approval, the Plans amended in accordance with the changes so required.  The Plans shall also be revised, and the Tenant Improvements shall be changed, all at Tenant's cost and expense, to incorporate any work required in the Premises by any local governmental field inspector.  Landlord's approval of the Plans shall in no way be deemed to be (x) an acceptance or approval of any element therein contained which is in violation of any applicable laws, ordinances, regulations or other governmental requirements, or (y) an assurance that work done pursuant to the Approved Plans will comply with all applicable law (or with the interpretations thereof) or satisfy Tenant's objectives and needs.
 
3.            Change Orders .
 
All changes to the Approved Plans requested by Tenant must be approved by Landlord in advance of the implementation of such changes as part of the Tenant Improvements.
 
4.            Standards Of Design and Construction and Conditions of Tenant’s Performance .
 
All Tenant Improvements done in or upon the Premises by Tenant shall be done according to the standards set forth in this Exhibit C , except as the same may be modified in the Approved Plans.
 
(a)           Tenant's Approved Plans and all design and construction of the Tenant Improvements shall comply with all legal requirements and industry standards, including, but not limited to, requirements of Landlord's fire insurance underwriters.
 
 
C-1
 
 

(b)           Tenant shall use only new, first-class materials in the Tenant Improvements, except where explicitly shown in the Approved Plans. All Tenant Improvements shall be constructed and installed in a good and workmanlike manner.
 
(c)           Tenant shall permit Landlord to have access to the Premises, and the Tenant Improvements shall be subject to inspection by Landlord and Landlord's architects, engineers, contractors and other representatives, at all times during the period in which the Tenant Improvements is being constructed and installed and following completion of the Tenant Improvements.
 
Tenant shall impose on and enforce all applicable terms of this Exhibit C against Tenant's architect and the Contractor.
 
5.            Insurance and Indemnification .
 
(a)           In addition to any insurance which may be required under the Lease, Tenant shall secure, pay for and maintain or cause the Contractor and all subcontractors (collectively, “ Tenant’s Contractors ”) to secure, pay for and maintain during the continuance of construction and fixturing work within the Premises, insurance in the following minimum coverages and the following minimum limits of liability:
 
(i)           Worker's Compensation and Employer's Liability Insurance with limits of not less than $500,000.00, or such higher amounts as may be required from time to time by any Employee Benefits Act or other statutes applicable where the work is to be performed, and in any event sufficient to protect Tenant's Contractors from liability under the aforementioned acts.
 
(ii)           Comprehensive General Liability Insurance (including Contractor's Protective Liability) in commercially reasonable amounts given the scope of the work to be performed by each of Tenant’s Contractors.  Such insurance shall provide for explosion and collapse, completed operations coverage and broad form blanket contractual liability coverage and shall insure Tenant's Contractors against any and all claims for bodily injury, including death resulting therefrom, and damage to the property of others and arising from its operations under the contracts whether such operations are performed by Tenant's Contractors or by anyone directly or indirectly employed by any of them.
 
(iii)           Comprehensive Automobile Liability Insurance, including the ownership, maintenance and operation of any automotive equipment, owned, hired, or non-owned in an amount not less than $500,000.00 for each person in one accident, and $1,000,000.00 for injuries sustained by two or more persons in any one accident and property damage liability in an amount not less than $1,000,000.00 for each accident.  Such insurance shall insure Tenant's Contractors against any and all claims for bodily injury, including death resulting therefrom, and damage to the property of others arising from its operations under the contracts, whether such operations are performed by Tenant's Contractors, or by anyone directly or indirectly employed by any of them.
 
(iv)           “All-risk” builder's risk insurance covering the Tenant Improvements to the full insurable value thereof. This insurance shall include the interests of Landlord and Tenant (and their respective contractors and subcontractors to the extent of any insurable interest therein) in the Tenant Improvements and shall insure against the perils of fire and extended coverage and shall include “all-risk” builder's risk insurance for physical loss or damage including, without duplication of coverage, theft vandalism and malicious mischief.  Any loss insured under said “all-risk” builder's risk insurance is to be adjusted with Landlord and Tenant and made payable to Landlord, as trustee for the insureds, as their interests may appear.
 
All policies (except the worker's compensation policy) shall be endorsed to include Landlord as an additional insured.  The waiver of subrogation provisions contained in the Lease shall apply to all insurance policies (except the workmen's compensation policy) to be obtained by Tenant pursuant to this paragraph. The insurance policy endorsements shall also provide that all additional insured parties shall be given thirty (30) days' prior written notice of any reduction, cancellation or non-renewal of coverage (except that ten (10) days' notice shall be sufficient in the case of cancellation for non-payment of premium) and shall provide that the insurance coverage afforded to the additional insured parties thereunder shall be primary to any insurance carried independently by said additional insured parties. Additionally, where applicable. each policy shall contain a cross-liability and severability of interest clause.
 
(b)           Without limiting the indemnification provisions in the Lease, to the fullest extent permitted by law, Tenant agrees to indemnify, protect, defend and hold harmless Landlord, the parties listed, or required by, the Lease to be named as additional insureds, and their respective beneficiaries, partners, directors, officers, employees and agents, from and against all claims, liabilities, losses,
 

 
C-2
 
 

damages and expenses of whatever nature arising out of or in connection with the Tenant Improvements or the entry of Tenant or Tenant's Contractors into the Building and the Premises, including, without limitation, mechanics liens, the cost of any repairs to the Premises or Building necessitated by activities of Tenant or Tenant's Contractors, bodily injury to persons or damage to the property of Tenant, its employees, agents, invitees. licensees or others. It is understood and agreed that the foregoing indemnity shall be in addition to the insurance requirements set forth above and shall not be in discharge of or in substitution for same or any other indemnity or insurance provision of the Lease.
 
6.            Lien Waivers .
 
Tenant shall cause the Contractor and Tenant’s Contractors to provide such contractor's affidavits, partial and final waivers of lien, architect's certificates and any additional documentation (including, without limitation, Contractor’s or Tenant’s Contractor’s personal undertakings) which may be reasonably requested by Landlord.  Upon completion of the Tenant Improvements, Tenant shall furnish Landlord with full and final waivers of liens and contractor's affidavits and statements, in such form as may be reasonably required by Landlord, Landlord's title insurance company and Landlord's construction or permanent lender, if any, from all parties performing labor or supplying materials or services in connection with the Tenant Improvements showing that all of said parties have been compensated in full and waiving all liens in connection with the Premises and Building. Tenant shall submit to Landlord a detailed breakdown of Tenant's total construction costs, together with such evidence of payment as is reasonably satisfactory to Landlord.
 
7.            Roof Work .
 
In the event any portion of the Tenant Improvements are to be performed on the roof of the Building (“ Roof Work ”), Tenant must first obtain Landlord shall written approval of such Roof Work and the proposed manner of such Roof Work, which shall not be unreasonably withheld. The installation of any Roof Work shall be performed by Landlord’s designated contractor(s), and any Roof Work related to roof penetration or patching of the roof shall be undertaken only by Landlord’s designated roofing contractor, all at Tenant’s sole cost and expense. Tenant shall not do or permit anything which would void any warranty of the roof.  Tenant shall not be permitted to have access to the roof of the Building without a representative of Landlord present. Tenant shall also be responsible, at Tenant’s sole cost and expense, for the purchase, installation, maintenance, repair, replacement and removal of the Roof Work and Tenant shall at all times, at Tenant’s sole cost and expense, maintain the Roof Work in good condition and repair utilizing Landlord’s designated contractor(s).  If any utilities or services are required for the operation of the Roof Work , all such utilities and services shall be arranged by Tenant (subject to Landlord’s prior written approval thereof) and shall be at Tenant’s sole cost and expense.  All costs and expenses of whatever nature under this Section 7 shall be borne by Tenant at it’s sole cost and expense. Notwithstanding anything to the contrary contained in this Lease, Tenant shall be solely responsible for any and all damage caused (whether to person or property) by the Roof Work and/or Tenant’s installation, operation, service, maintenance or removal thereof. In the event any provisions of this Lease conflict with or are inconstant with any terms of this Lease, the terms of this Section shall control.
 

 
C-3
 
 

LEASE EXHIBIT D
 
CONFIRMATION OF COMMENCEMENT DATE
 
[Date]
 
[Tenant’s Name and Address]
 

 
RE:           [Describe lease, by title and date (the “Lease”); name Landlord and Tenant]
 
Dear [Name of Contact Person at Tenant] :
 
This letter shall confirm that the Commencement Date for the above-referenced Lease is [specify Commencement Date ].
 
[Name of Tenant] , as Tenant, hereby acknowledges the following:  (i) Tenant is in possession of the Premises (as defined in the Lease); (ii) the Lease is in full force and effect; (iii) Landlord is not in default under the Lease; and (iv) possession of the Premises is accepted by Tenant as having been delivered in accordance with the terms and conditions of the Lease.
 
Our records indicate the following information for the [Number of square feet comprising Premises] square feet of space:
 
Commencement Date:
____________________ 200__
   
Base Rent Commencement Date:
____________________ 200__
   
Next Monthly Base Rent Due:
____________________ 200__
   
Operating Expense Commencement Date:
____________________ 200__
   
Lease Expiration Date:
____________________ 200__

 
Please sign two (2) copies of this letter in the space provided below acknowledging your agreement with the above and return them to me at my office.  I suggest you attach a copy of this letter to your copy of the Lease.
 
Thank you again for your cooperation and assistance regarding this matter.  Please contact me at any time should you have questions regarding the lease, building, or any related manner.
 
Sincerely,
Acknowledged and Agreed to this ___ day of __________________, 20____
   
[Name]
Property Manager
[Name of Tenant]
 
By:           ___________________________________
Title:        ___________________________________
 

 

 
D-1 
 
 

LEASE EXHIBIT E
 
Broom Clean Condition and Repair Requirements
 
Reasonable wear and tear excepted:
 
·
All lighting is to be placed into good working order.  This includes replacement of bulbs, ballasts, and lenses as needed.
 
·
All truck doors and dock levelers should be serviced and placed in good operating order (including, but not limited to, overhead door springs, rollers, tracks and motorized door operator).  This would include the necessary (a) replacement of any dented truck door panels, broken panels and cracked lumber, and (b) adjustment of door tension to insure proper operation.  All door panels that are replaced shall be painted to match the building standard.
 
·
All structural steel columns in the warehouse and office should be inspected for damage, and must be repaired.  Repairs of this nature shall be pre-approved by the Landlord prior to implementation.
 
·
HVAC system shall be in good working order, including the necessary replacement of any parts to return the unit to a well-maintained condition.  This includes, but is not limited to, filters, thermostats, warehouse heaters and exhaust fans.  Upon move-out, Landlord will have an exit inspection performed by a certified mechanical contractor to determine the condition of the HVAC system.
 
·
All holes in the sheet rock walls shall be repaired prior to move-out.  All walls shall be clean.
 
·
The carpets and vinyl tiles shall be in a clean condition and shall not have any holes or chips in them.  Flooring shall be free of excessive dust, dirt, grease, oil and stains.  Cracks in concrete and asphalt shall be acceptable as long as they are ordinary wear and tear, and are not the result of misuse.
 
·
Facilities shall be returned in a clean condition, including, but not limited to, the cleaning of the coffee bar, restroom areas, windows, and other portions of the Premises.
 
·
There shall be no protrusion of anchors from the warehouse floor and all holes shall be appropriately patched.  If machinery/equipment is removed, the electrical lines shall be properly terminated at the nearest junction box.
 
·
All exterior windows with cracks or breakage shall be replaced.  All windows shall be clean.
 
·
Tenant shall provide keys for all locks on the Premises, including front doors, rear doors, and interior doors.
 
·
All mechanical and electrical systems shall be left in a safe condition that conforms to code.    Bare wires and dangerous installations shall be corrected to Landlord’s reasonable satisfaction.
 
·
All plumbing fixtures shall be in good working order, including, but not limited to, the water heater.  Faucets and toilets shall not leak.
 
·
All dock bumpers shall be left in place and well-secured.
 
·
Drop grid ceiling shall be free of excessive dust from lack of changing filters.  No ceiling tiles may be missing or damaged.
 
·
All trash shall be removed from both inside and outside of the building.
 
·
All signs in front of building and on glass entry door and rear door shall be removed.
 

 

 
E-1 
 
 

LEASE EXHIBIT F
 
Signage Plan
 

 
See Attached
 

 
F-1 
 
 
 
 
 
 
 
 
F-2
 
 
 
 
 
F-3
 
 
 
 
 
F-4
 
 
 
 
 
F-5
 
 
 
 
 
F-6
 
 
 
 
 
F-7
 
 
 
 
 
F-8
 
 
 
 
 
F-9
 
 
 
 
F-10
 
 
 
 
 
F-11
 
 
 
 
 
F-12
 
 
 
 
 
F-13
 
 
 
 
 
F-14
 
 
 
 
 
F-15
 
 
 
 
 
 
F-16
 
 
 
ADDENDUM 1
 
RENEWAL OPTION
 
1.      Tenant shall have the option (“ Renewal Option ”) to renew this Lease for two (2) consecutive terms of five (5) years each (each, a “ Renewal Term ”), on all the same terms and conditions set forth in this Lease, except that Base Rent during each Renewal Term shall be equal to Fair Market Rent (as defined in Section 2 below). Tenant shall deliver written notice to Landlord of Tenant’s election to exercise the Renewal Option (“ Renewal Notice ”) not less than nine (9) months, nor more than twelve (12) months, prior to the expiration date of the original Term or the then-current Renewal Term, as applicable; and if Tenant fails to timely deliver the Renewal Notice to Landlord, then Tenant shall automatically be deemed to have irrevocably waived and relinquished the Renewal Option.
 
2.       “ Fair Market Rent ” shall be determined by Landlord, in its sole, but good faith, discretion based upon the annual base rental rates then being charged (as of the date on which Tenant delivers the applicable Renewal Notice) in the industrial market sector of the geographic area where the Building is situated for comparable space (provided, however, that comparable space shall be deemed to be “dry” warehouse space and shall exclude the value of any Tenant improvements ) and for a lease term commencing on or about the commencement date of the applicable Renewal Term and equal in duration to the applicable Renewal Term, taking into consideration:  the geographic location, quality and age of the building; the location and configuration of the relevant space within the applicable building; the extent of service to be provided to the proposed tenant thereunder; applicable distinctions between “gross” lease and “net” leases; the creditworthiness and quality of Tenant; leasing commissions; and any other relevant term or condition in making such evaluation, as reasonably determined by Landlord.  In no event, however (and notwithstanding any provision to the contrary in Section 3 below), shall the Fair Market Rent ever be less than the rate of Base Rent in effect as of the expiration date of the original Term or the first Renewal Term, as applicable (the “ Renewal Rent Floor ”).  Landlord shall notify Tenant of Landlord’s determination of Fair Market Rent for the Renewal Term, in writing (the “ Base Rent Notice ”) within thirty (30) days after receiving the applicable Renewal Notice.
 
3.      Tenant shall then have fifteen (15) days after Landlord’s delivery of the Base Rent Notice in which to advise Landlord, in writing (the “ Base Rent Response Notice ”) whether Tenant (i) is prepared to accept the Fair Market Rent established by Landlord in the Base Rent Notice and proceed to lease the Premises, during the Renewal Term, at that Fair Market Rent; or (ii) elects to withdraw and revoke its Renewal Notice, whereupon the Renewal Option shall automatically be rendered null and void; or (iii) elects to contest Landlord’s determination of Fair Market Rent.  In the event that Tenant fails to timely deliver the Base Rent Response Notice, then Tenant shall automatically be deemed to have elected (i) above.  Alternatively, if Tenant timely elects (ii), then this Lease shall expire on the original expiration date of the initial Term or the then current Renewal Term, as applicable.  If, however, Tenant timely elects (iii), then the following provisions shall apply:
 
 
a.
The Fair Market Rent shall be determined by either the Independent Brokers or the Determining Broker, as provided and defined below, but in no event shall the Fair Market Rent be less than the Renewal Rent Floor.
 
 
b.
Within fifteen (15) days after Tenant delivers its Base Rent Response Notice, electing (iii), each of Landlord and Tenant shall advise the other, in writing (the “ Arbitration Notice ”) of both (i) the identity of the individual that each of Landlord and Tenant, respectively, is designating to act as Landlord’s or Tenant’s, as the case may be, duly authorized representative for purposes of the determination of Fair Market Rent pursuant to this Section 3 (the “ Representatives ”); and (ii) a list of three (3) proposed licensed real estate brokers, any of which may serve as one of the Independent Brokers (collectively, the “ Broker Candidates ”).  Each Broker Candidate:
 
 
i.
shall be duly licensed in the jurisdiction in which the Premises is located;
 
 
ii.
shall have at least five (5) years’ experience, on a full-time basis, leasing industrial space (warehouse/distribution/ancillary office) in the same general geographic area as that in which the Premises is located, and at least three (3) of those five (5) years of experience shall have been consecutive and shall have elapsed immediately preceding the date on which Tenant delivers the Renewal Notice; and
 

 
Addendum 1-1
 
 

 
iii.
shall be independent and have no then-pending (as of the date Landlord or Tenant designates the broker as a Broker Candidate) brokerage relationship, formal or informal, oral or written, with any or all of Landlord, Tenant, and any affiliates of either or both of Landlord and Tenant (“ Brokerage Relationship ”), nor may there have been any such Brokerage Relationship at any time during the two (2) year period immediately preceding the broker’s designation, by Landlord or Tenant, as a Broker Candidate.
 
 
c.
Within fifteen (15) days after each of Landlord and Tenant delivers its Arbitration Notice to the other, Landlord and Tenant shall cause their respective Representatives to conduct a telephonic meeting at a mutually convenient time.  At that meeting, the two (2) Representatives shall examine the list of six (6) Broker Candidates and shall each eliminate two (2) names from the list on a peremptory basis.  In order to eliminate four (4) names, first, the Tenant’s Representative shall eliminate a name from the list and then the Landlord’s Representative shall eliminate a name therefrom.  The two (2) Representatives shall alternate in eliminating names from the list of six (6) Broker Candidates in this manner until each of them has eliminated two (2) names.  The two (2) Representatives shall immediately contact the remaining two (2) Broker Candidates (the “ Independent Brokers ”), and engage them, as behalf of Landlord and Tenant, to determine the Fair Market Rent in accordance with the provisions of this Section 3.
 
 
d.
The Independent Brokers shall determine the Fair Market Rent within thirty (30) days of their appointment.  Landlord and Tenant shall each make a written submission to the Independent Brokers (no more than ten (10) pages in length, in the aggregate, per submitting party), advising of the rate that the submitting party believes should be the Fair Market Rate, together with whatever written evidence or supporting data that the submitting party desires in order to justify its desired rate of Fair Market Rent; provided, in all events, however, that the aggregate maximum length of each party’s submission shall not exceed ten (10) pages (each such submission package, a “ FMR Submission ”).  The Independent Brokers shall be obligated to choose one (1) of the parties’ specific proposed rates of Fair Market Rent, without being permitted to effectuate any compromise position.
 
 
e.
In the event, however, that the Independent Brokers fail to reach agreement, within twenty (20) days after the date on which both Landlord and Tenant deliver the FMR Submissions to the Independent Brokers (the “ Decision Period ”), as to which of the two (2) proposed rates of Fair Market Rent should be selected, then, within five (5) days after the expiration of the Decision Period, the Independent Brokers shall jointly select a real estate broker who (x) meets all of the qualifications of a Broker Candidate, but was not included in the original list of six (6) Broker Candidates; and (y) is not affiliated with any or all of (A) either or both of the Independent Brokers and (B) the real estate brokerage companies with which either or both of the Independent Brokers is affiliated (the “ Determining Broker ”).  The Independent Brokers shall engage the Determining Broker on behalf of Landlord and Tenant (but without expense to the Independent Brokers), and shall deliver the FMR Submissions to the Determining Broker within five (5) days after the date on which the Independent Brokers select the Determining Broker pursuant to the preceding sentence (the “ Submission Period ”).
 
 
f.
The Determining Broker shall make a determination of the Fair Market Rent within twenty (20) days after the date on which the Submission Period expires.  The Determining Broker shall be required to select one of the parties’ specific proposed rates of Fair Market Rent, without being permitted to effectuate any compromise position.
 
 
g.
The decision of the Independent Brokers or the Determining Broker, as the case may be, shall be conclusive and binding on Landlord and Tenant, and neither party shall have any right to contest or appeal such decision.  Judgment may be entered, in a court of competent jurisdiction, upon the decision of the Independent Brokers or the Determining Broker, as the case may be.
 

 
Addendum 1-2
 
 

 
h.
In the event that the initial Term expires and the Renewal Term commences prior to the date on which the Independent Brokers or the Determining Broker, as the case may be, renders their/its decision as to the Fair Market Rent, then from the commencement date of the Renewal Term through the date on which the Fair Market Rent is determined under this Section 3 (the “ Determination Date ”), Tenant shall pay monthly Base Rent to Landlord at a rate equal to 110% of the rate of monthly Base Rent in effect on the expiration date of the initial Term (the “ Temporary Base Rent ”).  Within ten (10) business days after the Determination Date, Landlord shall pay to Tenant, or Tenant shall pay to Landlord, depending on whether the Fair Market Rent is less than or greater than the Temporary Base Rent, whatever sum that Landlord or Tenant, as the case may be, owes the other (the “ Catch-Up Payment ”), based on the Temporary Base Rent actually paid and the Fair Market Rent due (as determined by the Independent Brokers or the Determining Broker, as the case may be) during that portion of the Renewal Term that elapses before the Catch-Up Payment is paid, in full (together with interest thereon, as provided below).  The Catch-Up Payment shall bear interest at the rate of Prime (defined below), plus five percent (5.0%) per annum from the date each monthly component of the Catch-Up Payment would have been due, had the Fair Market Rent been determined prior to the commencement of the Renewal Term, through the date on which the Catch-Up Payment is paid, in full (inclusive of interest thereon).  For purposes hereof, “Prime” shall mean the per annum rate of interest publicly announced by JPMorgan Chase Bank, N.A. (or its successor), from time to time, as its “prime” or “base” or “reference” rate of interest.
 
 
i.
The party whose proposed rate of Fair Market Rent is not selected by the Independent Brokers or the Determining Broker, as the case may be, shall bear all costs of all counsel, experts or other representatives that are retained by both parties, together with all other costs of the arbitration proceeding described in this Section 3, including, without limitation, the fees, costs and expenses imposed or incurred by any or all of the Independent Brokers and the Determining Broker.
 
 
j.
Unless otherwise expressly agreed in writing, during the period of time that any arbitration proceeding is pending under this Section 3, Landlord and Tenant shall continue to comply with all those terms and provisions of this Lease that are not the subject of their dispute and arbitration proceeding, most specifically including, but not limited to, Tenant’s monetary obligations under this Lease; and, with respect to the payment of Base Rent during that portion of the Renewal Term that elapses during the pendency of any arbitration proceeding under this Section 3, the provisions of Section 3(h) shall apply.
 
 
k.
During any period of time that an arbitration is pending or proceeding under this Section 3, Tenant shall have no right to assign this Lease or enter into any sublease for all or any portion of the Premises, notwithstanding any provision to the contrary in this Lease.  Furthermore, if this Lease requires that Landlord perform any tenant improvement work in connection with the Renewal Term, Landlord shall be relieved of any such obligation during the pendency of any arbitration proceeding under this Section 3.
 
 
4.
The Renewal Option is granted subject to all of the following conditions:
 
 
a.
As of the date on which Tenant delivers its Renewal Notice and continuing through the commencement date of the Renewal Term, this Lease shall be in full force and effect and no act or omission shall occur which, with the giving of notice or the passage of time, or both, shall constitute a breach or default by Tenant under this Lease.
 
 
b.
There shall be no further right of renewal after the expiration of the second Renewal Term.
 
 
c.
The Renewal Option is personal to Tenant.  In the event that Tenant assigns its interest under this Lease or subleases all or any portion of the Premises, whether or not in accordance with the requirements of this Lease, and whether directly or indirectly, the provisions of this Addendum A, shall not be available to, or run to the benefit of, and may not be exercised by, any assignee or sublessee.
 

 

 
Addendum 1-3
 
 

ADDENDUM 2
 
PURCHASE OPTION
 
ADDENDUM TO INDUSTRIAL BUILDING LEASE
BY AND BETWEEN FR YORK PROPERTY HOLDING, LP (“LANDLORD”)
AND UNITED NATURAL FOODS, INC. (“TENANT”)
 
1.             Defined Terms .  Capitalized terms used in this Addendum and not otherwise defined shall have the meanings respectively ascribed to such terms in the Lease.
 
2.             Grant of Purchase Option .  Landlord hereby grants to Tenant a one time option to purchase (the “ Purchase Option ”) the Premises on the terms and conditions hereinafter set forth.  This Purchase Option shall expire, and the rights of Tenant hereunder shall irrevocably terminate, upon the sooner to occur of:  (i) December 31, 2009 (the “ Option Exercise Date ”) unless Tenant has delivered an Option Exercise Notice (as hereinafter defined) to Landlord on or prior to such date; (ii) the expiration or sooner termination of the Lease; (iii) any breach, default or failure of performance by Tenant pursuant to the Lease beyond any applicable notice and cure periods; or (iv) the failure by Tenant to proceed to the Option Closing (as hereinafter defined) after having exercised this Purchase Option.
 
3.             Exercise of Purchase Option .  Tenant may exercise this Purchase Option by delivery of written notice to Landlord (an “ Option Exercise Notice ”) on or prior to the Option Exercise Date.  If Tenant (x) fails to timely deliver an Option Exercise Notice on or prior to the Option Exercise Date, or (y) timely delivers an Option Exercise Notice but fails to simultaneously deposit the Earnest Money (as hereinafter defined) with Landlord, Tenant shall have no further right to exercise this Purchase Option.  Simultaneously with the delivery by Tenant to Landlord of an Option Exercise Notice, Tenant shall deposit with First American Title Insurance Company, 30 N. LaSalle Street, Suite 300, Chicago, IL  60602, Attn:  Dick Siedel (the “ Title Company ”)   as its earnest money deposit, the sum of One Million Eight Hundred Thousand and No/100 Dollar ($1,800,000.00) (the “ Earnest Money ”) to be held by the Title Company and applied in accordance with this Addendum.  Tenant shall have no right to exercise this Purchase Option if Tenant is either in monetary or material non-monetary default pursuant to the Lease or any fact or condition exists that with the giving of notice, or passage of time, or both, would constitute a monetary or material non-monetary default pursuant to the Lease.  If Tenant is in monetary default or material non-monetary default pursuant to the Lease as of the Option Closing, Landlord may elect, in its sole discretion, to void Tenant’s exercise of this Purchase Option by delivery of written notice to Tenant, in which event this Purchase Option shall thereafter be forever null and void and the Title Company shall immediately deliver the Earnest Money to the Landlord.  If Tenant exercises this Purchase Option, Landlord and Tenant shall proceed to the Option Closing pursuant to this Addendum and shall not negotiate, execute and enter into a Purchase and Sale Agreement to govern the conveyance of the Premises by Landlord to Tenant.  Within ten (10) days after the delivery by Tenant to Landlord of an Option Exercise Notice, Tenant shall deliver to Landlord a title commitment, issued by a reputable, national title insurance company selected by the Title Company, for an owner’s title insurance policy (the “ Title Policy ”) in the full amount of the Option Purchase Price (as hereinafter defined), together with copies of all recorded documents representing title exceptions.
 
4.             Option Purchase Price .  The total purchase price to be paid by Tenant to Landlord for the Premises shall be (a) if the Option Closing Date is on or before May 31, 2009, THIRTY FIVE MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($35,500,000.00), or (b) if the Option Closing Date is on or before May 31, 2010, THIRTY SIX MILLION FOUR HUNDRED THOUSAND AND NO/100 DOLLARS ($36,400,000.00) (as applicable, the “ Option Purchase Price ”), plus or minus any adjustments contemplated in Section 7 below.  The Earnest Money shall be retained by Landlord and applied against the Option Purchase Price.
 
5.             Option Closing .   The purchase of the Premises contemplated herein shall be consummated at a closing (the   Option Closing ”) to take place by mail or at the offices of the Title Company.  The Option Closing shall occur on the sooner to occur of:  (i) such date as the parties shall mutually agree in writing; and (ii) one hundred fifty (150) days after the delivery by Tenant to Landlord of an Option Exercise Notice (the “ Option Closing Date ”).  The Option Closing shall be effective as of 11:59 p.m. on the Option Closing Date.
 

 
Addendum 2-1
 
 

5.1.             Landlord’s Option Closing Deliveries .   At the Option Closing, Landlord shall deliver, or cause to be delivered, to Tenant the following duly executed by Landlord where appropriate:  (i) a   Special Warranty   Deed, in recordable form, conveying the Premises to Tenant subject to the Permitted Exceptions (as hereinafter defined); (ii) a Quitclaim Bill of Sale conveying all of Landlord’s interest in and to any tangible personal property located on the Premises which is owned by Landlord and used by Landlord solely in connection with the Premises; (iii) an Affidavit of Title in form and substance reasonably acceptable to the Title Company; (iv) a closing statement (the “ Closing Statement ”) conforming to the proration and other relevant provisions of this Addendum; (v) an Entity Transfer Certification confirming that Landlord is a “United States Person” within the meaning of Section 1445 of the Internal Revenue Code of 1986, as amended; and (vi) such evidence of the authority and good standing of Landlord as the Title Company shall reasonably require as a condition to the issuance of the Title Policy.
 
5.2.             Tenant’s Option Closing Deliveries .   At the Option Closing, Tenant shall deliver, or cause to be delivered, to Landlord the following duly executed by Tenant where appropriate:  (i) the Closing Statement; and (ii) the Option Purchase Price, plus or minus prorations and other adjustments, in immediately available funds.
 
5.3.             Title Condition .   It shall be a condition precedent to Tenant’s obligation to proceed to the Option Closing that, at the Option Closing, the Title Company shall issue the Title Policy (or a “marked” title commitment) to Tenant insuring, in the full amount of the Option Purchase Price, Tenant as the fee simple owner of the Premises, subject only to the Permitted Exceptions.  If the foregoing condition precedent fails for any reason other than the actions of Purchaser, the exercise of this Purchase Option by Tenant shall be null and void, in which event (i) the Earnest Money shall be returned by the Title Company to Tenant, and (ii) this Purchase Option shall be irrevocably terminated and of no further force and effect.  Landlord shall convey the Premises to Tenant subject to any and all liens, claims and encumbrances of record (“ Permitted Exceptions ”) other than the following:  (i) the liens of any mortgage, trust deed or deed of trust evidencing an indebtedness owed by Landlord; (ii) mechanic’s liens pursuant to a written agreement either between (x) the claimant (the “ Contract Claimant ”) and Landlord or (y) the Contract Claimant and any other contractor, materialman or supplier with which Landlord has a written agreement; and (iii) broker’s liens pursuant to a written agreement between the broker and Landlord (the “ Mandatory Cure Items ”).  Landlord shall, at Landlord’s sole cost, cure and remove any Mandatory Cure Items on or prior to the Option Closing.  If Landlord fails to cure and remove (whether by endorsement or otherwise) any Mandatory Cure Items on or prior to the Option Closing, Tenant may, at its option and as its sole remedy hereunder, at law, in equity or pursuant to the Lease, either (i) terminate its election to exercise this Purchase Option, in which event the Earnest Money shall be returned by the Title Company to Tenant and this Purchase Option shall thereafter become forever null and void, or (ii) proceed to close with title to the Premises as it then is with the right to deduct from the Option Purchase Price the amount reasonably necessary to cure and remove (by endorsement or otherwise, as mutually and reasonably determined by Tenant and Landlord) those Mandatory Cure Items that Landlord has failed to cure and remove.
 
6.             Premises Transferred “As Is” .   The sale of the Premises pursuant to this Purchase Option as provided for herein shall be made on a “AS IS,” “WHERE-IS” basis as of the Option Closing Date, without any representations or warranties, of any nature whatsoever from Landlord.  Landlord hereby specifically disclaims any warranty (oral or written) concerning:  (i) the nature and condition of the Premises and the suitability thereof for any and all activities and uses that Tenant may elect to conduct thereon, (ii) the manner, construction, condition and state of repair or lack of repair of any improvements located thereon, (iii) the nature and extent of any right-of-way, lien, encumbrance, license, reservation, condition or otherwise, (iv) the compliance of the Premises or its operation with any laws, rules, ordinances, or regulations of any government or other body; and (v) any other matter whatsoever. Tenant expressly acknowledges that, in consideration of the agreements of Landlord herein, LANDLORD MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, OR ARISING BY OPERATION OF LAW, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTY OF QUANTITY, QUALITY, CONDITION, HABITABILITY, MERCHANTABILITY, SUITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OF THE PREMISES, ANY IMPROVEMENTS LOCATED THEREON, OR ANY SOIL CONDITIONS RELATED THERETO.  TENANT, FOR TENANT AND TENANT’S SUCCESSORS AND ASSIGNS, HEREBY RELEASES LANDLORD FROM AND WAIVES ANY AND ALL CLAIMS AND LIABILITIES AGAINST LANDLORD FOR, RELATED TO, OR IN CONNECTION WITH, ANY ENVIRONMENTAL CONDITION AT THE PREMISES (OR THE PRESENCE OF ANY MATTER OR SUBSTANCE RELATING TO THE ENVIRONMENTAL CONDITION OF THE PREMISES), INCLUDING, BUT NOT LIMITED TO, CLAIMS AND/OR LIABILITIES RELATING TO (IN ANY MANNER WHATSOEVER) ANY HAZARDOUS, TOXIC OR DANGEROUS MATERIALS OR SUBSTANCES LOCATED IN, AT, ABOUT OR UNDER THE PREMISES, OR FOR ANY AND ALL CLAIMS OR CAUSES OF ACTION (ACTUAL OR THREATENED) BASED UPON, IN CONNECTION WITH OR ARISING OUT OF ANY AND ALL ENVIRONMENTAL LAWS.
 
7.             PRORATIONS .   Notwithstanding any local custom to the contrary, there shall be no prorations and adjustments between Landlord and Tenant at the Option Closing (including, but not limited to, any proration or adjustment of ad valorem real estate taxes or special assessments) except as hereinafter expressly provided.  Tenant shall receive a credit from Landlord at the Option Closing for that portion of any Rent paid by Tenant to Landlord for the month in which the Option Closing occurs (the “ Closing Month ”) that is allocable to the period from and after the Option Closing Date.  Tenant shall provide a credit to Landlord at
 

 
Addendum 2-2
 
 

the Option Closing for:  (i) any and all Rent and other sums due and owing from Tenant to Landlord pursuant to the Lease with respect to the period prior to the Option Closing Date that Tenant has not previously paid to Landlord, including, but not limited to, Rent for that portion of the Closing Month occurring prior to the Option Closing Date to the extent not paid by Tenant prior to the Option Closing; (ii) any and all operating expenses and costs related to the Premises that have been paid by Landlord and are related to the period from and after the Option Closing to the extent not previously reimbursed by Tenant; and (iii) any and all Taxes paid by Landlord for which Tenant has not reimbursed Landlord, whether related to the period prior to or after the Option Closing Date.  Landlord and Tenant hereby agree to re-prorate such amounts to the extent of any error, which obligation shall survive the Option Closing and the delivery of any conveyance documentation.
 
8.             Closing Expenses .   Tenant will pay the entire cost of the Title Policy (including the cost of any endorsements), any survey, the fees of Tenant’s attorney, one-half of all documentary and state, county and municipal transfer taxes relating to the instruments of conveyance contemplated herein, the cost of recording the deed and one-half of the cost of any escrows hereunder.  Landlord will pay the fees of Landlord’s attorney, one-half of all documentary and state, county and municipal transfer taxes relating to the instruments of conveyance contemplated herein and one-half of any escrow costs hereunder.
 
9.             Termination of Lease .   Upon the Option Closing and the transfer of the Premises pursuant to this Addendum, the Lease shall terminate except for those provisions under the Lease which by their terms specifically survive.  This Section 9 shall survive the Option Closing and the delivery of any conveyance documentation.
 
10.             Brokerage .  Each party hereto represents and warrants to the other that it has dealt with no brokers or finders in connection with this Purchase Option other than NAI Branner Goddard and CB Richard Ellis (“ Broker ”).  Landlord and Tenant each hereby indemnify, protect and defend and hold the other harmless from and against all losses, claims, costs, expenses, damages (including, but not limited to, reasonable fees of counsel selected by the indemnified party) resulting from the claims of any broker, finder, or other such party claiming a commission in connection with the sale of the Premises pursuant to this Purchase Option by, through or under the acts or agreements of the indemnifying party. The obligations of the parties pursuant to this Section 10 shall survive any transfer of the Premises and the delivery of any conveyance documentation.  It is the intention of the parties that there be a single commission arising from the initial leasing and sale of the Premises, and not two separate duplicative commissions.
 
11.             Absence of Contingencies . Tenant acknowledges and agrees that, except for the condition precedent relative to the issuance of the Title Policy contained in Section  5.3 above, there are no conditions precedent or other contingencies to Tenant’s obligation to proceed to the Option Closing if Tenant exercises this Purchase Option.  Without limitation of the foregoing, Tenant shall not be entitled to the benefit of any due diligence or other contingency period.  Prior to the exercise of this Purchase Option, Tenant may conduct normal and customary due diligence investigations and studies of the Premises (“ Tenant’s Project Inspection ”) subject to the terms and conditions set forth in this Section 11 .  Tenant shall not conduct (or cause to be conducted) any physically intrusive investigation, examination or study of the Premises (any such investigation, examination or study, an “ Intrusive Investigation ”) as part of Tenant’s Project Inspection without obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld , delayed or conditioned .  In the event Tenant desires to conduct (or cause to be conducted) any Intrusive Investigation, such as sampling of soils, other media, building materials, or the other comparable investigation, Tenant will provide a written scope of work to Landlord describing exactly what procedures Tenant desires to perform.  Tenant and Tenant’s consultants, agents and employees shall, in performing any Tenant’s Project Inspections, comply with the agreed upon procedures and with any and all laws, ordinances, rules, and regulations applicable to such procedures or the Premises.  Tenant and Tenant’s consultants shall: (a) maintain comprehensive general liability (occurrence) insurance in an amount of not less than $2,000,000 covering any accident arising in connection with Tenant’s Project Inspections, and deliver a certificate of insurance (in form reasonably acceptable to Landlord), which names Landlord as additional insured thereunder verifying such coverage, to Landlord prior to the performance of any Tenant’s Project Inspections; (b) promptly pay when due any third party costs resulting from Tenant’s Project Inspections; and (c) restore the Premises to the condition in which the same were found before any such Tenant’s Project Inspections were undertaken and repair any damage to the Premises to the extent such condition was altered or the Premises were damaged (directly or indirectly) in connection with Tenant’s Project Inspections.  Tenant hereby indemnifies, protects, defends and holds Landlord, Landlord’s affiliates, their respective partners, shareholders, officers and directors, and all of their respective successors and assigns, harmless from and against any and all losses, damages, claims, causes of action, judgments, damages, costs and expenses (including reasonable attorneys’ fees and court costs) that any such party suffers or incurs as a result of, or in connection with, (i) any damage caused to, in, or at the Premises; (ii) injury or death to person; or (iii) mechanic’s liens or materialmen’s liens arising out of, or in connection with, Tenant’s Project Inspections.  Tenant’s undertakings pursuant to this Section 11 shall indefinitely survive the Option Closing and shall not be merged into any instrument of conveyance delivered at the Option Closing.
 

 
Addendum 2-3
 
 

12.             No Assignment .   The rights of Tenant pursuant to this Purchase Option are personal to Tenant and may not be assigned by Tenant; provided, however, Tenant may assign this Purchase Option to a wholly owned subsidiary of Tenant, provided Landlord is provided a written assignment in the form reasonably acceptable to Landlord.  In the event that Tenant assigns, transfers or conveys all or some portion of its interest in the Lease to anyone other than a wholly-owned subsidiary of Tenant , this Purchase Option shall be null, void and of no further force and effect irrespective of whether Landlord has consented to such assignment. For purposes of this Section 12 , the term “assigns, transfers or conveys” shall not include a subleases of a portion of the Premise.
 
13.             Default by Landlord .  If Landlord shall be in material default of its obligations pursuant to this Purchase Option, Tenant may either (i) terminate Tenant’s election to exercise this Purchase Option by written notice to Landlord, in which event (a) the Earnest Money shall be returned by the Title Company to Tenant and (b) this Purchase Option shall thereafter be forever null and void; or (ii) Tenant may file an action for specific performance of Landlord’s obligation to proceed to the Option Closing.  Tenant shall have no other remedy for any default by Landlord pursuant to this Addendum.  Without limitation of the foregoing, a default by Landlord of its obligations pursuant to this Addendum shall not constitute a default by Landlord pursuant to the Lease and Tenant shall not be entitled to exercise any remedies it may have pursuant to the Lease on account of a default by Landlord pursuant to this Addendum.
 
14.             Default by Tenant .   In the event Tenant defaults in its obligations to close the purchase of the Premises, or in the event Tenant otherwise defaults pursuant to this Addendum, then (i) Landlord shall be entitled to obtain the Earnest Money from the Title Company as fixed and liquidated damages, this Purchase Option shall thereafter be forever void and of no further force and effect.  Landlord shall have no other remedy for any default by Tenant pursuant to this Addendum, including any right to damages or to exercise its rights pursuant to the Lease.  LANDLORD AND TENANT ACKNOWLEDGE AND AGREE THAT (1) THE AMOUNT OF THE EARNEST MONEY IS A REASONABLE ESTIMATE OF AND BEARS A REASONABLE RELATIONSHIP TO THE DAMAGES THAT WOULD BE SUFFERED AND COSTS INCURRED BY LANDLORD AS A RESULT OF HAVING WITHDRAWN THE PREMISES FROM SALE AND THE FAILURE OF THE OPTION CLOSING TO HAVE OCCURRED DUE TO A DEFAULT OF TENANT UNDER THIS ADDENDUM; (2) THE ACTUAL DAMAGES SUFFERED AND COSTS INCURRED BY LANDLORD AS A RESULT OF SUCH WITHDRAWAL AND FAILURE TO CLOSE DUE TO A DEFAULT OF TENANT UNDER THIS ADDENDUM WOULD BE EXTREMELY DIFFICULT AND IMPRACTICAL TO DETERMINE; AND (3) THE AMOUNT OF THE EARNEST MONEY SHALL BE AND CONSTITUTE VALID LIQUIDATED DAMAGES.
 
15.             Conflict .  In the event of any conflict between the terms of this Addendum and the terms of the Lease, the terms of this Addendum shall prevail.
 
16.             No Recording .  Neither this Addendum nor any memorandum thereof shall be recorded and the act of recording by Tenant shall be deemed a default by Tenant pursuant to the Lease and this Addendum.
 

 

 
Addendum 2-4
 
 

Exhibit 10.53


AMERICAN LOCOMOTIVE
Providence, Rhode Island

OFFICE LEASE
 
by and between
 
ALCO CITYSIDE FEDERAL LLC
 
(Landlord)
 
and
 
UNITED NATURAL FOODS, INC.
 
(Tenant)



 
i

 

TABLE OF CONTENTS

1
DEFINITIONS.
1
2
PREMISES; MEASUREMENT.
7
3
TERM.
8
4
RENT; SECURITY DEPOSIT.
10
5
TAXES.
14
6
USE OF PREMISES.
15
7
INSURANCE AND INDEMNIFICATION.
18
8
SERVICES AND UTILITIES.
21
9
REPAIRS AND MAINTENANCE.
23
10
IMPROVEMENTS.
24
11
LANDLORD'S RIGHT OF ENTRY.
27
12
DAMAGE OR DESTRUCTION.
27
13
CONDEMNATION.
28
14
ASSIGNMENT AND SUBLETTING.
29
15
RULES AND REGULATIONS.
30
16
SUBORDINATION AND ATTORNMENT.
31
17
DEFAULTS AND REMEDIES.
32
18
ESTOPPEL CERTIFICATE.
34
19
QUIET ENJOYMENT.
35
20
NOTICES.
35
21
GENERAL
36

Exhibits
 
A.
Plan showing Project and Building
B.
Drawing showing approximate location of Premises
C.
Tenant Improvements/Space Plan
D.
Current Rules and Regulations
E.
Forms:  First Amendment to Lease and Promissory Note
F.
Schedule of Deliveries
G.
Janitorial Specifications
H.
Parking Area Drawing

 
ii

 

OFFICE LEASE
 
THIS LEASE is made on this 16th day of October, 2008 (the " Effective Date "), by and between ALCO CITYSIDE FEDERAL LLC , a Rhode Island limited liability company (the " Landlord "), and UNITED NATURAL FOODS, INC., a Delaware corporation (the " Tenant ").
 
IN CONSIDERATION of the agreements and covenants hereinafter set forth, Landlord and Tenant mutually agree as follows:
 
1       DEFINITIONS.
 
1.1           As used herein, the following terms shall have the following meanings:
 
" Base Operating Costs " means Operating Costs incurred for the 2009 calendar year (the " Base Year ").  If less than 95% of the rentable square feet in the Project is occupied by tenants or Landlord is not supplying services to 95% of the rentable square feet of the Project at any time during any calendar year (including the Base Year), then Operating Costs for such calendar year shall be an amount equal to the Operating Costs which would normally be expected to be incurred using reasonable projections and reasonable extrapolations from existing cost data had 95% of the Project’s rentable square feet been occupied and had Landlord been supplying services to 95% of the Project’s rentable square feet throughout such calendar year.
 
" Base Rent " has the meaning given it in subsection 4.1.
 
" Base Taxes " means Taxes on the Building and the underlying tax parcel incurred for the state fiscal tax year in which (i) the Building is first re-assessed to reflect the Landlord's rehabilitation and conversion of the Building and the related improvements, and (ii) 95% of the Building’s rentable square feet has been occupied.
 
" Building " means the building located at 317 Iron Horse Way in Providence, Rhode Island, and commonly known as American Locomotive Works, consisting of two buildings known as “Building #51” (containing approximately 90,000 rentable square feet of space) and “Building #52” (containing approximately 40,737 rentable square feet of space).  The Building is more particularly shown on Exhibit A , subject to adjustment from time to time.
 
" Building Service Equipment " means all apparatus, machinery, devices, fixtures, appurtenances, equipment and personal property now or hereafter located on the Premises and owned by the Landlord.
 
" Common Areas " means those areas and facilities of the Building and/or Project which may be designated by the Landlord from time to time as common areas (portions of which may from time to time be relocated and/or reconfigured by the Landlord in its sole discretion so long as reasonable access (ingress and egress) to and from the Premises and Parking Areas is maintained, the number of allocated parking spaces as set forth in Section 6.5.3(b) below is maintained and visibility of the Premises is not materially adversely affected), which Common Areas include footways, sidewalks, Parking Areas, lobbies, elevators, stairwells, corridors, restrooms, and certain exterior areas on the Project (and/or the Building), subject, however, to the Rules and Regulations.

 
1

 
 
" Default Rate " means an annual floating rate of interest equal to two (2) percentage points in excess of the prime rate of interest as announced from time to time by Bank of America, or its successor.  In no event shall the default rate be less than eight (8) percent.
 
" Insurance Premiums " means the aggregate of any and all premiums paid by the Landlord for hazard, liability, loss-of-rent, workers’ compensation, boiler and machinery or similar insurance upon any or all of the Project.
 
" Landlord " means the Person hereinabove named as such and its successors and assigns.
 
" Lease Year " means (a) the period commencing on the Rent Commencement Date and terminating at 11:59 p.m. on the first anniversary of the last day of the month in which the Rent Commencement Date occurs, and (b) each successive period of twelve (12) calendar months thereafter during the Term.
 
" Legal Requirements " means all laws, statutes, ordinances, orders, rules, regulations and requirements of all federal, state and municipal governments, whether now or hereafter in force, including but not limited to The Americans with Disabilities Act, 42 U.S.C. §12101 et. seq., and the ADA Disability Guidelines promulgated with respect thereto and the rules and regulations of the National Board of Fire Underwriters or other bodies exercising similar functions."
 
" Operating Costs " means any and all costs and expenses incurred by the Landlord for services performed by the Landlord or by others on behalf of the Landlord with respect to the operation and maintenance of the Premises, Building, the Project, and the Common Areas located therein and serving or allocable to the Premises (including the Parking Areas) in a manner deemed reasonable and appropriate by Landlord, including, without limitation, all costs and expenses of:
 
 
(a)
operating, maintaining, repairing, lighting, signage, cleaning, removing trash from, painting, striping, controlling of traffic in, controlling of rodents in, policing and securing the Common Areas ;
 
 
(b)
purchasing and maintaining in full force insurance for the Project as deemed necessary in Landlord's commercially reasonable discretion;
 
 
(c)
operating, maintaining, repairing and replacing machinery, furniture, accessories and equipment used in the operation and maintenance of the Project, and the personal property taxes and other charges incurred in connection with such machinery, furniture, accessories and equipment;
 
 
(d)
maintaining and repairing roofs, awnings, canopies, paving, curbs, walkways, drainage pipes, ducts, conduits, stormwater management systems, grease traps and lighting fixtures throughout the Common Areas;

 
2

 
 
 
(e)
interior and exterior planting, replanting and replacing flowers, shrubbery, trees, grass and planters;
 
 
(f)
operating, maintaining and repairing any equipment used in connection with providing electricity, heating, ventilation and air conditioning to the Building and costs of electricity used in the Common Areas and the central HVAC system for the Building;
 
 
(g)
gas, water and sanitary sewer services and other services, if any, furnished to the Project for the non-exclusive use of tenants.
 
 
(h)
parcel pick-up, delivery and other similar services;
 
 
(i)
accounting, legal, audit and management fees and expenses, including a property management fee equal to six (6) percent of gross rents (on a full service basis), payroll, payroll taxes, employee benefits and related expenses of all personnel directly engaged in the operation, maintenance, and management of the Project;
 
 
(j)
the cost and expense of complying with all federal, state and local laws, orders, regulations and ordinances applicable to the Project which are now in force, or which may hereafter be in force, except for violations existing as of the Rent Commencement Date;
 
 
(k)
the cost (including legal, architectural and engineering fees incurred in connection therewith) of any improvement made to the Project during any Operating Year either (x) in order to comply with a Legal Requirement or insurance requirement, whether or not such Legal Requirement or insurance requirement is valid or mandatory, except for violations existing as of the Rent Commencement Date, (y) with the reasonable expectation by Landlord of reducing Operating Costs (as, for example, a labor-saving improvement) or enhancing services, or (z) in lieu of a repair; provided, however, (i) to the extent the cost of such improvement is required to be capitalized under generally accepted accounting principles, such cost shall be amortized over the useful economic life of such improvement as reasonably estimated by Landlord, and the annual amortization shall be deemed an Operating Cost in each of the Operating Years during which the cost of the improvement is amortized; and (ii) in no event shall the amount included in Operating Costs in connection with a capital improvement of the nature described in clause (y) above exceed the annual amount by which Operating Costs were reduced as a result of such capital improvement;
 
 
(l)
providing janitorial and trash removal services to the Project and Premises;
 
 
(m)
all other costs of maintaining, repairing or replacing any or all of the Building (including expenses of landscaping, snow, ice, water and debris removal, outdoor lighting, road maintenance and interior and exterior signage relating to the Project); and

 
3

 
 
 
(n)
the cost of all capital improvements made to the Building which are reasonably necessary to replace equipment existing as of the Rent Commencement Date and which are not provided for in subsections (a) through (m) above; provided that the cost of each such capital improvement shall be amortized over the useful life thereof, as reasonably determined by Landlord.
 
Notwithstanding the foregoing, the following items shall be excluded from Operating Expenses:
 
 
(aa)
Taxes, franchise, income taxes, or excess profit imposed upon Landlord;
 
 
(ab)
rents under the Superior Lease and debt service on Mortgages and any costs and expenses relating to a refinancing or debt modification, including legal fees, title insurance premiums, survey expenses, appraisal, environmental report, or engineering report;
 
 
(ac)
leasing commissions, brokerage fees or legal fees incurred in connection with the negotiation and preparation of letters, deal memos, letters of intent, leases and related documents with respect to the leasing, assignment or subletting of space for any occupant of the Building;
 
 
(ad)
the cost of tenant installations incurred in connection with preparing space for a new tenant or refurbishing or renovating space for an existing tenant;
 
 
(ae)
salaries and other compensations of personnel above the level of property manager;
 
 
(af)
costs of compliance with the Americans with Disabilities Act;
 
 
(ag)
capital costs, depreciation or amortization (except as provided in the list of inclusions for Operating Costs under items (j) and 0 above);
 
 
(ah)
costs resulting from the negligence, intentionally tortuous or other act or omission of the Landlord, its agents or employees;
 
 
(ai)
costs to correct original defects in the design or construction of the Building or Project;
 
 
(aj)
costs incurred in performing work or furnishing services or utilities for any tenant or other occupant or for any other building or portion of a building located in the Project, whether at such tenant's or other occupant's or at Landlord's expense, to the extent that such work or service or utility benefits only an individual tenant or group of tenants and not the Project as a whole (unless a fair allocation is made between what is benefiting the Building, and what is benefiting another party);
 
 
(ak)
any expense for which Landlord is otherwise compensated through the proceeds of insurance or condemnation awards, or is otherwise compensated by any tenant (including Tenant) of the Building for services in excess of the services Landlord is obligated to furnish to Tenant hereunder;

 
4

 
 
 
(al)
fines or penalties incurred by Landlord not related to the failure by Tenant to perform its obligations under this Lease;
 
 
(am)
attorneys fees and disbursements and other expenses, including settlements, incurred in connection with disputes with the Mortgagee, any lender on the Project or other tenants or occupants of the Building or the Project, or associated with the enforcement of any leases or the defense of Landlord's title or interest in the Project or any part thereof;
 
 
(n)
accounting fees incurred in preparing Landlord's financial reports for Landlord, its partners, affiliates or any Mortgagee or lender or in preparing Landlord's tax returns or other third party accounting fees not directly related to the preparation of Operating Cost statements; and
 
 
(an)
those portions of costs applicable solely to any additional buildings constructed on the Project.
 
" Operating Year " means each respective calendar year or part thereof during the Term, or, at the Landlord's option, any other 12-month period or part thereof designated by the Landlord during the Term.
 
" Parking Areas " means those portions of the Common Areas or other areas under Landlord’s control which from time to time are designated by the Landlord for the parking of automobiles and other automotive vehicles while engaged in business upon the Premises (other than while being used to make deliveries to and from the Premises).
 
" Person " means a natural person, a trustee, a corporation, a limited liability company, a partnership and/or any other form of legal entity.
 
" Premises " means that certain space having a Rentable Area of 52,560 square feet and located on the first and second floor of Building #52 and the second floor of Building #51 of the Building, as more particularly depicted on Exhibit B ; provided, that if at any time hereafter any portion of the Premises becomes no longer subject to this Lease, "Premises" shall thereafter mean so much thereof as remains subject to this Lease.
 
" Project " means that certain project located in Providence, Rhode Island known as American Locomotive Works containing the Building thereon.  The Project is more particularly shown on Exhibit A .
 
" Rent " means all Base Rent and all Additional Rent.
 
" Rentable Area " means the rentable area of the Premises as determined hereinafter.  Landlord’s architect shall verify the Rentable Area of the Premises using the "Standard Method for Measuring Floor Area in Office Buildings", ANSI/BOMA Z65.1-1996 and provide Tenant with the calculations.  After completion of Landlord's Work, the Tenant shall have the right to verify the usable square feet of the Premises at the Tenant's sole cost.  Once the Rentable Area of the Premises has been verified and jointly agreed to, the parties shall enter into a confirmation agreement setting forth (i) the area of the Premises, (ii) the calculation of the Base Rent and (iii) the Tenants' Proportionate Share.

 
5

 
 
" Rules and Regulations " means the reasonable rules and regulations having uniform applicability to all tenants of the Project (subject to their respective leases) and governing their use and enjoyment of the Project; provided that such rules and regulations shall not materially interfere with the Tenant’s use and enjoyment of the Premises in accordance with this Lease for its uses as permitted hereunder.
 
" Tax Year " means the 12-month period beginning July 1 of each year or such other 12-month period (deemed for the purposes of this Lease to have 365 days) established as a real estate tax year by the taxing authority having lawful jurisdiction over the Project.
 
" Taxes " means the aggregate of any and all real property and other taxes, metropolitan district charges, front-foot benefit assessments, special assessments and other taxes or public or private assessments or charges levied against any or all of the tax parcel containing the Premises.  If any tax or assessment is payable over a period of time, only that portion of such tax or assessment due within the Term shall be included in Taxes.
 
" Tenant " means the Person hereinabove named as such and its successors and permitted assigns hereunder.
 
" Tenant Delay " means a delay in the completion of Landlord’s Work if and to the extent caused by any or all of the following: (i) Tenant’s failure to timely comply with the requirements set forth in the Schedule of Deliveries (as defined in Section 10.1.1.) or respond to any requests for approval within five (5) calendar days; or (ii) Tenant’s request for change orders in accordance with Section 10.1.2 hereof; provided that Landlord may determine that a single or several Tenant change orders may not cause a Tenant Delay but that an aggregate of change orders does cause a Tenant Delay.  Landlord shall notify Tenant when an aggregate of change orders will cause a Tenant Delay within five (5) calendar days of the time Tenant submits the change order that would cause the Tenant Delay.
 
" Tenant's Proportionate Share " means a fraction, the numerator of which is the Rentable Area and the denominator of which is the number of square feet in the Building, the Project or such other areas as Landlord may in good faith deem reasonably appropriate, subject to adjustment from time to time as such areas may change.  The parties acknowledge that certain expenses should and will be allocated by Landlord among the tenants of the Project based on such tenant’s particular use.  For example, retail tenants may be allocated a greater share of the water charges and office tenants may be allocated a greater share of the janitorial expenses.  Landlord reserves the right to adjust Tenant’s Proportionate Share accordingly in order to allocate the Operating Costs and Taxes for the Project such that Tenant’s Proportionate Share will vary depending upon the type of expense being allocated.
 
" Tenant's Share of Increased Operating Costs " shall be the amount of (i) the Operating Costs for the Operating Year in question less the Base Operating Costs multiplied by (ii) the Tenant's Proportionate Share.
 
" Tenant's Share of Increased Taxes " shall be the amount of (i) the Taxes for the Tax Year in question less the Base Taxes multiplied by (ii) the Tenant's Proportionate Share.

 
6

 
 
Tenant Electric ” means electric current supplied to or used in the Premises, including, but not limited to lights, outlets, VAV boxes with or without electric heat, air handling units, compressors for air handling units, non-central plant HVAC, any primary electric service charge and any specialized HVAC equipment serving the Premises.
 
" Term " means the Original Term plus any exercised renewals thereof.
 
2       PREMISES.
 
2.1           The Landlord hereby leases to the Tenant, and the Tenant hereby leases from the Landlord, the Premises, together with the right to use, in common with others, the Common Areas.
 
2.2           If and when Landlord receives a bona fide prospect or request for proposal for office space in Building #51 or Building #52 contiguous to the Premises (the “Additional Space”) from any party other than the current tenant, and provided that there then exists no default by Tenant beyond all applicable notice and cure periods, and that Tenant is the sole occupant of the Premises, and subject to the rights of any existing tenants, Tenant shall have the right of first offer to lease all of the Additional Space, subject to the following:

(a)           Landlord shall notify Tenant when Landlord receives a bona fide prospect or request for proposal for the Additional Space by any party other than the tenant then in occupancy of the Additional Space, and Tenant shall have five (5) business days following receipt of such notice within which to notify Landlord in writing (e-mail notification shall be acceptable) that Tenant is interested in negotiating terms for leasing such Additional Space and to have its offer considered by Landlord prior to the leasing by Landlord of the Additional Space to a third party.  If Tenant notifies Landlord within such time period that Tenant is so interested, then Landlord and Tenant shall have fifteen (15) business days following Landlord’s receipt of such notice from Tenant within which to negotiate mutually satisfactory terms for the leasing of the Additional Space by Tenant and to execute an amendment to this lease incorporating such terms or a new lease for the Additional Space.

(b)           If Tenant does not notify Landlord within such five (5) business days of its interest in leasing the Additional Space or if Tenant does not execute such amendment or lease within such fifteen (15) business days, then this right of first offer to lease the Additional Space will lapse and be of no further force or effect and Landlord shall have the right to lease all or part of the Additional Space to any other party at any time on any terms and conditions acceptable to Landlord.
 
(c)           This right of first offer to lease the Additional Space is a one-time right if and when the Additional Space first becomes available, is personal to Tenant and its affiliates and is non-transferable to any other assignee or sublessee (regardless of whether any such assignment or sublease was made with or without Landlord’s consent) or other party.

 
7

 
 
3       TERM.
 
3.1            Original Term; Rent Commencement Date .
 
3.1.1          This Lease shall be for a term (the " Original Term ") commencing on the Effective Date and ending at 11:59 p.m. on the tenth (10th) anniversary of the last day of the month in which the Rent Commencement Date shall occur (which date is hereinafter referred to as the " Termination Date ").
 
3.1.2           Monthly payments of Base Rent, Additional Rent and all other charges under this Lease shall commence on the “ Rent Commencement Date ” which shall be the earliest to occur of:  (i) the date upon which the Landlord’s Work to the Premises are Substantially Complete (defined below); or (ii) the date upon which the Tenant actually moves into occupancy of the Premises and conducts business therein; provided, however, that the Rent Commencement Date shall be one (1) day earlier for each one (1) day of Tenant Delay.  Tenant shall be permitted access to the Premises two (2) weeks prior to the Rent Commencement Date solely for the purpose of installing Tenant’s furniture and telecommunications equipment; provided and such other times as reasonably necessary in order for Tenant to coordinate the installation of cabling in the Premises during the time that Landlord is completing Landlord’s Work, however Tenant and its agents and vendors shall refrain from interfering with the completion of the Landlord’s Work.  Tenant’s access prior to the Rent Commencement Date shall be subject to all of the terms and conditions of this Lease, except that Tenant shall not be required to pay Base Rent or Additional Rent until the Rent Commencement Date. “ Substantial Completion” or “Substantially Completed” or variations of those terms shall mean that a permanent or temporary certificate of occupancy for the Premises has been issued, the Premises and Landlord’s Work (defined herein) are sufficiently complete in accordance with this Lease, subject to minor punchlist items, so that Tenant can occupy the Premises for its intended use, and possession of the Premises has been tendered to Tenant by Landlord.
 
3.2            Confirmation of Commencement and Termination . After (a) the Rent Commencement Date or (b) the expiration of the Term or any earlier termination of this Lease by action of law or in any other manner, the Landlord shall confirm in writing by instrument in recordable form that, respectively, such rent commencement or such termination has occurred, setting forth therein, respectively, the Rent Commencement Date and the Termination Date.
 
3.3            Renewal .  Tenant shall have the option to renew the Term of this Lease for two (2) periods of five (5) years (each, a " Renewal Term ").  Tenant shall exercise the option by providing written notice to Landlord of its election to exercise such option no later than twelve (12) months prior to the expiration of the Term, or Renewal Term, as applicable, provided, however, that Tenant's option to renew shall be subject to the condition that no default shall have occurred and be continuing after applicable notice and cure periods have expired as of the date of Tenant's exercise of such option or as of the date of commencement of the Renewal Term.  Tenant shall have no other right to renew this Lease after the second Renewal Term.  Except as otherwise expressly provided in this Lease, all terms, covenants, and conditions of this Lease shall remain in full force and effect during the Renewal Terms, except that the Rent applicable to the Renewal Terms shall be as set forth in Section 4.10.  In no event shall the Rent for the Renewal Terms be less than the Rent in effect at the expiration of the immediately preceding Term of the Lease.  If the Tenant fails to give notice exercising the foregoing option by the date required herein, or if at the time Tenant exercises such option or at commencement of the applicable Renewal Term the Tenant is in default of any term of this Lease, or if this Lease is assigned by Tenant or the Premises is sublet in whole or part in violation of this Lease, then Tenant’s rights and options to renew shall be automatically terminated and of no further force or effect.

 
8

 
 
3.4            Surrender .  The Tenant, at its expense at the expiration of the Term or any earlier termination of this Lease, shall (a) promptly surrender to the Landlord possession of the Premises (including any fixtures or other improvements which are owned by the Landlord) in good order and repair (ordinary wear and tear and damage by fire or other casualty excepted) and broom clean, (b) remove therefrom all signs, goods, effects, machinery, fixtures and equipment used in conducting the Tenant's trade or business which are neither part of the Building Service Equipment nor owned by the Landlord, and (c) repair any damage caused by such removal.  All tenant improvements in the Premises installed as part of Landlord's Work may remain in the Premises at the expiration of the Term or any earlier termination of this Lease without any obligation on Tenant to remove such improvements.
 
3.5            Holding Over .  If the Tenant continues to occupy the Premises after the expiration of the Term or any earlier termination of this Lease after obtaining the Landlord's express, written consent thereto, then:
 
(a)           such occupancy (unless the parties hereto otherwise agree in writing) shall be deemed to be under a month-to-month tenancy, which shall continue until either party hereto notifies the other in writing, at least one month before the end of any calendar month, that the notifying party elects to terminate such tenancy at the end of such calendar month, in which event such tenancy shall so terminate;
 
(b)           anything in this section to the contrary notwithstanding, the Rent payable for each such monthly period shall equal the sum of (a) one and one half (1-1/2) times the amount of monthly Base Rent for the Lease Year during which such expiration of the Term or termination of this Lease occurs, plus (b) the Additional Rent payable hereunder; and
 
(c)           except as provided herein, such month-to-month tenancy shall be on the same terms and subject to the same conditions as those set forth in this Lease; provided, however, that if the Landlord gives the Tenant, at least one month before the end of any calendar month during such month-to-month tenancy, written notice that such terms and conditions (including any thereof relating to the amount and payment of Rent) shall, after such month, be modified in any reasonable manner specified in such notice, then such tenancy shall, after such month, be upon the said terms and subject to the said conditions, as so modified.

 
9

 
 
4       RENT; SECURITY DEPOSIT.
 
As Rent for the Premises, the Tenant shall pay to the Landlord all of the following:
 
4.1            Base Rent .
 
(a)        An annual rent (the " Base Rent ") for the Original Term as follows:
 
Period
Per Square Foot
Monthly
Annual
Month 1-18
$22.50*
$62,784.38
$753,412.56
Months 19-36
$22.50
$98,550.00
$1,182,600.00
Months 37-84
$23.00
$100,740.00
$1,208,880.00
Months 85-120
$24.00
$105,120.00
$1,261,440.00
 
 
* The first 18 months of Base Rent is based upon 33,485 rentable square feet of space.
 
 
(b)           The Base Rent for the first Renewal Term shall be as follows and the Base Operating Costs and Base Taxes shall remain calendar/fiscal year 2009:
 
Year
Per Square Foot
Monthly
Annual
1
$27.75
$121,545.00
$1,458,540.00
2
$28.51
$124,873.80
$1,498,485.60
3
$29.29
$128,290.20
$1,539,482.40
4
$30.10
$131,838.00
$1,582,056.00
5
$30.93
$135,473.40
$1,625,680.80
 
(c)           The Base Rent for the second Renewal Term shall be the greater of (i) the Market Rent as determined in subsection 4.1(e) below or (ii) the then escalated Base Rent at the end of the first Renewal Term as follows:
 
(d)           The " Market Rent " shall be the prevailing market rate of rent   and all charges for comparable space at the end of the Term as increased in accordance with market rate annual escalations.  If Tenant exercises its option to renew hereunder, Tenant and Landlord shall make a good faith effort to agree on the Market Rent on or before a date (the "Outside Negotiation Date" ) which is no later than nine (9) months prior to the expiration of the Term, and prior to implementing the procedures set forth below if the parties are unable to agree.  If Landlord and Tenant are unable to agree upon the Market Rent by the Outside Negotiation Date, then Landlord and Tenant shall determine the Market Rent in accordance with the appraisal procedure set forth herein.  Within ten (10) days after the Outside Negotiation Date, the parties shall appoint a broker who shall be mutually agreeable to both Landlord and Tenant, shall have at least ten (10) years' experience as a broker of commercial leasehold estates, and shall be knowledgeable in office rentals in the Providence, Rhode Island market.  If the parties are unable to agree on a broker within such ten (10) day period, then each party, within five (5) days after the expiration of such ten (10) day period, shall appoint a broker (with the same qualifications) and the two (2) brokers (or the one broker if either Landlord or Tenant fails timely to appoint a broker) shall together appoint a third broker with the same qualifications.  The broker or brokers so appointed then shall determine, within sixty (60) days after the appointment of such broker or brokers, the then Market Rent for the Premises.  Among the factors to be considered by the broker(s) in determining the fair market base rent for the Premises shall be those factors set out below.  The figure arrived at by the broker (or the average of the figures arrived at by the three brokers, if applicable) shall be used as the Market Rent for such renewal term.  If the three broker method is chosen, then if any broker's estimate of fair Market Rent is either (x) less than ninety percent (90%) of the average figure or (y) more than one hundred ten percent (110%) of such average, then the fair market rent will be either (1) the average of the remaining two (2) appraisal figures falling within such a range of percentages, (2) the remaining appraisal that is within such range of percentages or (3) if none of the figures are within such range, the average of the three (3) appraisals.  Landlord and Tenant shall each bear the cost of its broker and shall share equally the cost of the third broker.

 
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(e)             In determining the Market Rent, the parties hereto and such brokers shall be guided by the following principles:  the Market Rent shall be determined by reference to office space in office buildings in the Providence market or comparable neighborhoods in the Providence, Rhode Island metropolitan area most comparable to the quality, location, amenities, stature, reputation, visibility and services of the Building.  The Market Rent shall take into account the fact that there are no new tenant improvements to be constructed by Landlord nor other lease-up costs (except broker commissions, if any) and shall provide for updating the Base Operating Costs to the first year of each renewal term, if such factors are considered market concessions at such time.  The valuation shall be conducted in accordance with the provisions of this Section and, to the extent not inconsistent herewith, in accordance with the then prevailing rules of the American Arbitration Association in Rhode Island (or any successor thereto).  The final determination of such brokers shall be in writing and shall be binding and conclusive on the parties, each of whom shall receive counterpart copies thereof.  In rendering such decision the brokers shall not add to, subtract from, or otherwise modify the provisions of this Lease.  In determining the Market Rent, the brokers shall consider all the items set forth above for consideration in determining the Market Rent.  Instructions to such effect shall be given to the brokers.
 
4.2            Additional Rent .  Additional rent (" Additional Rent ") shall include any and all charges or other amounts that the Tenant is obligated to pay to the Landlord under this Lease, other than the Base Rent.
 
4.3            Operating Costs .
 
4.3.1         Computation .  Within one hundred twenty (120) days after the end of each calendar year during the Term, the Landlord shall compute the total of the Operating Costs incurred for the Building during such calendar year, and the Landlord shall allocate them to each separate rentable space within the Building in proportion to the respective operating costs percentages assigned to such spaces; provided that anything herein to the contrary notwithstanding, wherever the Tenant and/or any other tenant of space within the Building has agreed in its lease or otherwise to provide any item of such services partially or entirely at its own expense, or wherever in the Landlord's reasonable judgment any such significant item of expense is not incurred with respect to or for the benefit of all of the net rentable space within the Building, in allocating the Operating Costs pursuant to this subsection, the Landlord shall make an appropriate adjustment, using generally accepted accounting principles and/or sound commercial office lease management practices so as to avoid allocating to the Tenant or to such other tenant (as the case may be) those Operating Costs covering such services already being provided by the Tenant or by such other tenant at its own expense, or to avoid allocating to all of the net rentable space within the Project those Operating Costs incurred only with respect to a portion thereof, as aforesaid.  The Tenant shall have the right to review the books and records of the Landlord with respect to the calculation of Operating Costs for the prior Lease Year and the underlying cost for each item included in Operating Costs for such Lease Year at the Landlord's office during normal business hours, at the Tenant's sole expense, provided (i) the Tenant provides at least fifteen (15) days' advance written notice to the Landlord of its desire to inspect such books and records, and (ii) such request is made within ninety (90) days after the Operating Costs Statement is delivered by the Landlord to the Tenant.  If, upon Tenant's review of the books and records, it is ultimately determined that the Operating Costs were overstated by more than five percent (5%), then the reasonable cost of the review shall be paid for by Landlord.  Tenant shall be permitted to make copies of the books and records reviewed at its sole cost and expense.

 
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4.3.2         Payment as Additional Rent .  For each Operating Year, the Tenant shall pay as Additional Rent to the Landlord, in the manner provided herein, Tenant's Share of Increased Operating Costs.  The Landlord shall send to the Tenant an annual statement setting forth the Operating Costs for the applicable calendar year.
 
4.3.3         Proration .  If only part of any calendar year falls within the Term, the amount computed as Tenant's Share of Increased Operating Costs for such calendar year under this subsection shall be prorated in proportion to the portion of such calendar year falling within the Term (but the expiration of the Term before the end of a calendar year shall not impair the Tenant's obligation hereunder to pay such prorated portion of Tenant's Share of Increased Operating Costs for that portion of such calendar year falling within the Term, which amount shall be paid on demand).
 
4.3.4         Landlord's Right to Estimate .  Anything in this subsection to the contrary notwithstanding, the Landlord, at its reasonable discretion, may (a) make from time to time during the Term a reasonable estimate of the Operating Costs which may become due under this subsection for any calendar year, (b) require the Tenant to pay to the Landlord for each calendar month during such year one twelfth (1/12) of such Operating Costs, at the time and in the manner that the Tenant is required hereunder to pay the monthly installment of the Base Rent for such month, and (c) increase or decrease from time to time during such calendar year the amount initially so estimated for such calendar year, all by giving the Tenant at least twenty (20) days prior written notice thereof, accompanied by a schedule setting forth in reasonable detail the expenses comprising the Operating Costs, as so estimated.  In such event, the Landlord shall cause the actual amount of such Operating Costs to be computed and certified to the Tenant within one hundred twenty (120) days after the end of such calendar year.  Any overpayment or deficiency in the Tenant's payment of Tenant's Share of Increased Operating Costs shall be adjusted between the Landlord and the Tenant; the Tenant shall pay the Landlord or the Landlord shall credit to the Tenant's account (or, if such adjustment is at the end of the Term, the Landlord shall pay to the Tenant), as the case may be, within fifteen (15) days after such notice to the Tenant, such amount necessary to effect such adjustment.  The Landlord's failure to provide such notice within the time prescribed above shall not relieve the Tenant of any of its obligations hereunder.

 
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4.4            When Due and Payable .
 
4.4.1         Base Rent .  The Base Rent for any Lease Year shall be due and payable in twelve (12) consecutive, equal monthly installments, in advance, on the first (1st) day of each calendar month during such Lease Year.  In addition, if the Rent Commencement Date falls on a day other than the first day of a calendar month, then the Base Rent for the first month of the Term shall be prorated based on the number of days remaining in that month and such amount shall be due and payable on the Rent Commencement Date.
 
4.4.2         Additional Rent .  Any Additional Rent accruing to the Landlord under this Lease, except as is otherwise set forth herein, shall be due and payable within twenty (20) days after receipt by Tenant of written notice from Landlord that such Additional Rent is due and payable, unless Landlord is prevented from providing Tenant with twenty (20) days to make such payment because the Landlord received fewer than twenty (20) days notice that such charge or expense comprising the Additional Rent was due and payable, in which case the Landlord shall immediately make written demand upon the Tenant for payment and such Additional Rent shall be due and payable at such time.
 
4.4.3         No Set-Off; Late Payment .  Each such payment shall be made promptly when due, without any deduction or setoff whatsoever, and without demand, failing which the Tenant shall pay to the Landlord as Additional Rent, after the fifth (5th) day after such payment remains due but unpaid, a late charge equal to five percent (5%) of such payment which remains due but unpaid.  In addition, any payment that is not paid by the tenth (10th) day after written notice that such payment is due shall bear interest at the Default Rate.  Any payment made by the Tenant to the Landlord on account of Rent may be credited by the Landlord to the payment of any Rent then past due before being credited to Rent currently falling due.  Any such payment which is less than the amount of Rent then due shall constitute a payment made on account thereof, the parties hereto hereby agreeing that the Landlord's acceptance of such payment (whether or not with or accompanied by an endorsement or statement that such lesser amount or the Landlord's acceptance thereof constitutes payment in full of the amount of Rent then due) shall not alter or impair the Landlord's rights hereunder to be paid all of such amount then due, or in any other respect.
 
4.5            Where Payable .  The Tenant shall pay the Rent, in lawful currency of the United States of America, to the Landlord by delivering or mailing it to the Landlord's address set forth herein, or to such other address or in such other manner as the Landlord from time to time specifies by written notice to the Tenant.
 
4.6            Tax on Lease .  Other than Landlord's income taxes or any tax on lease imposed in lieu of income taxes, if federal, state or local law now or hereafter imposes any tax, assessment, levy or other charge directly or indirectly upon (a) the Landlord with respect to this Lease or the value thereof, (b) the Tenant's use or occupancy of the Premises, (c) the Base Rent, Additional Rent or any other sum payable under this Lease, or (d) this transaction, then the Tenant shall pay the amount thereof as Additional Rent to the Landlord upon demand, unless the Tenant is prohibited by law from doing so, in which event the Landlord at its election may terminate this Lease by giving written notice thereof to the Tenant.

 
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4.7            Advance Rent .   Tenant has as of this date deposited with Landlord the sum of $52,500.00 representing advance payment of the first month's Base Rent, to be applied by Landlord to such rental obligations.
 
5       TAXES.
 
5.1            Payment .  For each Tax Year, the Tenant shall pay to the Landlord, in the manner provided herein, Tenant's Share of Increased Taxes.
 
5.2            Proration .  If only part of any Tax Year falls within the Term, the amount computed as Tenant's Share of Increased Taxes for such Tax Year under this subsection shall be prorated in proportion to the portion of such Tax Year falling within the Term (but the expiration of the Term before the end of a Tax Year shall not impair the Tenant's obligations hereunder to pay such prorated portion of Tenant's Share of Increased Taxes for that portion of such Tax Year falling within the Term, which amount shall be paid on demand).
 
5.3            Method of Payment .  Tenant's Share of Increased Taxes shall be paid by the Tenant in advance, in equal monthly installments in such amounts as are estimated and billed for each Tax Year by the Landlord at the commencement of the Term and at the beginning of each successive Tax Year during the Term, each such installment being due on the first day of each calendar month.  The Landlord may re-estimate Tenant's Share of Increased Taxes and thereafter adjust the Tenant's monthly installments payable during the Tax Year in a reasonable manner and with at least twenty (20) days prior written notice to Tenant to reflect more accurately Tenant's Share of Increased Taxes.  Within one hundred twenty (120) days after the Landlord's receipt of tax bills for each Tax Year, the Landlord will notify the Tenant of the amount of Taxes for the Tax Year in question and the amount of Tenant's Share of Increased Taxes thereof.  Any overpayment or deficiency in the Tenant's payment of Tenant's Share of Increased Taxes for each Tax Year shall be adjusted between the Landlord and the Tenant; the Tenant shall pay the Landlord or the Landlord shall credit to the Tenant's account (or, if such adjustment is at the end of the Term, the Landlord shall pay the Tenant), as the case may be, within fifteen (15) days after such notice to the Tenant, such amount necessary to effect such adjustment.  The Landlord's failure to provide such notice within the time prescribed above shall not relieve the Tenant of any of its obligations hereunder.  Upon written request by Tenant, Landlord shall provide Tenant with a copy of the applicable tax bill and Landlord's calculation of taxes for the applicable Tax Year.
 
5.4            Allocation of Taxes/Tax Contest .  Landlord shall allocate Taxes among tenants of the Building based on square footage.  If separate buildings exist on the same tax parcel, Taxes for each building shall be allocated based on respective values as reflected on the tax assessor’s worksheet.  Upon written request by Tenant given with respect to any Tax Year during the Term and provided that Tenant is leasing at least 52,560 square feet in the Building, Landlord shall (i) contest the tax assessment for such Tax Year or (ii) apply for a rebate or a reduction in Taxes.  Any rebate or reduction in Taxes that are achieved by Landlord as a result of any proceeding shall be applied proportionately as a credit and adjustment to Tenant’s Share of Increased Taxes, after deducting Landlord’s reasonable expenses including without limitation, reasonable attorneys’ fees and disbursements in connection with such proceeding.  If Tenant is to receive such a rebate, credit or reimbursement and such rebate, credit or reimbursement exceeds Tenant's payment obligation for Tenant’s Share of Increased Taxes for such Tax Year, Tenant shall be credited such savings against Tenant's future payments of Tenant's Share of Increased Taxes for each Tax Year thereafter until the amount of such savings is exhausted.

 
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5.5            Tax Treaty .  If due to Tenant's occupancy in the Building, the City of Providence enacts a tax treaty resulting in lower real estate taxes for the Premises and/or the Building, such lower Taxes will directly inure to Tenant's benefit by virtue of a dollar for dollar reduction in Base Rent.   By way of example, if the tax treaty is enacted Landlord and Tenant agree that the portion of Taxes included in Tenant’s Base Rent shall be $2.40 per square foot.  If, for Lease Year 1, Taxes are $.89 per square foot due to the tax treaty, Tenant’s Base Rent shall be reduced by $1.51 per square foot ($2.40 per square foot less $.89 per square foot equals $1.51 per square foot).
 
5.6            Taxes on Rent .  In addition to Tenant's Share of Increased Taxes, the Tenant shall pay to the appropriate agency any sales, excise and other tax (not including, however, the Landlord's income taxes or any tax on rent imposed in lieu of income taxes) levied, imposed or assessed by the State of Rhode Island or any political subdivision thereof or other taxing authority upon any Rent payable hereunder.  The Tenant shall also pay, prior to the time the same shall become delinquent or payable with penalty, all taxes separately imposed on its inventory, furniture, trade fixtures, apparatus, equipment, leasehold improvements installed by the Tenant or by the Landlord on behalf of the Tenant and owned by Tenant and any other property of the Tenant.
 
6       USE OF PREMISES.
 
6.1            Nature of Use .  The Tenant shall use the Premises only for general office purposes, training rooms and related accessory uses.
 
6.2            Compliance with Law and Covenants .  The Tenant, throughout the Term and at its sole expense, in its use and possession of the Premises, shall comply promptly and fully with (i) all Legal Requirements applicable to the use, occupancy and alteration of the Premises; (ii) pay when due all personal property taxes, payroll taxes, income taxes, license fees and other taxes assessed, levied or imposed upon the Tenant or any other person in connection with the operation of its business upon the Premises or its use thereof in any other manner; and (iii) not obstruct, annoy or interfere with the rights of other tenants.  The Landlord shall deliver the Premises to the Tenant in compliance with all Legal Requirements.  During the Term, except for Tenant's obligations as set forth above, Landlord shall comply with all Legal Requirements which are applicable to any or all of the Building or Project.
 
6.3            Mechanics' Liens .  Without limiting the generality of the foregoing provisions of this section, the Tenant shall not create or permit to be created, and if created shall discharge, have released or bond over, any mechanics' or materialmens' lien arising while this Lease is in effect and affecting any or all of the Premises, the Building and/or the Project, and the Tenant shall not permit any other matter or thing whereby the Landlord's estate, right and interest in any or all of the Premises, the Building and/or the Project might be impaired.  The Tenant shall defend, indemnify and hold harmless the Landlord against and from any and all liability, claim of liability or expense (including but not limited to that of reasonable attorneys' fees) incurred by the Landlord on account of any such lien or claim.

 
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6.4            Signs .  Tenant shall have the right to install exterior signage at the entrance to the Premises, subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld or delayed.  The Tenant shall not erect any other signs upon the Premises or the remainder of the Building or the Project without obtaining the prior written consent of Landlord.  The Landlord shall provide, at the Landlord’s sole expense for the first time only, customary identification of the Tenant’s business on the lobby directory of the Building.
 
6.5            License .
 
6.5.1         Grant of License .  The Landlord hereby grants to the Tenant a non-exclusive license to use (and to permit its officers, directors, agents, employees and invitees to use), in the course of conducting business at the Premises, the Common Areas.
 
6.5.2         Non-Exclusive License .  Such license shall be exercised in common with the exercise thereof by the Landlord, the other tenants or occupants of the Project, and their respective officers, directors, agents, employees and invitees.
 
6.5.3         Parking Areas; Changes .
 
(a)           The Landlord reserves the right to change the entrances, exits, traffic lanes, boundaries and locations of the Parking Areas.  The Landlord reserves the right to designate for the specific account of the Tenant, and/or of other tenants of the Project, specific parking areas or spaces constructed around, within or under the Project.  All Parking Areas and facilities which may be furnished by the Landlord in or near the Project, including any employee parking areas, truckways, loading docks, pedestrian sidewalks and ramps, landscaped areas and other areas and improvements which may be provided by the Landlord for the Tenant's exclusive use or for general use, in common with other tenants, their officers, agents, employees and visitors, shall at all times be subject to the Landlord's exclusive control and management, and the Landlord shall have the right from time to time to establish, modify and enforce reasonable rules and regulations with respect thereto.  The Landlord shall have the right to (a) police the Common Areas, (b) establish and from time to time to change the level of parking surfaces, (c) close all or any portion of the Common Areas to such extent as, in the opinion of the Landlord's counsel, may be legally sufficient to prevent a dedication thereof or the accrual of any rights to any person or to the public therein, (d) close temporarily all or any portion of the Parking Areas, (e) discourage non-tenant parking, and (f) do and perform such other acts in and to the Common Areas as, in the use of good business judgment, the Landlord determines to be advisable with a view to the improvement of the convenience and use thereof by tenants, their officers, agents, employees and visitors.  The Tenant shall cause its officers, agents and employees to park their automobiles only in such areas as the Landlord from time to time may designate by written notice to the Tenant as employee parking areas, and the Tenant shall not use or permit the use of any of the Common Areas in any manner which will obstruct the driveways or throughways serving the Parking Areas or any other portion of the Common Areas allocated for the use of others.

 
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(b)           Landlord hereby grants to Tenant and Tenant’s employees and invitees, the non-exclusive right during the Term to use without charge four (4) parking spaces per 1,000 square feet leased by Tenant for a total of 210 parking spaces, which parking spaces shall at all times be located within that certain area marked on Exhibit H .  At Landlord's request, Tenant shall provide license plate numbers for its employees and otherwise cooperate with Landlord's management of the Parking Areas, which may include attended parking service.  Such parking expenses shall be part of Operating Expenses.  To the extent additional parking spaces are available, Landlord may issue to Tenant additional parking permits at Landlord’s then standard rate, which rate may vary based upon whether such parking permits relate to outdoor or indoor parking.  If there is an increase or a decrease in the rentable square footage of the Premises, the number of parking spaces available to Tenant shall increase or decrease, as the case may be, at a rate of 4 spaces per 1,000 rentable square feet of such increase or decrease.  If Landlord constructs a structured parking garage on the Project that is available for use by commercial tenants, then Tenant shall have the right to park in such garage subject to the terms of this Lease.
 
6.5.4         Alterations .  The Landlord reserves the right at any time and from time to time (i) to change or alter the location, layout, nature or arrangement of the Common Areas or any portion thereof, including but not limited to the arrangement and/or location of entrances, passageways, doors, corridors, stairs, lavatories, elevators, parking areas, and other public areas of the Building, and (ii) to construct additional improvements on the Project and make alterations thereof or additions thereto and build additional stories on or in any such buildings adjoining the same; provided, however, that no such change or alteration shall deprive the Tenant of access (ingress and egress) to and from the Premises, the Parking Areas (except as permitted pursuant to Section 6.5.3(a) above) or the number of allocated parking spaces as set forth in Section 6.5.3(b) above, or materially adversely affect the visibility of the Premises or Tenant's ability to conduct business in the Premises.
 
6.5.5         Use of Common Areas . The Landlord shall at all times have full and exclusive control, management and direction of the Common Areas.  The Tenant shall maintain in a neat and clean condition that area designated by the Landlord as the refuse collection area, and shall not place or maintain anywhere within the Project, other than within the area which may be designated by Landlord from time to time as such refuse collection area, any trash, garbage or other items, except as may otherwise be expressly permitted by this Lease.
 
6.6            Liability of Landlord .  The Landlord and its agents and employees shall not be liable to the Tenant or any other person whatsoever (a) for any injury to person or damage to Project caused by any defect in or failure of equipment, pipes, wiring or broken glass, or the backing up of any drains, or by gas, water, steam, electricity or oil leaking, escaping or flowing into the Premises, or (b) for any loss or damage that may be occasioned by or through the acts or omissions of any other tenant of the Project or of any other person whatsoever, in each case other than due to the negligence, intentionally tortuous or other act or omission of the Landlord or its employees or agents.

 
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6.7            Floor Load .  The Tenant shall not place a load upon any floor of the Premises exceeding the floor load per square foot area which such floor was designed to carry.  The Landlord reserves the right to prescribe the weight and position of all safes and other heavy equipment, and to prescribe the reinforcing necessary, if any, which in the opinion of the Landlord may be required under the circumstances, such reinforcing to be at the Tenant's sole expense.  Business machines and mechanical equipment shall be placed and maintained by the Tenant in settings sufficient in the Landlord's judgment to absorb and prevent vibration and noise, and the Tenant shall, at its sole expense, take such steps as the Landlord may direct to remedy any such condition.
 
6.8            Hazardous Materials .  The Tenant warrants and agrees that the Tenant shall not cause or permit any Hazardous Material (defined below) to be brought upon, kept or used in or about the Premises by the Tenant, its agents, employees, contractors or invitees.  If the Tenant breaches the obligations stated in the preceding sentence, then the Tenant shall indemnify, defend and hold the Landlord harmless from and against any and all claims, judgments, damages, penalties, fines, costs, liabilities or losses (including, without limitation, diminution in value of the Premises, the Building and the Project generally, damages for the loss or restriction on use of rentable or usable space or of any amenity of the Building or the Project generally, damages from any adverse impact on marketing of space in the Building, and sums paid in settlement of claims, reasonable attorneys' fees, reasonable consultant fees and reasonable expert fees) which arise during or after the Term as a result of such contamination.  Tenant shall deliver to Landlord copies of all Material Safety Data Sheets or other written information prepared by manufacturers, importers or suppliers of any Hazardous Material brought upon the Premises, and all notices, filings, permits and any other written communications from or to Tenant and any entity regulating any Hazardous Materials brought upon the Premises.  For purposes of this Lease, the term “Hazardous Materials” shall mean pollutants, contaminants, toxic or hazardous wastes or other materials the removal of which is required or the use of which is regulated, restricted, or prohibited by any present or future federal, state or local laws, ordinances, rules or regulations (including the rules and regulations of the federal Environmental Protection Agency and comparable state agency) relating to the protection of human health or the environment, but excluding immaterial quantities of substances customarily and prudently used in the normal course of business on the Premises or in the cleaning or maintenance of the Premises in accordance with any applicable law.
 
7       INSURANCE AND INDEMNIFICATION.
 
7.1            Insurance .  At all times from and after the earlier of (i) the entry by the Tenant into the Premises, or (ii) the Rent Commencement Date, the Tenant shall take out and keep in full force and effect, at its expense:
 
(a)           commercial general liability insurance with a combined single limit of not less than One Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,000) in the aggregate, which limit may be reasonably increased by Landlord to reflect changing legal liability standards;

 
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(b)           special form property insurance written at an amount sufficient to cover the full replacement cost value of all of Tenant's property within the Premises, except for improvements which are part of the Landlord's Work;
 
(c)           business interruption and extra expense insurance on an actual loss sustained basis and for a minimum period of twelve (12) months;
 
(d)           worker's compensation or similar insurance in form and amounts required by law; and
 
(e)           such other insurance in such types and amounts as Landlord may reasonably require, provided that such other insurance is in accordance with standards generally accepted for comparable buildings in the Providence area.
 
7.2          Tenant's Contractor's Insurance .  The Tenant shall require any contractor of the Tenant performing work in, on or about the Premises to take out and keep in full force and effect, at no expense to the Landlord, such insurance as Landlord may reasonably require in accordance with standards generally acceptable for comparable work in the Providence area .
 
7.3            Policy Requirements . The company or companies writing any insurance which the Tenant is required to take out and maintain or cause to be taken out or maintained pursuant to this Lease, as well as the form of such insurance, at all times be subject to the Landlord's reasonable approval, and any such company or companies shall be authorized to do business in the State of Rhode Island and have a rating of at least A- or better and a financial size rating of XII or larger from Best's Key Rating Guide and Supplemental Service (or comparable rating from a comparable insurance rating service).  Public liability and all-risk casualty insurance policies evidencing such insurance shall name the Landlord and/or its designees (including, without limitation, any Mortgagee) as additional insureds, shall be primary and noncontributory, and shall also contain a provision by which the insurer agrees that such policy shall not be cancelled, materially changed, terminated or not renewed except after thirty (30) days' advance written notice to the Landlord and/or such designees.  Tenant shall provide Landlord with certificates evidencing the insurance coverage required hereunder prior to the Commencement Date, upon renewal of each policy and upon written request from Landlord.
 
7.4            Indemnities by Tenant and Landlord .
 
7.4.1        Notwithstanding any policy or policies of insurance required of the Tenant, the Tenant, for itself and its successors and assigns, to the extent permitted by law, shall defend, indemnify and hold harmless the Landlord, the Landlord's agents and any Mortgagee against and from any and all liability or claims of liability by any person asserted against or incurred by the Landlord and/or such agent or Mortgagee in connection with (i) the use, occupancy, conduct, operation or management of the Premises by the Tenant or any of its agents, contractors, servants, employees, licensees, concessionaires, suppliers, materialmen or invitees during the Term; (ii) any work or thing whatsoever done or not done on the Premises during the Term performed by Tenant, its employees, agents or contractors; (iii) any breach or default in performing any of the obligations under the provisions of this Lease and/or applicable law by the Tenant or any of its agents, contractors, servants, employees, licensees, suppliers, materialmen or invitees during the Term; (iv) any negligent, intentionally tortuous or other act or omission by the Tenant or any of its agents, contractors, servants, employees, licensees, concessionaires, suppliers, materialmen or invitees during the Term; or (v) any injury to or death of any person or any damage to any property occurring upon the Premises (whether or not such event results from a condition existing before the execution of this Lease or resulting in the termination of this Lease) unless caused by the negligence, intentionally tortuous or other act or omission of Landlord, its agents or employees, and from and against all costs, expenses and liabilities incurred in connection with any claim, action, demand, suit at law, in equity or before any administrative tribunal, arising in whole or in part by reason of any of the foregoing (including, by way of example rather than of limitation, the fees of attorneys, investigators and experts), all regardless of whether such claim, action or proceeding is asserted before or after the expiration of the Term or any earlier termination of this Lease.

 
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7.4.2        If any such claim, action or proceeding is brought against the Landlord and/or any agent or Mortgagee, the Tenant, if requested by the Landlord or such agent or Mortgagee, and at the Tenant's expense, promptly shall resist or defend such claim, action or proceeding or cause it to be resisted or defended by an insurer.  The Tenant shall keep the Landlord reasonably apprised of the proceeding and shall not settle such proceeding without the prior written approval of the Landlord, not to be unreasonably withheld, conditioned or delayed unless such settlement would be adverse to the interests of Landlord in its commercially reasonable judgment in which case Landlord may withhold its consent in its sole discretion.
 
7.4.3        Subject to the provisions of subsection 7.8, the Landlord hereby agrees for itself and its successors and assigns to indemnify and save the Tenant harmless from and against any liability or claims of liability arising out of the negligence, intentionally tortuous or other act or omission of the Landlord, its agents or employees and/or any failure of Landlord to perform its obligations under the Lease.
 
7.5            Landlord Not Responsible for Acts of Others .  The Landlord shall not be responsible or liable to the Tenant, or to those claiming by, through or under the Tenant, for any loss or damage which may be occasioned by or through the acts or omissions of persons occupying or using space adjoining the Premises or any part of the premises adjacent to or connecting with the Premises or any other part of the Building or the Project, or for any loss or damage resulting to the Tenant (or those claiming by, through or under the Tenant) or its or their property, from (a) the breaking, bursting, stoppage or leaking of electrical cable and/or wires, or water, gas, sewer or steam pipes, (b) falling plaster, concrete or other matter, or (c) dampness, water, rain or snow in any part of the Building unless caused by the negligent, intentionally tortuous or other act or omission of the Landlord, its agents or employees.  To the maximum extent permitted by law, the Tenant agrees to use and occupy the Premises, and to use such other portions of the Project as the Tenant is herein given the right to use, at the Tenant's own risk. The Landlord is not obligated to protect from the criminal acts of third parties the Tenant, Tenant's agents, customers, invitees or  employees, the Premises or the property of Tenant or any property of any of Tenant's agents, customers, invitees or employees.  Tenant acknowledges that, if Landlord shall provide security guards for the Common Areas, Landlord does not represent, guarantee, or assume responsibility that Tenant will be secure from any claims or causes of action relating to such security guards.

 
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7.6            Landlord's Insurance .  During the Term, the Landlord shall maintain, in commercially reasonable amounts in accordance with standards generally accepted for comparable buildings in the Providence area, (a) insurance on the Project against loss or damage by fire and all of the hazards included in the extended coverage endorsement, (b) comprehensive liability and property damage insurance with respect to the Common Areas, against claims for personal injury or death, or property damage suffered by others occurring in, on or about the Project, and (c) any other insurance, in such form and in such amounts as are deemed reasonable by the Landlord, including, without limitation, rent continuation and business interruption insurance, theft insurance and workers' compensation, flood and earthquake, and boiler and machinery insurance.  The costs and expenses of any and all such insurance carried by the Landlord shall be deemed a part of Operating Costs.
 
7.7            Increase in Insurance Premiums .  The Tenant shall not do or suffer to be done, or keep or suffer to be kept, anything in, upon or about the Premises, the Building or the Project which will contravene the Landlord's policies of hazard or liability insurance or which will prevent the Landlord from procuring such policies from companies reasonably acceptable to the Landlord.  If anything done, omitted to be done, or suffered by the Tenant to be kept in, upon or about the Premises, the Building or the Project shall cause the rate of fire or other insurance on the Premises, the Building or the Project to be increased beyond the minimum rate from time to time applicable to the Premises or to any such other property for the use or uses made thereof, the Tenant shall pay to the Landlord, as Additional Rent, the amount of any such increase upon the Landlord's demand therefor.
 
7.8            Waiver of Right of Recovery .  To the extent that any loss or damage to the Premises, the Building, the Project, any building, structure or other tangible property, or resulting loss of income, or losses under workers' compensation laws and benefits, are covered by insurance, neither party shall be liable to the other party or to any insurance company insuring the other party (by way of subrogation or otherwise), even though such loss or damage might have been occasioned by the negligence of such party, its agents or employees.
 
8       SERVICES AND UTILITIES.
 
8.1            Services Provided .  Landlord shall provide the following services and utilities, the cost of which shall be included as an Operating Cost or paid by Tenant in accordance with Section 8.2 below:
 
(a)              central heating and air conditioning in the Premises and the Common Areas at temperature levels within a range of 68-74 degrees;
 
(b)              electrical service, subject to Tenant’s obligation to pay the costs of Tenant Electric;
 
(c)              janitorial services five business days per week pursuant to the specifications set forth on Exhibit G ; and
 
(d)              at least one elevator, to be used in common with other tenants.

 
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Tenant shall have access to the Premises, utilities and elevators seven (7) days a week, twenty-four (24) hours a day, subject to and in accordance with any security procedures that Landlord may have in place and subject further to any maintenance and repairs to the utility systems and elevators which may be necessary to perform after hours.
 
8.2            Utility Providers .  Tenant shall be responsible for the payment of all Tenant Electric.   Tenant Electric used in the Premises shall be directly measured by a separate meter to be provided by Landlord as part of Landlord’s Work (unless provided by the utility company directly) and Tenant shall maintain an account in its name with such utility provider and shall pay such amounts directly to the applicable utility provider and, upon written request, provide Landlord with a copy of any invoices.  Upon reasonable prior notice, Landlord or its designated electric service provider may have access to the Premises to install equipment necessary to deliver electric service to the Premises or the Building provided that Landlord or the utility company shall restore the Premises to its condition prior to the commencement of such work.  Landlord and Tenant each reserve the right to switch utility providers, if legally permissible, at any time.  Landlord shall not be liable to Tenant for damages arising as a result of service interruptions caused by any electric service provider.  Electric current supplied to or used in the Premises may be measured by a submeter.
 
8.3            Interruption .  Any failure by the Landlord to furnish any of the foregoing services or utilities, resulting from circumstances beyond the Landlord's reasonable control or from interruption of such services due to repairs or maintenance, shall not render the Landlord liable in any respect for damages to either person or property, nor be construed as an eviction of the Tenant, nor cause an abatement of rent hereunder, nor relieve the Tenant from any of its obligations hereunder, unless caused by Landlord or its agents, employees and/or contractors.  If any public utility or governmental body shall require the Landlord or the Tenant to restrict the consumption of any utility or reduce any service for the Premises or the Building, the Landlord and the Tenant shall comply with such requirements, whether or not the services and utilities referred to herein are thereby reduced or otherwise affected, without any liability on the part of the Landlord to the Tenant or any other person or any reduction or adjustment in rent payable hereunder.  The Landlord and its agents shall be permitted reasonable access to the Premises for the purpose of installing and servicing systems within the Premises deemed necessary by the Landlord to provide the services and utilities referred to herein to the Tenant and other tenants in the Building.
 
8.4            Capacity .  Tenant shall not at any time overburden or exceed the capacity of the mains, feeders, ducts, conduits, or other facilities by which such utilities are supplied to, distributed in or serve the Premises.  If Tenant desires to install any equipment that shall require additional utility facilities or utility facilities of a greater capacity than the facilities existing, such installation shall be subject to Landlord's prior written approval of Tenant's plans and specifications therefor.  If such installation is approved by Landlord and if Landlord provides such additional facilities to accommodate Tenant's installation, Tenant agrees to pay Landlord, on demand, the cost for providing such additional utility facilities or utility facilities of greater capacity.  Except as provided by Landlord as part of Landlord’s Work, Landlord shall not be responsible for providing any meters or other devices for the measurement of utilities supplied to the Premises.  

 
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8.5            Trash Removal .  Landlord shall cause to be operated a trash removal service for the Project, the costs and expenses of which shall be a part of Operating Costs.  In the event that Tenant's use of the Premises requires trash removal services in excess of that required for standard office tenants, Tenant shall pay to Landlord, as additional rent all costs and expenses in excess of the trash removal costs which are attributable to such excess usage.  Tenant shall make its reasonable efforts to participate in Landlord’s recycling program.
 
8.6            Central HVAC System; Photovoltaic Power .  Electricity costs for powering the central HVAC system serving the Building (the “Central HVAC”) shall be a part of Operating Costs.  However, Landlord and Tenant agree to investigate the possibility of Tenant paying for its direct share of electricity used to power the Central HVAC.  In the event that Tenant pays for its share of electricity used to power the Central HVAC directly, Landlord shall make a commensurate reduction in the Base Rent due pursuant to Section 4.1 above.  If the Tenant is able to secure funding for a photovoltaic power system that provides Landlord with a full return on investment in less than six (6) years, Landlord will agree to pursue the approvals necessary for the installation of a photovoltaic power system in the Building.  In exchange, Tenant shall benefit from the free use of all electricity generated by the photovoltaic power system through the Term and any expansions and extensions thereof.
 
9       REPAIRS AND MAINTENANCE.
 
9.1            Landlord's Duty to Maintain Structure .  The Landlord shall maintain or cause to be maintained in good operating condition the structure of the Building and shall be responsible for structural repairs to the exterior walls, load bearing elements, foundations, roofs, structural columns and structural floors with respect thereto, and the Landlord shall make all required repairs thereto, the costs of which shall be Operating Costs, provided, however, that if the necessity for such repairs shall have arisen, in whole or in part, from the negligence or willful acts or omissions of the Tenant, its agents, concessionaires, officers, employees, licensees, invitees or contractors, or by any unusual use of the Premises by the Tenant, then the Landlord may collect the cost of such repairs, as Additional Rent, upon demand.  In addition, the Landlord shall provide the maintenance for all pipes and conduits and all mechanical, electrical, HVAC and plumbing systems so that such pipes, conduits and systems remain in good, safe, clean and sanitary condition, the costs of which shall be Operating Costs.  If Tenant requires lighting other than the standard lighting provided by Landlord for the Building, Tenant shall be required to pay for such lighting, including the replacement of its own light bulbs and ballasts or pay Landlord on demand for the costs thereof.  Any replacement light bulbs and ballasts for standard lighting provided by Landlord for the Building shall be at Landlord’s cost.
 
9.2            Tenant's Duty to Maintain Premises .  Except as provided in subsection 9.1, the Tenant shall keep and maintain the Premises and all fixtures and equipment located therein in a good, safe, clean and sanitary condition consistent with the operation of a first-class office building, and in compliance with all Legal Requirements applicable to the use, occupancy and alteration of the Premises. Except as provided in subsection 9.1, all injury, breakage and damage to the Premises (and to any other part of the Building and/or the Project, if caused by any act or omission of the Tenant, its agents, concessionaires, officers, employees, licensees, invitees or contractors) shall be repaired or replaced by the Tenant at its expense The Tenant shall keep the Premises in a neat, clean and orderly appearance to a standard reasonably satisfactory to the Landlord.  The Tenant shall surrender the Premises at the expiration of the Term or at such other time as the Tenant may vacate the Premises in accordance with Section 3.4 of the Lease.

 
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10           IMPROVEMENTS.
 
10.1.1         Initial Tenant Improvements .  The Landlord shall, at its sole cost and expense (except as set forth herein), diligently complete the improvements to the Building and the Premises, including all architectural and mechanical plans and construction drawings related thereto, in a good and workmanlike manner, in accordance with all applicable laws and governmental requirements and in accordance with the approved space plan, scope of work and specifications attached hereto as Exhibit C (the “ Landlord’s Work ”) as further refined and agreed to in accordance with that certain schedule as set forth on Exhibit F (the " Schedule of Deliveries ").  Landlord and Tenant shall work together to achieve a LEED Commercial Interiors (CI) Certified level of certification for the Premises.  Landlord shall provide Tenant with as-built CAD files for the Premises after completion of Landlord’s Work.
 
10.1.2          Change Orders .  Tenant shall submit in writing any request for additional work or improvements or any changes or modifications to the Landlord’s Work, which shall be subject to Landlord’s approval, not to be unreasonably withheld or delayed.  If Landlord estimates that such additions, changes or modifications will increase the cost of Landlord’s Work (“ Tenant Excess ”), result in a Tenant Delay or otherwise delay Substantial Completion, then Landlord shall advise Tenant within five (5) calendar days of Tenant’s request of the cost of such change order and/or the delay in Substantial Completion that is due to the change order and, subject to Tenant’s right to revoke or continue with such request as provided hereinafter, the cost relating to such change order would be Tenant's sole responsibility.  Tenant shall have five (5) calendar days following receipt of such information from Landlord to elect to (a) revoke such request, or (b) continue with the modifications (it being agreed that Tenant’s failure to respond within such five (5) calendar day period shall be deemed an election to continue with the modifications).  Prior to the commencement of construction of Landlord’s Work, or prior to making any changes to Landlord’s Work, as applicable, Landlord may request that Tenant remit payment or authorization of payment for the Tenant Excess to Landlord.  Notwithstanding anything to the contrary herein, Landlord and Tenant may submit modifications to Landlord’s Work costing less than $5,000 upon oral notice to the Tenant’s Construction Contact and Landlord’s Construction Contact, as applicable.  Such modifications shall be documented in writing within five (5) calendar days after such oral request.  In the event of any Tenant Excess, Landlord shall be obligated to spend excess money to make additional tenant improvements only upon the satisfaction of the following two conditions: (i) the Landlord obtains an acceptable equity or financing source for the Tenant Excess, which equity or financing source shall be satisfactory to Landlord in its sole discretion and (ii) the Tenant agrees to pay an increased Base Rent in an amount necessary to amortize at ten percent (10%) the cost of the Tenant Excess over the remaining Term of the Lease.  If Tenant provides such additional funding, the promissory note and lease amendment in connection therewith shall be in substantially the form attached hereto as Exhibit E .

 
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10.1.3          Construction Contacts .  Tenant has designated Thomas Dziki to be Tenant’s construction contact (“ Tenant’s Construction Contact ”), who shall be entitled to field verify the existing status of the Premises, inspect the construction work, attend the periodic job-site meetings, and otherwise act on Tenant's behalf during construction.  Landlord shall provide Tenant’s Construction Contact with prior notice of all project meetings and copies of all material status reports.  Landlord agrees that it shall cooperate, and shall cause its contractor and Landlord's construction manager to cooperate, with Tenant's Construction Contact.  Tenant may designate a substitute Tenant's Construction Contact by written notice to Landlord.  Landlord has designated Sam Bradner to be Landlord’s construction contact (“ Landlord’s Construction Contact ”), who shall be Landlord’s liaison and be authorized to act on Landlord's behalf during construction.  Tenant agrees that it shall cooperate with Landlord’s Construction Contact and Landlord’s construction manager.  Landlord's Construction Contact shall have full authority to make all decisions on behalf of Landlord with respect to material or design changes and change orders (to be documented and submitted to the construction manager prior to completion), and any decisions made in the field by such construction contact shall be binding upon Landlord.  Landlord may designate a substitute Landlord's Construction Contact by written notice to Tenant.
 
10.1.4          Punchlist Inspection .  Within twenty (20) days following Substantial Completion, Tenant and Landlord shall inspect the Premises and Landlord and Tenant shall prepare and execute a punchlist.  Landlord shall complete as soon as conditions practically permit all punchlist items with a good faith effort on the part of Landlord to complete the punchlist items within thirty (30) days of the punchlist preparation and execution, and Tenant shall reasonably cooperate with Landlord in using the Premises in a manner that will not materially increase the cost of completion of the punchlist items.  Tenant shall not be responsible for the costs of completion of the punchlist items unless such costs are related to change orders approved in accordance with Section 10.1.2 and are payable by Tenant.
 
10.1.5          Construction .  As of the date of this Lease, Tenant acknowledges that the Building and the Project are under construction by the Landlord and that, during such construction, disruptions and inconveniences to the Tenant may occur.  During the construction and renovation of the Building and the Project, Tenant agrees to provide Landlord with any and all access to the Premises as is necessary for Landlord to complete the construction and renovation of the Building and the Project, provided however, Landlord agrees to use its best efforts to minimize any and all disruption and inconveniences to the Tenant.  In addition, Tenant agrees to follow the rules and regulations with respect to a site under construction, including, but not limited to, following all safety guidelines posted around or in construction areas.  No construction activities shall deprive the Tenant of access (ingress and egress) to and from the Premises, the Parking Areas (except as permitted pursuant to Section 6.5.3(a) above) or the number of allocated parking spaces as set forth in Section 6.5.3(b) above, or materially adversely affect the visibility of the Premises or Tenant's ability to conduct business in the Premises.
 
10.2            Tenant Alterations .

 
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10.2.1         The Tenant shall not make any alteration, improvement or addition which affects the structural portions of the Building or any non-structural interior alteration, improvement or addition in the aggregate costing more than Fifty Thousand Dollars ($50,000) (excluding painting, wallpapering and carpeting) (collectively "Alterations") to the Premises without first:
 
(a)           presenting to the Landlord plans and specifications therefor and obtaining the Landlord's written consent thereto (which shall not, in the case of (1) non-structural interior Alterations, or (2) Alterations that would not affect any electrical, mechanical, plumbing or other Building systems, be unreasonably withheld so long as such Alterations will not violate applicable law, historic preservation guidelines, or the provisions of this Lease, or impair the value of the Premises, the Building or the rest of the Project or be visible from the exterior of the Building) and
 
(b)           obtaining any and all governmental permits or approvals for such Alterations, which are required by applicable law; provided, that (1) any and all contractors or workmen performing such Alterations must first be approved by the Landlord, (2) all work is performed in a good and workmanlike manner in compliance with all applicable codes, rules, regulations and ordinances, and (3) the Tenant shall restore the Premises to its condition immediately before such Alterations were made, by not later than the date on which the Tenant vacates the Premises or the Termination Date, whichever is earlier.
 
10.2.2         The Tenant shall be responsible for the cost of repairing any damage to the Building caused by bringing therein any property for its use, or by the installation or removal of such property, regardless of fault or by whom such damage is caused.  Landlord shall have the right to require Tenant to remove any Alterations at the expiration or early termination of the Term and restore the Premises to substantially the condition prior to the completion of such Alterations, provided that Landlord gives Tenant written notice of such requirement prior to Tenant’s installation of such Alterations.
 
10.3            Acceptance of Possession .  The Tenant shall for all purposes of this Lease be deemed to have accepted the Premises and the Building and to have acknowledged them to be in the condition called for hereunder except with respect to those latent defects and defects of which the Tenant notifies the Landlord within sixty (60) days after the Rent Commencement Date, except that Tenant shall have (a) thirty (30) days after completion of the punchlist to notify Landlord of any defects in the punchlist items and (b) three hundred sixty-five (365) days after the Rent Commencement Date to notify Landlord of any hidden or latent defects or any defects to the HVAC system installed as part of Landlord's Work.
 
10.4            Fixtures .  Any and all improvements, repairs, alterations and all other property attached to, used in connection with or otherwise installed within the Premises by the Landlord or the Tenant shall become the Landlord's property, without payment therefor by the Landlord, immediately on the completion of their installation; provided that any machinery, equipment or fixtures installed by the Tenant and used in the conduct of the Tenant's trade or business (rather than to service the Premises, the Building or the Project generally) and not part of the Building Service Equipment shall remain the Tenant's property; but further provided that if any leasehold improvements made by the Tenant replaced any part of the Premises, such leasehold improvements that replaced any part of the Premises shall be and remain the Landlord's property.

 
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11       LANDLORD'S RIGHT OF ENTRY.
 
The Landlord and its authorized representatives shall be entitled to enter the Premises at any reasonable time during the Tenant's usual business hours after giving the Tenant at least twenty-four (24) hours' oral or written notice thereof, (a) to inspect the Premises, (b) to exhibit the Premises (i) to any existing or prospective purchaser or Mortgagee thereof, or (ii) to any prospective tenant thereof, provided that in doing so the Landlord and each such invitee observes all reasonable safety standards and procedures which the Tenant may require, and (c) to make any repair thereto and/or to take any other action therein which the Landlord is permitted to take by this Lease or applicable law (provided, that in any situation in which, due to an emergency or otherwise, the Landlord reasonably believes the physical condition of the Premises, the Building or any part of the Project would be unreasonably jeopardized unless the Landlord were to take such action immediately, the Landlord shall not be required to give such notice to the Tenant and may enter the same at any time).  Nothing in this section shall be deemed to impose any duty on the Landlord to make any such repair or take any such action, and the Landlord's performance thereof shall not constitute a waiver of the Landlord's right hereunder to have the Tenant perform such work.  Unless caused by the negligence, intentionally tortuous or other act or omission of the Landlord, its agents or employees, the Landlord shall not in any event be liable to the Tenant for any inconvenience, annoyance, disturbance, loss of business or other damage sustained by the Tenant by reason of the making of such repairs, the taking of such action or the bringing of materials, supplies and equipment upon the Premises during the course thereof, and the Tenant's obligations under this Lease shall not be affected thereby; however, Landlord shall use reasonable efforts to minimize any disruption to Tenant's use and occupancy of, or access to, the Premises in connection with the exercise of the foregoing rights.
 
12       DAMAGE OR DESTRUCTION.
 
12.1            Option to Terminate .  If during the Term either the Premises or any portion of the Building or the Project are substantially damaged or destroyed by fire or other casualty, the Landlord shall have the option (which it may exercise by giving written notice thereof to the Tenant within ninety (90) days after the date on which such damage or destruction occurs) to terminate this Lease as of the date specified in such notice (which date shall not be earlier than the thirtieth (30th) day after such notice is given).  On such termination, the Tenant shall pay to the Landlord all Base Rent, Additional Rent and other sums and charges payable by the Tenant hereunder and accrued through such date (as justly apportioned to the date of such termination).  If   the Landlord does not terminate this Lease pursuant to this section, the Landlord shall restore the Premises as soon thereafter as is reasonably possible to their condition on the date of completion of the Landlord's Work, taking into account any delay experienced by the Landlord in recovering the proceeds of any insurance policy payable on account of such damage or destruction and in obtaining any necessary permits.  Until the Premises are so repaired, the Base Rent (and each installment thereof) and the Additional Rent shall abate in proportion to the floor area of so much, if any, of the Premises as is rendered substantially unusable by the Tenant by such damage or destruction.  Notwithstanding the foregoing, if all or any portion of the Premises shall be made untenantable by fire or other casualty, Landlord shall, with reasonable promptness, provide Tenant with a written estimate of the amount of time required to substantially complete the repair and restoration of the Premises (the " Completion Estimate ").  If the Completion Estimate indicates that the Premises cannot be repaired or restored within one hundred eighty (180) days from the date of the casualty, then Tenant shall have the right to terminate this Lease by giving written notice to the Landlord of such election within fifteen (15) days after receipt of the Completion Estimate.  If Tenant elects not to terminate this Lease, Landlord shall promptly commence repair and restoration of the Premises and diligently pursue same to completion.  Upon termination of this Lease pursuant to this subsection, Tenant shall pay to the Landlord all Base Rent, Additional Rent and other sums and charges payable by the Tenant hereunder and accrued through the date of the casualty.

 
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12.2            No Termination of Lease .  Except as is otherwise expressly permitted by subsection 12.1, no total or partial damage to or destruction of any or all of the Premises shall entitle either party hereto to surrender or terminate this Lease, or shall relieve the Tenant from its liability hereunder to pay in full the Base Rent, any Additional Rent and all other sums and charges which are otherwise payable by the Tenant hereunder, or from any of its other obligations hereunder, and the Tenant hereby waives any right now or hereafter conferred upon it by statute or otherwise, on account of any such damage or destruction, to surrender this Lease, to quit or surrender any or all of the Premises, or to have any suspension, diminution, abatement or reduction of the Base Rent or any Additional Rent or other sum payable by the Tenant hereunder.
 
13       CONDEMNATION.
 
13.1            Termination of Lease .  If any or all of the Premises and/or of that portion of the Building in which the Premises is located is taken by the exercise of any power of eminent domain or is conveyed to or at the direction of any governmental entity under a threat of any such taking (each of which is herein referred to as a " Condemnation "), this Lease shall terminate on the date on which the title to so much of the Premises as is the subject of such Condemnation vests in the condemning authority, unless the parties hereto otherwise agree in writing.  If this Lease is not terminated pursuant to this subsection, the Landlord shall restore any of the Premises damaged by such Condemnation substantially to its condition immediately before such Condemnation, as soon after the Landlord's receipt of the proceeds of such Condemnation as is reasonably possible under the circumstances.
 
13.2            Condemnation Proceeds .  Regardless of whether this Lease is terminated under this section, the Tenant shall have no right in any such Condemnation to make any claim on account thereof against the condemning authority, except that the Tenant may make a separate claim for the Tenant's moving expenses and the value of the Tenant's trade fixtures, provided that such claim does not reduce the sums otherwise payable by the condemning authority to the Landlord.  Except as aforesaid, the Tenant hereby (a) waives all claims which it may have against the Landlord or such condemning authority by virtue of such Condemnation, and (b) assigns to the Landlord all such claims (including but not limited to all claims for leasehold damages or diminution in value of the Tenant's leasehold interest hereunder).

 
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13.3            Effect on Rent .  If this Lease is terminated under this section, any Base Rent, any Additional Rent and all other sums and charges required to paid by the Tenant hereunder shall be apportioned and paid to the date of such termination.  If this Lease is not so terminated in the event of a Condemnation, the Base Rent (and each installment thereof) and the Additional Rent shall be abated from the date on which the title to so much, if any, of the Premises as is the subject of such Condemnation vests in the condemning authority, through the Termination Date, in proportion to the floor area of such portion of the Premises as is the subject of such Condemnation.
 
13.4            No Termination of Lease .  Except as otherwise expressly provided in this section, no partial Condemnation shall entitle either party hereto to surrender or terminate this Lease, or shall relieve the Tenant from its liability hereunder to pay in full the Base Rent, any Additional Rent and all other sums and charges which are otherwise payable by the Tenant hereunder, or from any of its other obligations hereunder, and the Tenant hereby waives any right now or hereafter conferred upon it by statute or otherwise, on account of any such Condemnation, to surrender this Lease, to quit or surrender any or all of the Premises, or to receive any suspension, diminution, abatement or reduction of the Base Rent or any Additional Rent or other sum payable by the Tenant hereunder.
 
14       ASSIGNMENT AND SUBLETTING.
 
14.1            Landlord's Consent Required .  The Tenant shall not assign this Lease, in whole or in part, nor sublet all or any part of the Premises, nor license concessions or lease departments therein, nor otherwise permit any other person to occupy or use any portion of the Premises (collectively, a " Transfer "), without in each instance first obtaining the written consent of the Landlord, which consent may not be unreasonably withheld or delayed.  Notwithstanding the foregoing, Tenant shall have the right without Landlord’s prior written consent to assign this Lease or sublet all or any part of the Premises to any parent, subsidiary, affiliate corporation of the survivor of any merger or to the purchaser of all or substantially all of the assets of Tenant.  Consent by the Landlord to any assignment, subletting, licensing or other transfer shall not (i) constitute a waiver of the requirement for such consent to any subsequent assignment, subletting, licensing or other Transfer, (ii) relieve the Tenant from its duties, responsibilities and obligations under this Lease, or (iii) relieve any guarantor of this Lease from such guarantor's obligations under its guaranty agreement.
 
14.2            Acceptance of Rent from Transferee .  The acceptance by the Landlord of the payment of Rent from any person following any act, assignment or other Transfer prohibited by this section shall not constitute a consent to such act, assignment or other Transfer, nor shall the same be deemed to be a waiver of any right or remedy of the Landlord's hereunder.
 
14.3            Conditions of Consent .  All reasonable costs incurred by the Landlord in connection with any request for consent to a Transfer, including reasonable costs of investigation and the reasonable fees of the Landlord's counsel, which costs shall not exceed One Thousand Five Hundred Dollars ($1,500.00), shall be paid by the Tenant on demand as a further condition of any consent which may be given.

 
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14.4            Profits from Use or Transfer .  The Tenant agrees that in the event of a Transfer requiring Landlord’s consent, the Tenant shall pay the Landlord, within ten (10) days after receipt thereof, fifty percent (50%) of the excess of (i) any and all consideration, money or thing of value, however characterized, received by the Tenant or payable to the Tenant in connection with or arising out of such Transfer, over (ii) all amounts otherwise payable by the Tenant to the Landlord pursuant to this Lease, less any and all reasonable costs incurred by Tenant in effecting the Transfer.  The sums payable pursuant to this Section 14.4 are in addition to Tenant’s or Tenant’s transferee’s obligation to pay Base Rent, Additional Rent, and all other sums payable pursuant to the terms of this Lease.
 
14.5            Landlord's Right of Recapture .  If Tenant intends to sublease any portion of the Premises or assign this Lease, which subletting or assignment requires Landlord consent under Section 14.1, then Tenant shall give written notice of such intent to Landlord, which notice shall constitute an offer to Landlord to recapture the Premises, or the portion of the Premises covered by such sublease, as the case may be.  Tenant's notice to Landlord shall identify the specific "Rentable Area" of the Premises subleased or indicate that the Lease is to be assigned, and the date of commencement and termination of the sublease or the effective date for the assignment, and shall include a copy of all of the documents relating to such sublease or assignment.  Within thirty (30) days after Landlord's receipt of Tenant's notice, Landlord may at its sole option elect to recapture the Premises or such portion thereof, as the case may be, by giving Tenant written notice thereof.  If Landlord exercises its option, Tenant shall notify the prospective subtenant or assignee of Landlord's election, shall terminate the agreement with such prospective subtenant or assignee if so directed by Landlord, and shall surrender the space to Landlord pursuant to a written partial or total surrender of lease, as applicable, reasonably satisfactory to both parties, providing for the termination of this Lease with respect to the Premises or such portion thereof and the parties' obligations to each other with respect to such space.  Upon any partial termination under this Section 14.5, (x) the Rentable Area of the Premises shall be adjusted, and the base rent and additional rent shall be pro-rated as of the date of termination and shall be abated following the termination as to the surrendered Rentable Area, and (y) Landlord, at Landlord's sole cost and expense, shall construct Building standard demising walls to separate the space covered by such partial termination from the remaining part of the Premises.
 
15       RULES AND REGULATIONS.
 
The Landlord shall have the right to prescribe, at its sole discretion, the Rules and Regulations.  The Rules and Regulations may govern, without limitation, the use of sound apparatus, noise or vibrations emanating from machinery or equipment, obnoxious fumes and/or odors, the parking of vehicles, lighting and storage and disposal of trash and garbage.  The Landlord will not enforce the Rules and Regulations in a discriminatory manner and will make reasonable efforts to enforce the Rules and Regulations uniformly against all tenants.  The Tenant shall adhere to the Rules and Regulations and shall cause its agents, employees, invitees, visitors and guests to do so.  A copy of the Rules and Regulations in effect on the date hereof is attached hereto as Exhibit D . The Landlord shall have the right to amend the Rules and Regulations from time to time, provided that such amendment shall not have a material adverse effect on Tenant’s use of the Premises.  In the event of a conflict between the terms set forth in the Rules and Regulations and the terms set forth in this Lease, the terms set forth in this Lease shall govern.

 
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16       SUBORDINATION AND ATTORNMENT.
 
16.1            Subordination .
 
16.1.1        Unless a Mortgagee otherwise shall elect as provided herein, the Tenant's rights under this Lease are and shall remain subject and subordinate to the operation and effect of any mortgage, deed of trust or other security instrument constituting a lien upon the Premises, and/or the Project, whether the same shall be in existence on the date hereof or created hereafter (any such lease, mortgage, deed of trust or other security instrument being referred to herein as a "Mortgage," and the party or parties having the benefit of the same, whether as beneficiary, trustee or noteholders being referred to hereinafter collectively as "Mortgagee"), provided that any subordination shall provide for non-disturbance in favor of the Tenant so that in the event of any foreclosure of the Mortgage, so long as Tenant is not in default of its obligations under this Lease and agrees to attorn to a foreclosure sale purchaser, Tenant’s rights under this Lease shall not be disturbed.  The Tenant's acknowledgment and agreement of subordination as provided for in this section is self-operative and no other instrument of subordination shall be required; however, the Tenant shall execute, within ten (10) days after request therefor, a reasonable document providing for such further assurance thereof and for such other matters as shall be requisite or as may be requested from time to time by the Landlord or any Mortgagee.  At Tenant’s request, Landlord agrees to use commercially reasonable efforts to obtain a commercially reasonable subordination, attornment and non-disturbance agreement on Landlord’s current mortgagee’s standard form.
 
16.1.2        The Landlord hereby directs the Tenant, upon (i) the occurrence of any event of default by the Landlord, as mortgagor under any Mortgage, (ii) the receipt by the Tenant of a notice of the occurrence of such event of default under such Mortgage from the Landlord or such Mortgagee, or (iii) a direction by the Mortgagee under such Mortgage to the Tenant to pay all Rent thereafter to such Mortgagee, to make such payment to such Mortgagee, and the Landlord agrees that in the event that the Tenant makes such payments to such Mortgagee, as aforesaid, the Tenant shall not be liable to the Landlord for the same.  In addition, the Mortgagee (and any person who acquires the property from Mortgagee) shall not be responsible for security deposits not actually received by the Mortgagee, or its affiliate, after the Mortgagee, or its affiliate, becomes the owner of the property.
 
16.2            Mortgagee's Unilateral Subordination .  If a Mortgagee shall so elect by notice to the Tenant or by the recording of a unilateral declaration of subordination, this Lease and the Tenant's rights hereunder shall be superior and prior in right to the Mortgage of which such Mortgagee has the benefit, with the same force and effect as if this Lease had been executed, delivered and recorded prior to the execution, delivery and recording of such Mortgage, subject, nevertheless, to such conditions as may be set forth in any such notice or declaration.
 
16.3            Attornment .  If any Person shall succeed to all or any part of the Landlord's interest in the Premises, whether by purchase, foreclosure, deed in lieu of foreclosure, power of sale, termination of lease or otherwise, and if such successor-in-interest requests or requires, the Tenant shall attorn to such successor-in-interest and shall execute within ten (10) after receipt thereof an agreement in confirmation of such attornment in a form as may be reasonably requested by such successor-in-interest.  Failure to respond within such ten (10) day period shall be deemed to be a confirmation by the Tenant of the facts and matters set forth therein.

 
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16.4            Superior Leases .  Tenant acknowledges that Landlord may restructure the ownership of the Project involving one or more ground leases or master leases (the "Superior Leases").  In such event, Tenant agrees that this Lease will be automatically subordinated to such Superior Leases or, at Landlord's option, Tenant enter into a new sublease with the applicable master lessee upon substantially the same terms and conditions as are set forth herein, provided that in connection with such subordination or such new sublease, so long as Tenant is not in default hereunder beyond the expiration of any notice and cure period, in the event of a termination of any Superior Lease, Tenant's rights of use and occupancy shall not be disturbed and this Lease will automatically become a direct lease with the landlord under the Superior Lease.
 
17           DEFAULTS AND REMEDIES.
 
17.1           " Event of Default" Defined .  Any one or more of the following events shall constitute a default under the terms of this Lease ("Event of Default"):
 
(a)           the failure of the Tenant to pay any Rent or other sum of money due hereunder to the Landlord or any other person within ten (10) days after written notice that the same is due;
 
(b)           the filing of a petition proposing the adjudication of the Tenant as a bankrupt or insolvent, or the reorganization of the Tenant, or an arrangement by the Tenant with its creditors, whether pursuant to the Federal Bankruptcy Act or any similar federal or state proceeding, unless such petition is filed by a party other than the Tenant and is withdrawn or dismissed within ninety (90) days after the date of its filing;
 
(c)           the appointment of a receiver or trustee for the business or property of the Tenant, unless such appointment is vacated within ninety (90) days of its entry;
 
(d)           the making by the Tenant of an assignment for the benefit of  its creditors;
 
(e)           a default by the Tenant in the performance or observance of any covenant or agreement of this Leases to be performed or observed by the Tenant (other than as set forth in clauses (a) through (d) above), which default is not cured within thirty (30) days after the giving of written notice thereof by the Landlord, unless such default is of such nature that it cannot be cured within such 30-day period, in which event an Event of Default shall not be deemed to have occurred if the Tenant institutes a cure within the 30-day period and thereafter diligently and continuously prosecutes the curing of the same until completion, but in no event shall such cure period exceed ninety (90) days; provided, however, that if the Tenant defaults in the performance of any such covenant or agreement more than once in any twelve (12) month period during the Term, then notwithstanding that such defaults have each been cured by the Tenant, any further defaults shall be deemed an Event of Default without the ability to cure; or
 
(f)           the vacating or abandonment of the Premises by the Tenant at any time during the Term.

 
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17.2            Landlord's Remedies .  Upon the occurrence of an Event of Default, the Landlord, without notice to the Tenant in any instance (except where expressly provided for below), may do any one or more of the following:
 
(a)           perform, on behalf and at the expense of the Tenant, any obligation of the Tenant under this Lease which the Tenant has failed to perform beyond any applicable grace or cure periods and of which the Landlord shall have given the Tenant notice (except in an emergency situation in which no notice is required), the cost of which performance by the Landlord, together with interest thereon at the Default Rate from the date of such expenditure, shall be deemed Additional Rent and shall be payable by the Tenant to the Landlord as otherwise set forth herein;
 
(b)           elect to terminate this Lease and the tenancy created hereby by giving notice of such election to the Tenant without any right on the part of the Tenant to save the forfeiture by payment of any sum due or by other performance of condition, term, agreement or covenant broken, or elect to terminate the Tenant's possessory rights and all other rights of the Tenant without terminating this Lease, and in either event, at any time thereafter without notice or demand and without any liability whatsoever, re-enter the Premises by force, summary proceedings or otherwise to the extent permitted by applicable law, and remove the Tenant and all other persons and property from the Premises, and store such property in a public warehouse or elsewhere at the cost and for the account of the Tenant without resort to legal process and without the Landlord being deemed guilty of trespass or becoming liable for any loss or damage occasioned thereby; and
 
(c)           exercise any other legal and/or equitable right or remedy which it may have at law or in equity, including rights of specific performance and/or injunctive relief, where appropriate.
 
17.3            Damages .
 
17.3.1        If this Lease or Tenant’s right to possession is terminated by the Landlord pursuant to subsection 17.2, the Landlord shall use commercially reasonable efforts to relet the Premises and to otherwise mitigate its damages hereunder (provided, however, that such duty shall not be construed to require Landlord to lease the Premises in preference to other premises owned by Landlord and available for lease), and the Tenant nevertheless shall remain liable for any Rent and damages which may be due or sustained prior to such termination, as well as all reasonable costs, fees and expenses incurred by the Landlord in pursuit of its remedies hereunder, and/or in connection with any bankruptcy proceedings of the Tenant, and/or in connection with renting the Premises to others from time to time plus either:
 
(i)           the Rent which, but for the termination of this Lease, would have become due during the remainder of the Term, less the amount or amounts of rent, if any, which the Landlord receives during such period from others to whom the Premises may be rented (other than any additional rent received by the Landlord as a result of any failure of such other person to perform any of its obligations to the Landlord), in which case damages shall be computed and payable in monthly installments, in advance, on the first business day of each calendar month following the termination of this Lease and shall continue until the date on which the Term would have expired but for such termination, and any action or suit brought to collect any such damages for any month shall not in any manner prejudice the right of the Landlord to collect any damages for any subsequent months by similar proceeding; or

 
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(ii)           liquidated damages equal to the present worth (as of the date of such termination) of the Rent which, but for the termination of this Lease, would have become due during the remainder of the Term, less the fair rental value of the Premises, as determined by an independent real estate broker selected by the Landlord, in which case such damages shall be payable to the Landlord in one lump sum on demand, and shall bear interest at the Default Rate.  "Present worth" shall be computed by discounting such amount to present worth at a rate equal to one percentage point above the discount rate then in effect at the Federal Reserve Bank.
 
17.3.2        Notwithstanding anything to the contrary set forth in this subsection 17.3, if either party commences an action against the other party arising out of or in connection with this Lease, the prevailing party shall be entitled to have and recover from the losing party reasonable attorneys' fees, costs of suit, investigation expenses and discovery costs, including costs of appeal.
 
17.4            Waiver of Jury Trial .  Each party hereto hereby waives any right which it may otherwise have at law or in equity to a trial by jury in connection with any suit or proceeding at law or in equity brought by the other against the waiving party or which otherwise relates to this lease, as a result of an event of default or otherwise.  The Tenant agrees that in the event the Landlord commences any summary proceeding for nonpayment of rent or possession of the Premises, the Tenant will not, and hereby waives, all right to interpose any counterclaim of whatever nature in any such proceeding.
 
18       ESTOPPEL CERTIFICATE.
 
From time to time, within ten (10) days after request from the Landlord, Tenant agrees to execute a written estoppel certificate in form and substance as may be reasonably requested from time to time by the Landlord, or any Mortgagee, certifying to any Mortgagee, any purchaser of Landlord's interest in all or any part of the Property, or any other person or entity designated by Landlord, as of the date of such estoppel certificate, the following: (a) whether the Tenant is in possession of the Premises; (b) whether this Lease is in full force and effect; (c) whether there are any amendments to this Lease, and if so, specifying such amendments; (d) whether there are any then-existing setoffs or defenses against the enforcement of any rights hereunder, and if so, specifying such matters in detail; (e) the dates, if any, to which any rent or other sums due hereunder have been paid in advance and the amount of any security deposit held by the Landlord; (f) that the Tenant has no knowledge of any then-existing defaults of the Landlord under this Lease, or if there are such defaults, specifying them in detail; (g) that the Tenant has no knowledge of any event having occurred that authorized the termination of this Lease by the Tenant, or if such event has occurred, specifying it in detail; (h) the address to which notices to the Tenant should be sent; and (i) any and all other matters reasonably requested by the Landlord, any Mortgagee and/or any other person or entity designated by the Landlord.  Any such estoppel certificate may be relied upon by the person or entity to whom it is directed or by any other person or entity who could reasonably be expected to rely on it in the normal course of business.  The failure of the Tenant to execute, acknowledge and deliver such a certificate in accordance with this section within ten (10) days after a request therefor by the Landlord shall constitute an acknowledgment by the Tenant, which may be relied on by any person or entity who would be entitled to rely upon any such certificate, that such certificate as submitted by the requesting party to the other party is true and correct, and the requesting party is hereby authorized to so certify.
 


 
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19       QUIET ENJOYMENT.
 
The Landlord hereby warrants that, so long as all of the Tenant's obligations hereunder are timely performed, the Tenant will have during the Term quiet and peaceful possession of the Premises and enjoyment of such rights as the Tenant may hold hereunder to use the Common Areas, except if and to the extent that such possession and use are terminated pursuant to this Lease.  
 
20       NOTICES.
 
Except as may be otherwise provided in this Lease, any notice, demand, consent, approval, request or other communication or document to be provided hereunder to the Landlord or the Tenant (a) shall be in writing, and (b) shall be deemed to have been provided (i) two (2) days following the date sent as certified mail in the United States mails, postage prepaid, return receipt requested, (ii) on the day following the date it is deposited prior to the close of business with Federal Express or another national courier service or (iii) on the date of hand delivery (if such party's receipt thereof is acknowledged in writing), in each case to the address of such party set forth hereinbelow or to such other address as such party may designate from time to time by notice to each other party hereto.
 
If to the Landlord, notice shall be sent to:

Struever Bros. Eccles & Rouse, Inc.
1040 Hull Street, Suite 200
Baltimore, Maryland  21230
Attention:  Asset Management
 
with a copy to:
 
John P. Machen, Esquire
DLA Piper LLP (US)
6225 Smith Avenue
Baltimore, Maryland  21209

 
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If to the Tenant, notice shall be sent to:
 
Prior to occupancy:
 
260 Lake Road
Dayville, Connecticut 06241
Attention:  Thomas A. Dziki

After occupancy:

The Premises
Attention:  Thomas A. Dziki

with a copy to:

Joseph A. Anesta, Esq.
Cameron & Mittleman LLP
56 Exchange Terrace
Providence, Rhode Island  02903
 
21       GENERAL
 
21.1            Effectiveness .  This Lease shall become effective on and only on its execution and delivery by each party hereto.
 
21.2            Complete Understanding .  This Lease represents the complete understanding between the parties hereto as to the subject matter hereof, and supersedes all prior negotiations, representations, guaranties, warranties, promises, statements and agreements, either written or oral, between the parties hereto as to the same.
 
21.3            Amendment .  This Lease may be amended by and only by an instrument executed and delivered by each party hereto.
 
21.4            Waiver .  No party hereto shall be deemed to have waived the exercise of any right which it holds hereunder unless such waiver is made expressly and in writing (and, without limiting the generality of the foregoing, no delay or omission by any party hereto in exercising any such right shall be deemed a waiver of its future exercise).  No such waiver made in any instance involving the exercise of any such right shall be deemed a waiver as to any other such instance or any other such right.  Without limiting the generality of the foregoing provisions of this subsection, the Landlord's receipt or acceptance of any Base Rent, Additional Rent or other sum from the Tenant or any other person shall not be deemed a waiver of the Landlord's right to enforce any of its rights hereunder on account of any default by the Tenant in performing its obligations hereunder.

 
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21.5            Applicable Law .  This Lease shall be given effect and construed by application of the laws of Rhode Island and any action or proceeding arising hereunder shall be brought in the courts of Rhode Island.
 
21.6            Commissions .  The parties hereto hereby acknowledge and agree that, in connection with the leasing of the Premises hereunder, they have used the services of CB Richard Ellis-New England.  Any and all commissions due such brokers shall be paid in accordance with the terms and conditions set forth in a separate written agreement or agreements between the Landlord and such broker.  Subject to the foregoing, each party hereto hereby represents and warrants to the other that, in connection with such leasing, the party so representing and warranting has not dealt with any real estate broker, agent or finder, and there is no commission, charge or other compensation due on account thereof.  Each party hereto shall indemnify and hold harmless the other against and from any inaccuracy in such party's representation.
 
21.7            Landlord's Liability .   No Person holding the Landlord's interest hereunder (whether or not such Person is named as the "Landlord" herein) shall have any liability hereunder after such Person ceases to hold such interest, except for any such liability accruing while such Person holds such interest.  No Mortgagee not in possession of the Premises shall have any liability hereunder.  Neither the Landlord nor any principal of the Landlord, whether disclosed or undisclosed, shall have any personal liability under this Lease.  If the Landlord defaults in performing any of its obligations hereunder or otherwise, the Tenant shall look solely to the Landlord's equity, interest and rights in the Project and the proceeds thereof to satisfy the Tenant's remedies on account thereof.
 
21.8            Remedies Cumulative .  No reference to any specific right or remedy shall preclude the Landlord from exercising any other right or from having any other remedy or from maintaining any action to which it may otherwise be entitled at law or in equity.  No failure by the Landlord to insist upon the strict performance of any agreement, term, covenant or condition hereof, or to exercise any right or remedy consequent upon a breach thereof, and no acceptance of full or partial Rent during the continuance of any such breach, shall constitute a waiver of any such breach, agreement, term, covenant or condition.  No waiver by either party of any breach by the other party under this Lease or of any breach by any other tenant under any other lease of any portion of the Building shall affect or alter this Lease in any way whatsoever.
 
21.9            Severability .  No determination by any court, governmental or administrative body or agency or otherwise that any provision of this Lease or any amendment hereof is invalid or unenforceable in any instance shall affect the validity or enforceability of (a) any other provision hereof, or (b) such provision in any circumstance not controlled by such determination.  Each such provision shall remain valid and enforceable to the fullest extent allowed by, and shall be construed wherever possible as being consistent with, applicable law.
 
21.10          Authority .  If the Tenant is a corporation partnership, limited liability company or similar entity, the person executing this Lease on behalf of the Tenant represents and warrants that (a) the Tenant is duly organized and validly existing and (b) this Lease (i) has been authorized by all necessary parties, (ii) is validly executed by an authorized officer or agent of the Tenant and (iii) is binding upon and enforceable against the Tenant in accordance with its terms.
 
21.11          Recordation .  Except for a memorandum of lease which has been approved by Landlord, neither this Lease, any amendment to this Lease, nor any memorandum, affidavit or other item with respect thereto shall be recorded by the Tenant or by anyone acting through, under or on behalf of the Tenant, and the recording thereof in violation of this provision shall (i) be deemed an Event of Default and (ii) at the Landlord's election, make this Lease null and void.
 
21.12          Headings .  The headings of the sections, subsections, paragraphs and subparagraphs hereof are provided herein for and only for convenience of reference and shall not be considered in construing their contents.
 
 
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21.13          Construction .  As used herein, all references made (a) in the neuter, masculine or feminine gender shall be deemed to have been made in all such genders; (b) in the singular or plural number shall be deemed to have been made, respectively, in the plural or singular number as well; and (c) to any section, subsection, paragraph or subparagraph shall be deemed, unless otherwise expressly indicated, to have been made to such section, subsection, paragraph or subparagraph of this Lease.
 
21.14          Exhibits.   Each writing or drawing referred to herein as being attached hereto as a schedule, an exhibit or otherwise designated herein as a schedule or an exhibit hereto is hereby made a part hereof.
 
IN WITNESS WHEREOF, each party hereto has executed and ensealed this Lease, or caused it to be executed and ensealed on its behalf by its duly authorized representatives, on the date first above written.
 
WITNESS or ATTEST:
LANDLORD:
   
 
ALCO CITYSIDE FEDERAL LLC
   
/s/ Catherine A. Hearn        
By:  /s/ J. Martin Lastner        (SEAL)
 
Name: J. Martin Lastner    
 
Title: Agent            
   
   
WITNESS or ATTEST:
TENANT:
   
 
UNITED NATURAL FOODS, INC.
   
/s/ Thomas A. Dziki              
By: /s/ Mark E. Shamber        (SEAL)
 
Name: Mark Shamber
 
Title: Chief Financial Officer


 
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EXHIBIT A
 
Site Plan showing Project and Building
 


 
39

 
 

 
40

 
 
EXHIBIT B
 
Drawing showing approximate location of Premises
 

 
 
41

 
 

 
42

 

 
Exhibit C
 
Tenant Improvements/Space Plan
 
 

 
 
43

 
 
10/9/08


 
American Locomotive Works
313 Iron Horse Way
Providence, RI 02908

EXHIBIT C
TENANT IMPROVEMENT
TURNKEY SCOPE OF WORK
UNITED NATURAL FOODS

 
INTRODUCTION
 
The primary intent of these guidelines is to illustrate the Tenant improvements.
 
The building has obtained a historic designation from the National Park Service and all applicable work will be completed in accordance with the Historic Preservation Certification Application Part II – Description of Rehabilitation and under the guidelines of the National Park Service and The Secretary of the Interior's Standards for Rehabilitation. This means that the building's rehabilitation will be guided by procedures negotiated with the NPS and Rhode Island Historical Preservation and Heritage Commission for this particular project.
 
The guidelines described below will provide Tenant improvements that enhance the existing masonry, wood and steel structure, which are the most distinctive interior elements of the existing building. An open ceiling and a relatively open floor plan will take advantage of the large windows and tall floor-to-ceiling heights, resulting in dramatic airy space. Due to considerations for retaining the historic fabric of the existing buildings, an open ceiling approach will be required in designated locations and there may be certain limitations on the type of improvements permitted.
 
Existing building components where serviceable for intended project use will be reused. The Landlord will perform its work as part of the Turnkey improvements. This work is usually performed prior to beginning of any Tenant Improvements but some Base Building construction activities may be concurrent with the construction of Tenant Improvements.
 

 
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Finishes unless specified otherwise will be standard manufacturer's finish and commercial builders-grade products and installation. Landlord and Tenant shall work together to achieve a Leadership in Energy and Environmental Design (LEED) Commercial Interiors (CI) Certified Silver level of certification for the Premises.

The Base Building architect is Durkee Brown Viveiros & Werenfels Architects.

01   ASSUMPTIONS :
·
General contracting for improvement of the tenant space by Struever Bros. Eccles & Rouse.
·
No site visits allowed without prior approval.
·
Improvement-related questions and coordination of site visits to be arranged through SBER.
·
All assumptions based on test-fit provided to tenant dated 9/18/08.
·
All allowances include installation cost.

01   DESIGN :
·
One preliminary test-fit and appropriate revisions as approved by Landlord and Tenant.
·
Any additional space plan and all other related costs for architectural drawings and MEP's including the cost of all necessary permits.
·
Contract documents – plans and specifications.
 
o
Schematic
 
o
Design Development*
 
o
Construction Documents
* Tenant shall be provided a review set of plans for final approval after the Design Development level.
·
Cost of estimating
·
Shop drawings shall be a parallel submission to Owner's Rep and Architect. Owner's copy shall be for information only. Architect shall respond within 36 hours of issuance.

02   DEMOLITION :
 
·
Complete As Needed

02   SITE WORK :
·
Access to all Buildings in Conformance with ADA
·
Site improvements as provided
·
Exterior Lighting, (excluding Tenant signage) and exterior seating as provided.

03   CONCRETE :
·
Prep floors ready for Tenant finishes.

04   MASONRY :


 
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·
Clean interior face of exterior masonry walls as required by NPS and RIHPHC to preserve the existing brick finish.
·
Repair of masonry walls limited to structural flaws only (larger than ½")
·
Air blast per historic standards perimeter interior masonry walls, wood ceilings, purlins, and steel joists in areas determined to have finishes with historic significance. Where all interior walls are currently painted, not all paint or other materials will be removed from walls.

05   STAIRS :
·
Common area stairways as existing in Buildings 51 and 52.
·
Handrail painted standard steel.
·
Existing stair in Building 52 to be modified as main access between first and second floor. Work to include
 
·
Existing stair structure to remain
 
·
Allowance of $20,000 assumes a replacement of the existing rail and provision and installation of tile flooring on treads and landings of 170 SF. Demolition not part of this allowance and included elsewhere.
 
·
Smoke Curtain if required by code

06   CARPENTRY :
·
In-wall blocking as needed at toilet/bathroom accessories and casework per plan
·
Window trim
 
o
All historic windows shall have aluminum sills
 
o
Trim for windows on north side of building 52 shall be painted drywall, wood or MDF as specified on plans
·
Borrowed light shall be wood frame or recycled window product in Large Conference and Conference C4 located on the second floor of Building 52, east side.

07   MOISTURE PROTECTION :
·
Existing single-ply EPDM roof
·
Any roof penetrations needed for Tenant's improvements will be completed by qualified, certified roofer in order to maintain warranty.

08   DOORS, WINDOWS AND GLASS :
·
All existing exterior doors, windows, and glass and manual key lock interior entry system to Premises from common area(s).
·
All exterior windows as provided.
·
All new interior doors, windows, and glass.
 
§
New interior doors to be pre-finished, clear coat, solid core birch veneer Marshfield Door Systems (or approved equal) – Environmental Class Doors – Model and height to be determined
 
§
Knock down hollow metal frames
 
§
Hardware: Sargent, or approved equal, commercial medium grade hardware line as needed per code. Schedule shall be developed as part of design process.

 
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§
Lockset for each office only.
 
§
Wall/floor stops
 
§
Kick plate at bathrooms only
 
§
Closers for breakroom, restrooms and exit doors only
 
§
Doors for two HR offices on first floor of Building 52 shall include 24" x 30" light kit.
·
Borrowed light shall be wood frame or recycled window product in Large Conference and Conference C4 located on the second floor of Building 52, east side. Window blinds will be included on these borrowed lights.
·
All door frames to be knock-down hollow metal frame. All trim will be painted drywall, wood (poplar or mdf) or aluminum
·
Keys to the Premises, copies of which will be provided to Landlord. FOB or other access/security technology to be provided by tenant

ENTRANCES :
·
Maintain existing glass storefront at the first floor of Building 52, with all exterior or interior access to be ADA compliant
·
Building-standard canopies above main entrances as provided.
·
Provide emergency exits and exit lights in common areas and tenant space as required by code.
·
Second floor non-public entrance(s) to space in Building 51 to be building standard fire rated door per code

09   FINISHES :
 
·
Walls
 
o
Demising partitions to define common corridors, common stairs, tenant restrooms, common mechanical rooms and shafts.
 
o
Building 51 interior office walls shall be full height
 
o
Building 52 interior office walls shall be partial height with sheetrock return
 
o
Building 52 interior restrooms, shaft wall and demising walls shall be full height
 
o
All full-height drywall partitions shall have sound batt insulation the full thickness of the wall assembly.

 
·
Paint
 
o
Prime and finish of interior walls and interior face of perimeter exterior walls (prime and two coats)
 
o
Paint previously-painted interior face of perimeter exterior walls.
 
o
Any additional treatment of existing brick interior walls is subject to National Park Service approval and shall be provided by the tenant.
 
o
All painting to meet PDCA standards
 
o
Paint to be selected to meet LEED CI requirements

·
Flooring
 
o
in building 51 all existing wood deck shall be covered with varying thicknesses plywood, all existing concrete deck shall be flash patched to bring floor to a reasonable, generally flat condition in accordance with industry standard tolerances. Any depressions greater than ¾'' shall be filled with a suitable substrate.

 
47

 

 
o
Tile – porcelain or ceramic as approved by landlord in bathroom and entrance lobby
 
§
Tile in new bathrooms shall match existing tile in Building 52 bathrooms
 
§
Allowance for tile in lobby includes 540 SF at $10 psf including installation.
 
o
Carpet with recycled content to be selected to meet LEED CI requirements. Allowance for carpet at $20 per square yard including installation
 
o
Resilient Flooring in service areas per test fit. Standard Johnsonite VCT or approved equal
 
o
Base – vinyl or approved equal to meet LEED CI requirements

·
Ceiling
 
o
Ceiling shall remain open and exposed where possible
 
o
Executive offices (7) throughout and partial height wall offices in building 52 (27) shall have acoustic ceiling tile to match building standard
 
o
Armstrong Circus or approved equal – (24 x 24) White; typical with 15/16" grid system and perimeter trim as needed at windows (approximately 3' from exterior windows)
 
o
Existing wood ceilings shall be air blast cleaned and ready for primer and finishes or sealer.
 
o
Any ceiling finishes (i.e. painting (prime and topcoat), drywall, or acoustic tile) will be subject to National Park Service approval.
 
o
Historic mechanical structures (e.g. conveyors) shall remain in place from ceiling.
 
o
All improvements including but not limited ductwork, hangers, rigid and flexible conduit, fire suppression piping shall be constructed in first class workman like manner using industry standard materials. All components shall be parallel and tight to the ceiling wherever possible. All hangers shall meet seismic requirements

10   SPECIALTIES :
·
Directory sign in lobby, if used by multiple Tenants.
·
Fire extinguishers- as required by code hook or cabinet mounted.
·
Exterior signage to be provide by Tenant and approved by Landlord
·
One Dyson Airblade (total of 2) to be provided in each new Tenant restroom
·
Life safety and standard individual room identification allowance of $7,500 including installation

11
·
All appliances by tenant as approved by Landlord

12


 
48

 

·
Casework and/or shelving
 
o
Standard finish (flat front, flush overlay, laminate cabinets) base and wall cabinets with standard brushed chrome wire pull in reception, mail room, kitchen(s), work area/copy center(s) and break room as shown on tenant test fit dated 6.27.08 Any additional cabinets/millwork to be provided by tenant
 
o
Shelving includes 250 LF of melamine shelving on a metal standard support. Excludes specialty shelving in BLM conference room
·
Building standard mini-blind window treatments as provided on exterior windows only (not including sawtooth monitor or exterior entrances).

EXCLUDED
·
Movable or folding partitions
·
Furniture, fixtures and equipment
·
Systems furniture

13   N/A

14   CONVEYING SYSTEMS
·
Existing elevator system in common area.
·
Any Key Card security access system within elevator is excluded.

15   MECHANICAL/HVAC :
·
Base building HVAC systems shall be provided as designed to provide 1 ton cooling per 350 sq.ft.
·
The base building HVAC system consists of a water source heat pump system. A cooling tower and condensing type boilers with associated pumping stations are provided to keep the distribution loop between approximately 70 to 90 degrees Fahrenheit. All heat pumps that will serve the building connect to this loop.
·
The building (with no interior zones) is designed for natural ventilation.
·
The HVAC systems for the common spaces is provided by the Landlord. Added tonnage in excess of one ton per 350 square feet, if required to be provided by Tenant
·
All work within the premise beyond the distribution loop and the main ductwork, including but not limited to ductwork, piping, louvers, grilles, dampers, controls.
·
Any additional HVAC equipment required by the Tenant shall be installed on dunnage and located as approved by the Landlord.
·
If the space is divided by the Tenant to form interior zones, mechanical ventilation will be required to serve these spaces. All ductwork, energy recovery ventilators, fans, louvers etc. required for mechanical ventilation shall be provided to comply with code to meet the tenant test fit dated 6.27.08
·
Location of flue, rooftop units, condensing units, outside air intake and toilet exhaust fans for Tenant space shall be toward center of roof to the extent possible and as approved by the Landlord.
·
Tenant to be allocated its proportionate share of designated roof area for its supplemental HVAC equipment if applicable, units to be located within the premises.

 
49

 

·
Temperature range: 68 – 74 degrees

EXCLUDED
·
Specialty HVAC

15   PLUMBING :
·
Within multi-Tenant floors, all design and construction of common area ADA-compliant restrooms to be by Landlord.
·
Tenant restrooms within Premises will be designed to meet LEED CI requirements
·
Distribution of water and sewerage within Tenant Premises. Sewer greywater to be routed to Landlord established location via ejector pump(s).

15   SPRINKLERS, FIRE ALARM, and FIREPROOFING :
·
Sprinkler main, risers and distribution for tenant improvement certificate of occupancy
·
Connected central fire alarm panel

16   ELECTRICAL :
·
Landlord to provide Premises electrical panel sized as needed for general office use
·
Emergency lighting in all common areas: i.e., stairway, corridors and lobby as required by building code
·
All design and distribution of electric within the Premise from point of Landlord supplied panel.
·
Tie into panel
·
All subpanels and transformers
·
Tenant usage shall be metered separately
·
Executive Offices shall be provided with allowance of 6 duplex receptacles and 2 tel/data outlets per office. Regular Offices shall be provided with 4 duplex receptacles and 1 tel/data outlet per office. Workstations shall be provided a junction box in the ceiling or adjacent wall for access by tenant's furniture installer and tel/data contractor as determined by the final design.
·
All conference rooms shall be provided with power and tel/data similar to office allowance based on size. Large conference room to be designed.

EXCLUDED
·
All low voltage design, wiring and installation, conduit, etc. within Premises, including but not limited to security systems, telecommunications, cable tray, computer wiring or etc. cable and equipment or any specialized systems.

16   LIGHTING :
·
Exit, emergency and common area lighting for Base Building certificate of occupancy
·
Landlord approved lighting
 
·
Pendant Dome – Abolite Standard Dome or approved equal, non-dimmable. Specification to be provided as part of design process

 
50

 

 
·
Pendant Linear Blade – Day-O-Lite Cross Blade Louver or approved equal non-dimmable. Specification to be provided as part of design process
 
·
In-Ceiling – Day-O-Lite New Age Series, or approved equal non-dimmable drop-in 2x4. Specification to be provided as part of design process
·
Specialized lighting in first floor lobby and Large Conference room on second floor of building 52 including a total of 20 LF of track lighting with total of 8 heads
 
·
Con-Tech Track with Front Relamp PAR30 Track Fixture, non dimmable, or approved equal. Specification to be provided as part of design process
·
All enclosed offices will have motion sensors with manual override.
·
Changes to Exit and emergency lighting in Premises as required by Tenant layout.

16   TELECOMMUNICATIONS :
Two (2) 4" Conduit from Main Demark Telecommunications room to Telecommunications closets.
·
One (1) 4" Conduit from Telecommunications Closets to Premises

EXCLUDED
·
Pull wires and terminate from main Demark and terminate with telecommunications vendor.
·
All contracts with Verizon or other Telecommunications vendors.
·
Apply for service with provider.
·
Tenant electronic security and electronic lock mechanism and connection of Premises entry key card access system to Landlord system.
·
Configuration and engineering of cable TV, CCTV, Telecommunications; routing to be approved by Landlord.
·
All low voltage design, wiring, conduit and service within Premises.

UTILITIES :
·
Cost of Tenant Electric usage for Premises including but not limited to HVAC, lighting and convenience outlets and communications/data shall be paid for and billed to the tenant.

MISCELLANEOUS : EXCLUDED
·
Moving Expenses
·
Tenant's Legal fees
·
All other items not specifically named in Shell Scope of Work as By Landlord

 
51

 

 
 
 
EXHIBIT D
 
Current Rules and Regulations
 
1.
The sidewalks, passages, driveways, stairways and other Common Areas shall not be obstructed by the Tenant or Tenant’s agents, employees, or invitees or used by the Tenant for any purpose other than ingress and egress from and to the Tenant's premises.  The Landlord shall in all cases retain the right to control or prevent access thereto by any person whose presence, in the Landlord's judgment, would be prejudicial to the safety, peace, character or reputation of the property or of any tenant of the Project.
 
2.
The toilet rooms, water closets, sinks, faucets, plumbing and other service apparatus of any kind shall not be used by the Tenant for any purpose other than those for which they were installed, and no sweepings, rubbish, rags, ashes, chemicals or other refuse or injurious substances shall be placed therein or used in connection therewith by the Tenant, or left by the Tenant in the lobbies, passages, elevators or stairways of the Building.  The expense of any breakage, stoppage or damage to such sinks, toilets and the like shall be borne by the tenant who, or whose employees, contractors or invitees, caused it.
 
3.
No skylight, window, door or transom of the Building shall be covered or obstructed by the Tenant, and no window shade, blind, curtain, screen, storm window, awning, canopy or other material shall be installed or placed on any window or in any window space, except as approved in writing by the Landlord.  If the Landlord has installed or hereafter installs any shade, blind or curtain in the Premises, the Tenant shall not remove it without first obtaining the Landlord's written consent thereto.  The color and design of any shade, blind, curtain, screen, storm window, awning, canopy or other material must be in accordance with Landlord’s Building standards.
 
4.
No sign, lettering, insignia, advertisement, notice or other thing shall be inscribed, painted, installed, erected or placed in any portion of the Premises which may be seen from outside the Building, or on any window, window space or other part of the exterior or interior of the Building, unless first approved in writing by the Landlord.  Names on suite entrances may be provided by and only by the Landlord and at the Tenant's expense, using in each instance lettering of a design and in a form consistent with the other lettering in the Building, or as approved in writing by the Landlord, which approval shall not be unreasonably withheld.
 
5.
The Tenant shall not place any other or additional lock upon any door within the Premises or elsewhere upon the Project, and the Tenant shall surrender all keys for all such locks at the end of the Term.  The Landlord shall provide the Tenant with one set of keys to the Premises when the Tenant assumes possession thereof.
 
6.
The Tenant shall not do or permit to be done anything that obstructs or interferes with the rights of any other tenant of the Project.  No bird, fish or animal shall be brought into or kept in or about the Premises, the Building and/or the Project.

 
52

 
 
7.
If the Tenant desires to install signaling, telegraphic, telephonic, protective alarm or other wires, apparatus or devices within the Premises, the Landlord shall direct where and how they are to be installed and, except as so directed, no installation, boring or cutting shall be permitted.  The Landlord shall have the right (a) to prevent or interrupt the transmission of excessive, dangerous or annoying current of electricity or otherwise into or through the Premises, the Building and/or the Project, (b) to require the changing of wiring connections or layout at the Tenant's expense, to the extent that the Landlord may deem necessary, (c) to require compliance with such reasonable rules as the Landlord may establish relating thereto, and (d) in the event of noncompliance with such requirements or rules, immediately to cut wiring or do whatever else it considers necessary to remove the danger, annoyance or electrical interference with apparatus in any part of the Building and/or the Project.  Each wire installed by the Tenant must be clearly tagged at each distributing board and junction box and elsewhere where required by the Landlord, with the number of the office to which such wire leads and the purpose for which it is used, together with the name of the Tenant or other concern, if any, operating or using it.
 
8.
A directory shall be provided by the Landlord on the ground floor of the Building or elsewhere within the Project, on which the Tenant's name may be placed.
 
9.
The Landlord shall in no event be responsible for admitting or excluding any person from the Premises.  In case of invasion, hostile attack, insurrection, mob violence, riot, public excitement or other commotion, explosion, fire or any casualty, the Landlord shall have the right to bar or limit access to the Project to protect the safety of occupants of the Project, or any property within the Project.
 
10.
The use of any area within the Building as sleeping quarters is strictly prohibited at all times.
 
11.
The Tenant shall keep the windows and doors of the Premises (including those opening on corridors and all doors between rooms entitled to receive heating or air conditioning service and rooms not entitled to receive such service) closed while the heating or air-conditioning system is operating, in order to minimize the energy used by, and to conserve the effectiveness of, such systems.  The Tenant shall comply with all reasonable rules and regulations from time to time promulgated by the Landlord with respect to such systems or their use.
 
12.
The Landlord shall have the right to prescribe the weight and position of inventory and of other heavy equipment or fixtures, which shall, if considered necessary by the Landlord, stand on plank strips to distribute their weight.  Any and all damage or injury to the Project arising out of the Tenant's equipment being on the property shall be repaired by the Tenant at its expense.  The Tenant shall not install or operate any machinery whose installation or operation may affect the structure of the Building without first obtaining the Landlord's written consent thereto, and the Tenant shall not install any other equipment of any kind or nature whatsoever which may necessitate any change, replacement or addition to, or in the use of, the water system, the heating system, the plumbing system, the air-conditioning system or the electrical system of the Premises, the Building or the Project without first obtaining the Landlord's written consent thereto.  Business machines and mechanical equipment belonging to the Tenant which cause noise or vibration that may be transmitted to the structure of the Building, any other buildings on the Project, or any space therein to such a degree as to be objectionable to the Landlord or to any tenant, shall be installed and maintained by the Tenant, at its expense, on vibration eliminators or other devices sufficient to eliminate such noise and vibration.  The Tenant shall remove promptly from any sidewalks and other areas on the Project any of the Tenant's furniture, equipment, inventory or other material delivered or deposited there.

 
53

 
 
13.
The Tenant shall not place or permit its agents, employees or invitees to place any thing or material on the roof or in the gutters and downspouts of the Building or cut, drive nails into or otherwise penetrate the roof, without first obtaining the Landlord's written consent thereto.  The Tenant shall be responsible for any damage to the roof caused by its employees or contractors.  The Tenant shall indemnify the Landlord and hold the Landlord harmless against expenses incurred to correct any damage to the roof resulting from the Tenant's violation of this rule, as well as any consequential damages to the Landlord or any other tenant of the Project.  The Landlord shall repair damage to the roof caused by the Tenant's acts, omissions or negligence and the Tenant shall reimburse the Landlord for all expenses incurred in making such repairs.  The Landlord or its agents may enter the Premises at all reasonable hours to make such roof repairs.  If the Landlord makes any expenditure or incurs any obligation for the payment of money in connection therewith, including but not limited to attorneys' fees in instituting, prosecuting or defending any action or proceeding, such sums paid or obligations incurred, with interest at the Default Rate, and costs, shall be deemed to be Additional Rent and shall be paid by the Tenant to the Landlord within five (5) days after rendition of any bill or statement to the Tenant therefor.  The Tenant shall not place mechanical or other equipment on the roof without the Landlord's prior written consent, which shall be conditioned in part upon the Landlord's approval of the Tenant's plans and specifications for such installations.  The costs of any roof improvements made pursuant hereto shall be borne by the Tenant.
 
14.
The Landlord reserves the right to institute energy management procedures when necessary provided such procedures do not materially adversely affect Tenant’s business operations at the Premises.
 
15.
Subject to applicable laws, Landlord shall specifically designate smoking areas throughout the Project.  Tenant and Tenant’s agents, employees and invitees shall refrain from smoking in any areas of the Project (whether enclosed or otherwise), other than those areas specifically designated by Landlord as smoking areas.
 
16.
The Tenant shall assure that the doors and windows of the Premises are closed and locked and that all water faucets, water apparatus and utilities are shut off before the Tenant and its employees leave the Premises each day.
 
17.
The Landlord shall have the right to rescind, suspend or modify these Rules and Regulations and to promulgate such other rules or regulations as, in the Landlord's reasonable judgment, are from time to time needed for the safety, care, maintenance, operation and cleanliness of the Building or the Project, or for the preservation of good order therein.  Upon the Tenant's having been given notice of the taking of any such any action, the Rules and Regulations as so rescinded, suspended, modified or promulgated shall have the same force and effect as if in effect at the time at which the Tenant's lease was entered into (except that nothing in the Rules and Regulations shall be deemed in any way to alter or impair any provision of such lease).

 
54

 
 
18.
Nothing in these Rules and Regulations shall give any tenant any right or claim against the Landlord or any other person if the Landlord does not enforce any of them against any other tenant or person (whether or not the Landlord has the right to enforce them against such tenant or person), and no such non-enforcement with respect to any tenant shall constitute a waiver of the right to enforce them as to the Tenant or any other tenant or person.
 
19.
Except as otherwise set forth in the Lease, in any instance in which the Landlord's prior consent or approval is required, the Landlord shall have the right to withhold or condition such consent or approval in its reasonable discretion.

 
55

 
 
 Exhibit E
 
FORMS
FIRST AMENDMENT TO LEASE
 
THIS FIRST AMENDMENT TO LEASE is made on this _________ day of ________ _____ by and between _______________________, a ____________ limited liability company (the "Landlord"), and _________________________________, a ____________ (the "Tenant").
 
 
A.
Landlord and Tenant are parties to a Lease dated ____________, with respect to approximately ______ square feet of space (the “Premises”) at the mixed use retail/office project located in Providence, Rhode Island at ______________ Street known as ________________ (the “Lease”).
 
 
B.
The parties have agreed to amend the Lease to provide that (i) Landlord will construct and own certain additional improvements to the Premises and (ii) in return for Landlord undertaking such additional work the rent under the Lease shall increase as provided herein.
 
NOW THEREFORE, in consideration of the foregoing and for other good and valuation consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree to amend the Lease as follows:
 
1.            Construction of Improvements .  Landlord shall, in addition to the improvements to be constructed by Landlord as currently provided in the Lease, construct the improvements to the Premises as described on Exhibit A attached hereto (the “Additional Improvements”).  All such work shall be undertaken in a good and workmanlike manner in accordance with plans and specifications approved by both Landlord and Tenant and otherwise as provided in the Lease.
 
2.            Ownership of Improvements .  All Additional Improvements to be constructed by Landlord as described in Exhibit A shall be the property of the Landlord.  If any of such Additional Improvements are damaged by fire and other casualty and the Landlord is required under the Lease to restore, such restoration obligation shall extend to the Additional Improvements.
 
3.            Increased Rent .  Notwithstanding Section ____ of the Lease, the Base Rent under the Lease shall be increased by the amount of the "Increased TI Rent" as provided below:
 

Period
Base Rent
Increased TI Rent
Total
       
       
       
 


 
56

 
 
4.            Liability for Increased TI Rent .  Notwithstanding anything herein or the Lease to the contrary, if Tenant shall fail to make any payment of the Increased TI Rent to Landlord hereunder, Landlord's sole and exclusive remedy as to such default alone shall be to credit the amount of such delinquent Increased TI Rent payment against the debt service payment owed under that certain promissory note dated ________________ by Landlord, as maker, to Tenant, as payee.
 
5.            No Other Amendments .  Except as provided herein, the terms and conditions of the Lease remain unmodified and in full force and effect.
 
IN WITNESS WHEREOF, the parties have executed this First Amendment to Lease as of the day and year first above written.
 

WITNESS/ATTEST:
[LANDLORD]
   
_________________________
By:_________________________________
   
 
[TENANT]
   
_________________________
By:_________________________________


 
57

 

PROMISSORY NOTE
 
$__________________
_________________, ____
 
__________, _________

FOR VALUE RECEIVED, __________________________________ [name of Landlord] (the "Borrower") promises to pay to the order of ______________________________________ [name of Tenant] (the "Lender"), its successors and assigns, and any subsequent holder of this Note, the aggregate principal amount of $______________________________ (the "Principal Amount") together with interest on the unpaid balance of the Principal Amount.
 
Interest shall not begin to accrue on this Note until the Interest Commencement Date, which shall be the date the Lender commences payment of rent under that certain Lease dated _________________________________, as amended, for space in the improvements located at _______________________ in ____________ (the "Lease").  Commencing on first day of the month next following the Interest Commencement Date and continuing on the first day of each month thereafter, Borrower shall pay to Lender principal and interest, in equal monthly installments of $_____________________ until the maturity of this Note, at which time all unpaid interest accrued through the date of such maturity shall be paid in full by the Borrower to the Lender.  Such payment represents a level monthly payment of principal and interest at ten percent (____________%) per year over a ____________________ month amortization period.  Unless sooner paid, the unpaid Principal Amount, together with interest accrued and unpaid thereon, shall be due and payable in full on the first day of the ________________th month after the Interest Commencement Date.
 
Borrower’s failure to pay any monthly installment of Principal and Interest when due hereunder shall constitute a default under this Note (“Default”). Upon the occurrence of a Default, the Lender’s sole and exclusive remedy (and notwithstanding any restrictions in the Lease regarding rent offset) shall be to offset against each monthly installment of rent due under the Lease and any amendments thereto, the amount of any such unpaid monthly installment due hereunder.  The Lender shall have no right to accelerate the payment of the indebtedness hereunder in the event of any Default.
 
All payments and prepayments of the Principal Amount, interest thereon and any other amounts payable hereunder shall be paid in lawful money of the United States of America in immediately available funds during regular business hours of the Lender at ____________________________________ , or at such other place as the Lender or any other holder of this Note may at any time or from time to time designate in writing to the Borrower.
 
The Borrower and the Lender hereby voluntarily and intentionally waive any right they may have to a trial by jury in any action, proceeding or litigation directly or indirectly arising out of, under or in connection with this Note.
 
This note shall be governed and construed under the laws of the State of Rhode Island, and the Borrower hereby irrevocably consents and submits to the jurisdiction and venue of any state or federal court sitting in the State of Rhode Island over any suit, action or judicial proceeding brought to enforce or construe this Note or arising out of or relating to this Note.

 
58

 
 
IN WITNESS WHEREOF, the Borrower has caused this Note to be executed in its name, under its seal and on its behalf by its duly authorized officers the day and year first written above.
 

ATTEST:
[LANDLORD]
   
 
By:_________________________________
 
 

 

 
59

 
 
Exhibit F
 
Schedule of Deliveries
 


 
60

 

UNFI Schedule
 
   
Task
Schedule
   
Lease Negotiation and Execution
August 13 – October 15, 2008
Design Process
October 10 – December 31, 2008
Schematic Design
October 31, 2008
Design Development
November 21, 2008
Tenant Review/Approval of DD plans – 1 week
November 28, 2008
Permit Set Submittal
December 15, 2008
Construction Documents/Submittal of Permit Application
December 31, 2008
   
Bid/Permit Review and Approval (4 weeks from permit set submittal – assumes early submittal of permit plans to City of Providence
January 15, 2009
Construction Process
May 15, 2009
   
NOTES:
 
All dates are approximate and assume typical City review approval timelines.
 
 
 
 
61

 
 
 Exhibit G
Janitorial Specifications

 
Daily: Office Areas
 
Remove trash, dust, vacuum and spot clean carpets, clean kitchen, mop all tile/wood floors, clean and polish door glass, clean and polish elevator cabs.  Landlord will also establish recycling programs for office space and coordinate with cleaning services for the proper disposal of office refuse.
 
Weekly: Office Areas
 
Dust windowsills, dust blinds, dust/clean file cabinets and all work station surfaces.
 
Monthly: Office Areas
 
Wipe down doorframes and baseboards, clean wall vents and heaters
 
Daily: Restrooms
 
Clean mirrors, sweep and wash floor, fully clean and disinfect toilets and urinals, clean walls/partitions next to urinals, clean sinks, empty trash, refill paper products and soap.
 



 
62

 
 
Exhibit H

Parking Area Drawing
 
 

 
63

 

 
 
 
64

 
Exhibit 10.58


SECOND AMENDMENT TO LEASE

THIS SECOND AMENDMENT TO LEASE ("Amendment") is made as of the 23rd day of April, 2008, by and between PRINCIPAL LIFE INSURANCE COMPANY, an Iowa corporation, successor in interest to Valley Centre I, L.L.C., a Washington limited liability company ("Landlord"), and UNITED NATURAL FOODS, INC., a Delaware corporation ("Tenant").

RECITALS

A.           Landlord and Tenant entered into a Lease Agreement dated August 3, 1998, as amended by the First Amendment to Lease dated July 6, 1999 (the "Lease"), for certain premises located at 22 30 th Street NE, Suite 102, Auburn, Washington 98002 (the "Premises"), which is 204,804 square feet, comprised of 187,872 square feet on the ground floor and 16,932 square feet on the mezzanine, as more fully described in the Lease; and

B.           The Lease expires March 31, 2009; and

C.           Landlord and Tenant desire to extend the Term of the Lease, expand the Premises, and adjust the Base Rent Schedule and Lessee’s Share of Operating Expenses, Tax Expenses & Common Utility Expenses under the terms and conditions set forth below.

AMENDMENT

NOW, THEREFORE, in consideration of the covenants and agreements contained herein, the parties hereby mutually agree as follows:

1.
Extension of Term. The Term of the Lease shall be extended for an additional period of one hundred twenty-five (125) months from April 1, 2009 through August 31, 2019.

2.
Expansion of Premises. Effective June 1, 2009 (the “Expansion Commencement Date”), the Premises shall be expanded to include the adjacent 154,128 square feet, located at 22 30 th Street NE, Suite 109, Auburn, WA 98002 (the “Expansion Space”). As of the Expansion Commencement Date, the total Premises shall be 358,932 square feet, comprised of 342,000 on the ground floor and 16,932 square feet on the mezzanine, as shown on Exhibit A attached hereto.

 
If Landlord cannot deliver possession of the Expansion Space on the Expansion Commencement Date, Landlord shall not be subject to any liability nor shall the validity of this Amendment be affected; provided , however , that Tenant's obligation to pay Base Rent, Operating Expenses, Tax Expenses and Common Utility Expenses with respect to the Expansion Space shall not commence until the date possession of the Expansion Space is tendered. In the event that Landlord permits Tenant to occupy the Expansion Space prior to the Expansion Commencement Date, such occupancy shall be subject to all the provisions of this Amendment and the Lease. Notwithstanding anything to the contrary contained in this Amendment, if Landlord cannot deliver possession of the Expansion Space by December 1, 2009, Tenant shall have the right to terminate the Lease.

3.
Tenant’s Share. As of the Expansion Commencement Date, Lessee’s Share of Building Operating Expenses, Building Tax Expenses, and Building Common Utility Expenses shall be 100%. Also as of the Expansion Commencement Date, Lessee’s Share of Park Operating Expenses, Park Tax Expenses, and Park Common Utility Expenses shall be 31.54%.

4.
Base Rent Schedule. The Base Rent Schedule shall be amended as follows:

 
April 1, 2009 – May 31, 2009:
$74,955.00 per month
 
June 1, 2009 – August 31, 2009:
$0.00 per month
 
Sept. 1, 2009 – May 31, 2011:
$128,720.00 per month
 
June 1, 2011 – May 31, 2013:
$136,443.00 per month
 
June 1, 2013 – May 31, 2015:
$144,630.00 per month
 
June 1, 2015 – May 31, 2017:
$153,308.00 per month
 
June 1, 2017 – August 31, 2019:
$162,506.00 per month


 
-1-

 

5.
Tenant Improvement Allowance. Tenant shall be entitled to a one-time tenant improvement allowance (the “Tenant Improvement Allowance”) in the amount of up to, but not to exceed Eighty Thousand Dollars ($80,000.00).

In no event shall Landlord be obligated to make disbursements pursuant to this Paragraph 5 in a total amount which exceeds the Tenant Improvement Allowance and in no event shall the Tenant Improvement Allowance be utilized for any trade fixtures, furniture or equipment (including freezers or coolers) of Tenant. All Tenant Improvements for which the Tenant Improvement Allowance has been made available shall be deemed Landlord's property upon the expiration or earlier termination of the term of this Lease and may not be removed by Tenant from the Premises at any time unless required by Landlord in accordance with the provisions of Paragraph 11 of the Lease. Tenant shall not be entitled to any payment or credit for any unused portion of the Tenant Improvement Allowance.

The Tenant Improvement Allowance shall be funded by Landlord upon completion of the installation of improvements (the “Work”) in the Premises and after Tenant has submitted all invoices, lien waivers, affidavits of payment, and such other evidence as Landlord may reasonably require to evidence that the cost of the Work has been paid for and that no mechanic’s, materialman’s or other such liens have been or may be filed against the property or the Premises arising out of the design or performance of the Work. In no event shall Landlord be required to pay any portion of the cost of the Work in excess of the Tenant Improvement Allowance. If the Work is not substantially completed with all invoices submitted to Landlord within twelve (12) months after possession of the Expansion Space is tendered to Tenant, then Landlord shall not be obligated to reimburse Tenant for invoices submitted after such date.

6.
Landlord Improvements. Landlord shall, at Landlord’s expense, provide the Expansion Space clean and in broom swept condition. Landlord shall also provide all mechanical, electrical and plumbing equipment located within the Expansion Space in good working order upon occupancy. Except as expressly provided, Tenant accepts the Expasion Space in its current “as is” condition.

7.
Tenant Improvements. Tenant shall have the right, but not the obligation, to perform the following improvements at Tenant’s expense in the Expansion Space:

 
a)
Demolish the existing office space;
 
b)
Construct approximately 40,000 square feet of additional freezer/cooler space and other associated tenant related improvements; and
 
c)
Replace the warehouse lighting.

In connection with any improvements to the Premises that Tenant desires to make, Tenant shall be responsible for the design and development of final layout plans and specifications for the Premises (“Tenant Improvement Plans”). All real property improvements to be constructed as shown on the Tenant Improvement Plans shall be defined as “Tenant Improvements.” If Landlord reasonably determines that Tenant is required to obtain a building permit for construction of the Tenant Improvements, then the Tenant Improvement Plans shall be in a form acceptable to, and containing all information required by, the City of Auburn. Tenant shall obtain all necessary building permits and other governmental approvals prior to commencing any of the Tenant Improvements described in this Paragraph 7.
 
Tenant shall submit to Landlord two (2) copies of the Tenant Improvement Plans. Landlord shall either approve or disapprove of the Tenant Improvement Plans within ten (10) days and, if approved, return a signed, approved copy to Tenant. Landlord’s approval shall not be unreasonably withheld or delayed. In the event that the Tenant Improvement Plans are not approved by Landlord, Landlord shall inform Tenant of the reasons for such disapproval and Tenant shall have five (5) business days in which to submit revised Tenant Improvement Plans to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld or delayed. Tenant shall not unreasonably refuse to satisfy any objections made by Landlord to said Tenant Improvement Plans. Any objections Tenant has to Landlord’s objection shall be submitted to Landlord in writing within said five (5) day period. A failure of one party to give any notice to the other party within such five (5) day period shall be deemed to constitute approval of the Tenant Improvement Plans or the objections thereto, as appropriate.
 

 
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Upon Landlord’s approval of the Tenant Improvement Plans, Tenant may enter into a contract for construction of the Tenant Improvements. Within five (5) business days of doing so (but in any case prior to the contractor commencing any work), Tenant shall provide Landlord with a copy of the executed contract for construction of the Tenant Improvements. The contractor and subcontractors retained shall be commercial contractors and subcontractors licensed and bonded by the State of Washington. Tenant shall be solely responsible for the construction of Tenant Improvements. The construction of all Tenant Improvements to be made on the Premises shall be performed in a first-class manner consistent with other construction in the Building and in conformity with all applicable governmental laws, ordinances, rules, orders, regulations, and other requirements.
 
Landlord or Landlord’s agents shall have the right to inspect the construction work being conducted by Tenant during the progress thereof. If Landlord or Landlord’s agents shall give notice of faulty construction or any other material deviation from the approved Tenant Improvement Plans, Tenant agrees to cause its contractors or subcontractors to make corrections promptly. However, neither the privilege herein granted to Landlord or its agents to make inspections, nor the making of such inspections by Landlord or Landlord’s agents, shall operate as a waiver of any right of Landlord to require workmanlike construction and improvements erected in substantial accordance with the Tenant Improvement Plans.

8.
Utilities. Upon Tenant’s written request to Landlord, Landlord shall contact the City of Auburn and Puget Sound Energy and transfer the water and sewer accounts and house electrical meter for the Building into Tenant’s name. Tenant shall thereafter pay all water and sewer charges, and natural gas and electricity charges attributable to the Building, directly to the City of Auburn and Puget Sound Energy. Notwithstanding such direct payment, Tenant’s failure to pay for utilities provided to the Premisese as and when due shall be a default hereunder by Tenant, and Landlord shall have the same remedies for non-payment of utilities as for non-payment of rent under this Lease.

9.
Right of First Opportunity. Tenant has requested that Landlord grant to Tenant a right to lease any existing tenant space in the Valley Centre Corporate Park that becomes available after the date on which this Amendment is fully executed (each, a “ROFO Space”), and Landlord is agreeable to doing so on the terms of this Paragraph 9.

Landlord grants to Tenant a right of first opportunity (the “Right of First Opportunity”) to lease each ROFO Space as it becomes available, in the event that any ROFO Space becomes available for lease during the term of this Lease. Tenant may, however, exercise its Right of First Opportunity in accordance with the terms of this paragraph only with respect to an entire ROFO Space, and only if Tenant has not been in default of any of the terms, covenants and conditions of this Lease beyond applicable notice and cure periods, and is not in default of any terms, covenants and conditions of this Lease beyond applicable notice and cure periods either at the time the Right of First Opportunity is exercised or as of the commencement of the lease of the offered ROFO Space.

Following the expiration of a lease affecting any ROFO Space (or in anticipation of such expiration), but prior to offering any ROFO Space for lease to third parties, Landlord shall provide Tenant with written notification that a ROFO Space is available, and the then-current market terms on which Landlord is willing to lease such ROFO Space,   which terms shall include but not be limited to the term of lease for the ROFO Space and the rent applicable thereto (the “Lease Notice”). Tenant shall have ten (10) business days following receipt of the Lease Notice in which to respond to Landlord (the “Lease Notice Period”). If Tenant provides Landlord with written notice of its intent to lease the available ROFO Space within the Lease Notice Period, Landlord and Tenant shall promptly enter into a lease for such space on the same monetary terms and conditions as are set forth in, and for the term specified in, the Lease Notice, but otherwise on the same terms and conditions (with the exception of any free rent, Tenant Improvements or tenant improvement allowance) as are set forth in the Lease. If Tenant fails to provide Landlord written notice of its intent to lease the available ROFO Space within the Lease Notice Period, then Tenant's Right of First Opportunity shall expire as to the current availability of the ROFO Space, Landlord shall be free to lease such ROFO Space to third parties, and Tenant's Right of First Opportunity shall be of no further force or effect until such time as another ROFO Space is subsequently available for lease.


 
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10.
Options to Renew. While this Lease is in full force and effect, and provided Tenant is not in default of any of the terms, covenants and conditions thereof beyond any applicable cure period, Landlord grants to Tenant two (2) options to extend the term of the Lease for a period of five (5) years each (each, an "Option Term"), commencing on the day following the Expiration Date set forth in the Basic Lease Information, and upon the expiration of the first Option Term, as applicable. Such extension or renewal shall be on the same terms, covenants and conditions as provided for in the immediately preceding term, except that the Base Rent shall be adjusted to the fair market rental then in effect for lease extensions at equivalent “non-refrigerated” properties, of equivalent size, for equivalent intervals, in equivalent areas, and excluding any concessions for tenant improvements or free rent. In no event shall the Base Rent payable during the first Option Term be less than the Base Rent in effect during the final month of the initial Lease term, and in no event shall the Base Rent payable during the second Option Term be less than the Base Rent in effect during the final month of the first Option Term. Tenant may exercise its extension option by giving Landlord notice in writing not later than six (6) months prior to the expiration of the initial Lease term or the first Option Term, as applicable.

11.
Deletion of Prior Renewal Option. Paragraph 30 of the Lease is hereby deleted in its entirety.

12.
Parking. Tenant shall have the exclusive right to use all existing parking stalls surrounding the Premises (as shown on Exhibit A attached hereto) on a 24-hour per day, 7 day per week basis throughout the Term of the Lease.

13.
OFAC Compliance.

 
(1)
Tenant represents and warrants that:

 
(a)
Tenant and, to Tenant’s knowledge, having made no investigation or inquiry, each person or entity owning an interest in Tenant 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)
is 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)
To Tenant’s knowledge, having made no investigation or inquiry, none of the funds or other assets of Tenant constitute property of, or are beneficially owned, directly or indirectly, by any Embargoed Person (as hereinafter defined);
 
 
(c)
To Tenant’s knowledge, having made no investigation or inquiry, noEmbargoed Person has any interest of any nature whatsoever in Tenant (whether directly or indirectly);
 
 
(d)
To Tenant’s knowledge, having made no investigation or inquiry, none of the funds of Tenant have been derived from any unlawful activity with the result that the investment in Tenant is prohibited by law or that the Lease is in violation of law, and;
 
 
(2)
Tenant covenants and agrees:
 
 
(a)
To comply with all requirements of law relating to money laundering, anti-terrorism, trade embargos and economic sanctions, now or hereafter in effect;
 

 
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(b)
To immediately notify Landlord in writing if any of the representations, warranties or covenants set forth in this paragraph or the preceding paragraph are no longer true or have been breached; and
 
 
(c)
To not knowingly 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 Landlord under the Lease, and
 
 
(3)
Tenant hereby acknowledges and agrees that Tenant’s inclusion on the List at any time during the Lease Term shall be a material default of the Lease. Notwithstanding anything herein to the contrary, Tenant shall not knowingly permit the 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 Premises by any such knowing person or entity shall be a material default of the Lease.
 
 
(4)
Tenant shall also require and shall take reasonable measures to ensure compliance with the requirement that no person who owns any other direct interest in the Tenant is or shall be listed on any of the Lists or is an Embargoed Person. 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 Tenant is prohibited by law or Tenant is in violation of law (“Embargoed Person”).
 
This Section 4 shall not apply to any person to the extent that such person's interest in the Tenant is through a U.S. Publicly-Traded Entity. As used in this Agreement, U.S. Publicly-Traded Entity means a Person, other than an individual, whose securities are listed on a national securities exchange, or quoted on an automated quotation system, in the United States, or a wholly-owned subsidiary of such a person (“U.S. Publicly-Traded Entity”).
 
14.
Notices. Pursuant to the terms of Paragraph 40.J. of the Lease, Landlord’s notice address is hereby changed, such that notices to Landlord shall be provided to the following:

   
Principal Life Insurance Company
   
801 Grand Avenue
   
Des Moines, Iowa 50392
   
Attention: Western CRE Equities Team
     
 
with a copy to:
KG Investment Management, LLC
   
249 SW 41st Street
   
Renton, WA 98057
   
Attention: Property Manager

15.
Corporate Actions. Tenant warrants that all necessary corporate actions have been duly taken to permit Tenant to enter into this Amendment and that each undersigned officer has been duly authorized and instructed to execute this Amendment.

16.
Effect of Amendment. Except as expressly modified above, all terms and conditions of the Lease remain in full force and effect and are hereby ratified and confirmed.



  [SIGNATURES ON FOLLOWING PAGE]

 
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IN WITNESS WHEREOF, this Amendment has been executed on the date first written above.
 

LANDLORD:
 
TENANT:
     
PRINCIPAL LIFE INSURANCE COMPANY, an Iowa corporation, for its Principal U.S. Property Separate Account
 
UNITED NATURAL FOODS, INC., a Delaware corporation
     
By:
Principal Real Estate Investors, LLC, a Delaware limited liability company, its authorized signatory
 
By:
/s/ Mark E. Shamber    
 
 
 
 
  Its: 
Vice President, Chief Financial Officer, and Treasurer

 
By: /s/ Douglas A. Kintzie        
   
       
 
Its: Managing Director
 
   
       
       
 
By: /s/ Troy A. Koerselman        
   
       
 
Its: Assistant Managing Director
   
     

 
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EXHIBIT A
 
 
 
Exhibit 10.59

 
SIXTH AMENDMENT AGREEMENT
 
SIXTH AMENDMENT AGREEMENT (this “ Agreement ”) dated as of February 25, 2009, by and among United Natural Foods, Inc., United Natural Foods West, Inc., United Natural Trading Co., Distribution Holdings, Inc., Springfield Development, LLC, and Millbrook Distribution Services Inc. (collectively, the “ Borrowers ”), Bank of America, N.A. (“Bank of America”) and the other Lenders party thereto (collectively, the “ Lenders ”), and Bank of America, as administrative agent for the Lenders (in such capacity, the “ Administrative Agent ”).
 
W I T N E S S E T H:
 
WHEREAS, the Borrowers, the Lenders, the Administrative Agent, and the Documentation Agent, Syndication Agent and Arranger identified therein are party to a certain Amended and Restated Loan and Security Agreement dated April 30, 2004, as amended by a First Amendment dated as of December 30, 2004, a Second Amendment dated as of January 31, 2006, a Third Amendment dated as of November 2, 2007, a Fourth Amendment dated as of November 27, 2007 and a Fifth Amendment dated as of May 28, 2008 (as amended, the “ Loan Agreement ”); and
 
WHEREAS, the Borrowers have requested that the Lenders amend certain provisions of the Loan Agreement; and
 
WHEREAS, the Lenders are willing to agree to the amendments set forth herein, all on the terms and conditions set forth herein.
 
NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:
 
§1.             Definitions .  Capitalized terms used herein without definition that are defined in the Loan Agreement shall have the meanings given to such terms in the Loan Agreement, as amended hereby.
 
§2.             Representations and Warranties; Acknowledgment .   The Borrowers hereby represent and warrant to the Lenders as follows:
 
(a)           Each of the Borrowers has adequate power to execute and deliver this Agreement and each other document to which it is a party in connection herewith and to perform its obligations hereunder or thereunder.  This Agreement and each other document executed in connection herewith have been duly executed and delivered by each of the Borrowers and do not contravene any law, rule or regulation applicable to any Borrower or any of the terms of any other indenture, agreement or undertaking to which any Borrower is a party.  The obligations contained in this Agreement and each other document executed in connection herewith to which any of the Borrowers is a party, taken together with the obligations under the Loan Documents, constitute the legal, valid and binding obligations enforceable against any such Borrower in accordance with their respective terms.

 
 

 
 
(b)           After giving effect to the transactions contemplated by this Agreement, all the representations and warranties made by the Borrowers in the Loan Documents are true and correct on the date hereof as if made on and as of the date hereof and are so repeated herein as if expressly set forth herein or therein, except to the extent that any of such representations and warranties expressly relate by their terms to a prior date.
 
(c)           No Event of Default under and as defined in any of the Loan Documents has occurred and is continuing on the date hereof.
 
§3.             Amendments to Loan Agreement .   The Loan Agreement is hereby amended as follows:
 
3.1.           Amendments to Appendix A.
 
The definitions of “Permitted Purchase Money Indebtedness”, “Plan” and “Subordinated Debt” are hereby amended and restated in their entirety to read as follows:
 
Permitted Purchase Money Indebtedness   - any Purchase Money Indebtedness and Capitalized Lease Obligations of Borrowers or Guarantors incurred after the date hereof which is secured solely by a Purchase Money Lien.”
 
Plan   - an employee benefit plan now or hereafter maintained for employees of Borrowers or their Subsidiaries that is covered by Title IV of ERISA.”
 
Subordinated Debt - Indebtedness of Borrowers or their Subsidiaries that is subordinated to the Obligations in a manner satisfactory to Agent.”
 
Clause (i) of the definition of Restricted Investment is hereby amended and restated in its entirety to read as follows:
 
(i)   investments in Subsidiaries of UNF which are Borrowers or Guarantors;”
 
3.2.           Amendments to Section 9.1.3
 
Section 9.1.3 of the Loan Agreement is hereby amended by deleting “and” from the end of clause (v), renumbering clause (vi) as clause (vii) and inserting a new clause (vi) to read as follows:
 
“(vi)           contemporaneously with any Permitted Acquisition, a report supplementing, on a cumulative basis, Exhibit C , Exhibit D , Exhibit E , Exhibit F , Exhibit H , Exhibit I and Exhibit V containing a description of all changes in the information included in such Exhibits as may be necessary for such Exhibits to be accurate and complete, such report to be signed by the chief executive officer or chief financial officer of UNF and to be in a form reasonably satisfactory to the Agent; and”

 
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3.3.           Amendment to Section 9.1.7
 
Section 9.1.7 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.1.7   Taxes and Liens .   Pay and discharge, and cause each Subsidiary to pay and discharge, all taxes, assessments and government charges upon it, its income and Properties as and when such taxes, assessments and charges are due and payable, unless and to the extent only  that such taxes, assessments and charges are being contested in good faith and by appropriate proceedings and Borrowers maintain, and cause each Subsidiary to maintain, reasonable reserves on their books therefor.  Borrowers shall also pay and discharge, and shall cause each Subsidiary to pay and discharge, any lawful claims which, if unpaid, might become a Lien against any of the Borrowers’ or their Subsidiaries’ Properties except for Permitted Liens.”
 
3.4.           Amendment to Section 9.1.11
 
Section 9.1.11 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.1.11   Compliance with Laws .   Comply, and cause each Subsidiary to (i) comply, with all laws, ordinances, governmental rules and regulations to which it is subject, and (ii) obtain and keep in force any and all licenses, permits, franchises, or other governmental authorizations necessary to the ownership of its Properties or the conduct of its business, which violation or failure to obtain might materially and adversely affect the business, prospects, profits, properties, or condition (financial or otherwise) of the Borrowers and their Subsidiaries, taken as a whole.”
 
3.5.           Amendment to Section 9.1.12
 
Section 9.1.12 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.1.12   ERISA Compliance .  (i) At all times make, and cause each Subsidiary to make, prompt payment of contributions required to meet the minimum funding standard set forth in ERISA with respect to each Plan; and (ii) notify Agent as soon as practicable of any Reportable Event and of any additional act or condition arising in connection with any Plan which the Borrowers believe might constitute grounds for the termination thereof by the Pension Benefit Guaranty Corporation or for the appointment by the appropriate United States District Court of a Trustee to administer any Plan.”

 
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3.6.           Amendment to Section 9.2.2
 
Section 9.2.2 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.2   Loans .   Make, or permit any Subsidiary of Borrowers to make, any loans or other advances of money (other than for salary, travel advances, advances against commissions and other similar advances in the ordinary course of business) to any Person; provided, however, that Borrowers and Guarantors may (i) memorialize existing accounts receivable as instruments (provided such accounts receivable shall not be Eligible Accounts), (ii) make loans to customers in the normal course of business and on appropriate commercial terms and security to assist customers in opening stores and (iii) accept promissory notes for loans to their customers in the normal course of business and on appropriate commercial terms and security, in each case, to the extent not prohibited by the terms of this Agreement and Borrowers may make loans or other advances of money between and among the Borrowers and the Guarantors in the ordinary course of business.”
 
3.7.           Amendment to Section 9.2.3
 
Section 9.2.3(vii) of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
“(vii)           Unsecured Indebtedness incurred among the Borrowers and the Guarantors;”
 
3.8.           Amendments to Section 9.2.5
 
Clauses (iii), (vii), (viii) and (x) of Section 9.2.5 of the Loan Agreement are hereby amended and restated in their entirety to read as follows:
 
“(iii)           Liens arising in the ordinary course of Borrowers’ or Guarantors’ business by operation of law or regulation, but only if payment in respect of any such Lien is not at the time required and such Liens do not, in the aggregate, materially detract from the value of the Property of Borrowers and their Subsidiaries or materially impair the use thereof in the operation of Borrowers’ and their Subsidiaries’ business;”
 
“(vii)           attachment, judgment, and other similar non-tax liens arising in connection with court proceedings, but only if and for so long as the execution or other enforcement of such liens is and continues to be effectively stayed and bonded on appeal, the validity and amount of the claims secured thereby are being actively contested in good faith and by appropriate lawful proceedings and such liens do not, in the aggregate, materially detract from the value of the Property of the Borrowers or their Subsidiaries or materially impair the use thereof in the operation of the Borrowers’ and their Subsidiaries’ business;”

 
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“(viii)           reservations, exceptions, easements, rights of way, and other similar encumbrances affecting real property, provided that, in Agent’s sole judgment, they do not in the aggregate materially detract from the value of said Properties or materially interfere with their use in the ordinary conduct of the Borrowers’ and their Subsidiaries’ business;”
 
“(x)           Liens on assets of the Borrowers or the Guarantors that do not constitute Collateral hereunder; and”
 
3.9.           Amendment to Section 9.2.6
 
Section 9.2.6 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.6   Subordinated Debt .   Issue or enter into, or permit any Subsidiary to issue or enter into, any agreement to issue Subordinated Debt except upon terms and provisions relating to the maturity and repayment thereof and terms relating to the subordination of payment thereof to the Obligations, in each case reasonably acceptable to the Agent.”
 
3.10.           Amendment to Section 9.2.11
 
Section 9.2.11 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.11   Bill and Hold Sales, Etc.   Make, or permit any Subsidiary to make, a sale to any customer on a bill and hold, guaranteed sale, sale and return, sale on approval or consignment basis, or any sale on a repurchase or return basis.”
 
3.11.           Amendment to Section 9.2.14
 
Section 9.2.14 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.14   Tax Consolidation .   File or consent to the filing of, or permit any Subsidiary to file or consent to the filing of, any consolidated income tax return with any Person other than a Subsidiary of Borrowers.”
 
3.12.           Amendment to Section 9.2.15
 
Section 9.2.15 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.15   Business Locations . Transfer, or permit any Subsidiary to transfer, its principal place of business or chief executive office, or open, or permit any Subsidiary to open, any new business location or maintain, or permit any Subsidiary to maintain, warehouses other than as set forth on Exhibit C hereto, except upon at least thirty (30) days prior written notice to Agent.”

 
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3.13.           Amendment to Section 9.2.16
 
Section 9.2.16 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.16   Guaranties .   Except as set forth in Exhibit G hereto, guaranty, assume, endorse or otherwise, in any way, become directly or contingently liable with respect to, or permit any Subsidiary to guaranty, assume, endorse or otherwise, in any way, become directly or contingently liable with respect to, the Indebtedness of any Person except by endorsement of instruments or items of payment for deposit or collection, provided, however, that the Borrowers may (a) enter into guaranties in the ordinary course of business of indebtedness and obligations incurred by Borrowers and their Subsidiaries, (b) make payments (but not prepayments) of principal and interest when due under the terms of the ESOP Notes to the extent that no Default or Event of Default shall have occurred and be continuing at the time of or after giving effect to any such payment, (c) guaranty on an unsecured basis the obligations of Subsidiaries established to make acquisitions or investments permitted under Subsection 9.2.1 hereof, and (d) enter into guaranties and environmental indemnity agreements pursuant to the Term Loan Agreement with respect to the Term Loan and the mortgages securing such Term Loan.”
 
3.14.           Amendment to Section 9.2.18.
 
Section 9.2.18 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.18.   Subsidiaries .  Hereafter create any Subsidiary, or permit any Subsidiary to create any other Subsidiary, except as provided in Subsection 9.2.1 hereof.”
 
3.15.           Amendment to Section 9.2.19
 
Section 9.2.19 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.19   Change of Business .  Enter into, or permit any Subsidiary to enter into, any new business or make, or permit any Subsidiary to make, any material change in any of Borrowers’ or their Subsidiaries’ business objectives, purposes and operations.”
 
3.16.           Amendment to Section 9.2.20
 
Section 9.2.20 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.20   Names of Borrowers and Subsidiaries .   Use, or permit any Subsidiary to use, any corporate or limited liability company name (other than its own) or any fictitious name, trade style or “d/b/a” except for the names disclosed on Exhibit F attached hereto.”

 
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3.17.           Amendment to Section 9.2.21
 
Section 9.2.21 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.21   Use of Agent’s or any Lender’s Name .   Without prior written consent of Agent or such Lender, use, or permit any Subsidiary to use, the name of Agent or any Lender or the name of any Affiliates of Agent or any Lender in connection with any of the Borrowers’ or their Subsidiaries’ business or activities, except in connection with internal business matters, as required in dealings with governmental agencies and financial institutions and to trade creditors of the Borrowers or their Subsidiaries solely for credit reference purposes.”
 
3.18.           Amendment to Section 9.2.22
 
Section 9.2.22 of the Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
9.2.22   Margin Securities .   Own, purchase or acquire (or enter into any contracts to purchase or acquire), or permit any Subsidiary to own, purchase or acquire (or enter into any contracts to purchase or acquire), any “margin security” as defined by any regulation of the Federal Reserve Board as now in effect or as the same may hereafter be in effect unless, prior to any such purchase or acquisition or entering into any such contract, Agent shall have received an opinion of counsel satisfactory to Agent that the effect of such purchase or acquisition will not cause this Agreement to violate regulations (T), (U) or (X) or any other Regulations of the Federal Reserve Board then in effect.”
 
3.19.           New Section 9.2.23
 
A new Section 9.2.23 is hereby inserted immediately after Section 9.2.22 of the Loan Agreement to read as follows:
 
9.2.23   Fiscal Year .  Change the fiscal year of Borrowers or any of Borrowers’ Subsidiaries, or permit any Subsidiary to change its fiscal year or the fiscal year of any other Subsidiary of Borrowers.”
 
3.20.           Amended Exhibits.
 
Exhibits C, D, E, F, G, H, I and V to the Loan Agreement are hereby amended and restated as set forth on Exhibits C, D, E, F, G, H, I and V, respectively, attached to this Agreement.

 
-7-

 
 
§4.             Ratification, etc.   All of the obligations and liabilities to the Lenders and the Administrative Agent as evidenced by or otherwise arising under the Loan Agreement, the Notes and the other Loan Documents, are, by the Borrowers’ execution of this Agreement, ratified and confirmed in all respects.  In addition, by each Borrower’s execution of this Agreement, such Borrower represents and warrants that neither it nor any of its Subsidiaries has any counterclaim, right of set-off or defense of any kind with respect to such obligations and liabilities.  This Agreement and the Loan Agreement shall hereafter be read and construed together as a single document, and all references in the Loan Agreement or any related agreement or instrument to the Loan Agreement shall hereafter refer to the Loan Agreement as amended by this Agreement.
 
§5.             Conditions to Effectiveness.   The effectiveness of the amendments set forth in Section 3 of this Agreement are subject to the prior satisfaction of the following conditions precedent (the date of such satisfaction herein referred to as the “ Sixth Amendment Effective Date ”):
 
(a)            Representations and Warranties .  The representations and warranties of the Borrowers contained herein shall be true and correct.
 
(b)            No Event of Default .  There shall exist no Event of Default or event or circumstance which, with the giving of notice and/or the lapse of time would result in an Event of Default.
 
(c)            Corporate or Limited Liability Company Action .  The Administrative Agent shall have received evidence reasonably satisfactory to the Administrative Agent that all requisite corporate or limited liability company, as applicable, action necessary for the valid execution, delivery and performance by the Borrowers of this Agreement and all other instruments and documents delivered by the Borrowers in connection herewith has been taken.
 
(d)            Delivery of this Agreement .  The Borrowers, the Administrative Agent and the Lenders shall have executed and delivered this Agreement and each Guarantor shall have acknowledged its acceptance of or agreement to this Agreement and its ratification of the continuing effectiveness of its Guaranty.
 
(e)            Guarantor Reaffirmation; Guaranties and Security .  Each of the existing Guarantors shall have reaffirmed their respective obligations under their respective Guaranty Agreements pursuant to reaffirmation agreements each in form and substance satisfactory to the Administrative Agent.  Each of Fantastic Foods, Inc. and Mt. Vikos, Inc. shall have executed a Guaranty Agreement in respect of the Obligations and shall have granted to the Administrative Agent, for the benefit of the Administrative Agent and Lenders, a security interest in certain of its assets, in each case in form and substance satisfactory to the Administrative Agent.
 
(f)            Payment of Expenses .  The Borrowers shall have paid to the Administrative Agent all amounts payable to the Administrative Agent under Section 6 hereof.

 
-8-

 
 
(g)            Amendment of Term Loan Agreement .  The Term Loan Agreement shall have been amended by an amendment in form and substance satisfactory to the Lenders.
 
(h)            Amendment Fees .  The Borrowers shall have paid to the Administrative Agent, for the Pro Rata account of each Lender that executes this Agreement on the date hereof, an amendment fee of 0.125% of the aggregate principal amount of the Revolving Credit Loans.  The Borrowers also shall have paid to the Administrative Agent, for its own account, a fee in the amount specified in that certain letter agreement, dated as of February 25, 2009, among the Administrative Agent and the Borrowers.
 
§6.             Expenses, Etc .  Without limitation of the amounts payable by the Borrowers under the Loan Agreement and other Loan Documents, the Borrowers shall pay to the Administrative Agent and its counsel upon demand an amount equal to any and all out-of-pocket costs or expenses (including reasonable legal fees and disbursements and appraisal expenses) incurred by the Administrative Agent in connection with the preparation, negotiation and execution of this Agreement and the matters related thereto.
 
§7.             Time is of the Essence; No Waivers by Lenders .  TIME IS OF THE ESSENCE WITH RESPECT TO ALL COVENANTS, CONDITIONS, AGREEMENTS OR OTHER PROVISIONS HEREIN.  Except as otherwise expressly provided for herein, nothing in this Agreement shall extend to or affect in any way the Borrowers’ obligations or the Lenders’ and Administrative Agent’s rights and remedies arising under the Loan Agreement or the other Loan Documents.
 
§8.             Governing Law .   This Agreement shall for all purposes be construed according to and governed by the laws of the State of Connecticut (excluding the laws thereof applicable to conflicts of law and choice of law).
 
§9.             Effective Date . The amendments set forth in Section 3 hereof shall become effective among the parties hereto as of the Sixth Amendment Effective Date.  Until the Sixth Amendment Effective Date, the terms of the Loan Agreement prior to its amendment hereby shall remain in full force and effect.  This Agreement is effective as to all provisions other than the amendments set forth in Section 3 hereof at the time that the Borrowers, the Administrative Agent and the Lenders have executed and delivered this Agreement.
 
§10.             Entire Agreement; Counterparts .   This Agreement sets forth the entire understanding and agreement of the parties with respect to the matters set forth herein, including the amendments set forth herein, and this Agreement supersedes any prior or contemporaneous understanding or agreement of the parties as to any such amendment of the provisions of the Loan Agreement or any Loan Document, except for any such contemporaneous agreement that has been set forth in writing and executed by the Borrowers, the Administrative Agent and the Required Lenders.  This Agreement may be executed in any number of counterparts and by different parties hereto on separate counterparts, each of which when so executed and delivered shall be an original, but all of which counterparts taken together shall be deemed to constitute one and the same instrument.  A facsimile or other electronic transmission of an executed counterpart shall have the same effect as the original executed counterpart.
 
[Remainder of Page Intentionally Left Blank; Signature Pages Follow]

 
-9-

 

IN WITNESS WHEREOF, the parties have caused this Agreement to be executed by their duly authorized officers, as of the day and year first above written.
 
BORROWERS:
 
UNITED NATURAL FOODS, INC.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer
 
UNITED NATURAL FOODS WEST, INC.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer
 
UNITED NATURAL TRADING CO.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer
 
DISTRIBUTION HOLDINGS, INC.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

SPRINGFIELD DEVELOPMENT, LLC
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer
 
MILLBROOK DISTRIBUTION SERVICES INC.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

 
 

 


ADMINISTRATIVE AGENT:
 
BANK OF AMERICA, N.A.,

By : /s/ Edgar Ezerins ________________________
Name: Edgar Ezerins
Title: Senior Vice President
 
 
LENDERS:
 
BANK OF AMERICA, N.A.,

By : /s/ Edgar Ezerins ________________________
Name: Edgar Ezerins
Title: Senior Vice President


U.S. BANK NATIONAL ASSOCIATION, individually and as Co-Syndication Agent
 
By : /s/ Thomas Martin _______________________
Name: Thomas Martin
Title: Senior Vice President


PNC BANK, NATIONAL ASSOCIATION
 
By: /s/ Alberto Casasus, Jr. ____________________
Name: Alberto Casasus, Jr.
Title: Vice President


 
 

 

FIRST PIONEER FARM CREDIT, ACA
 
By: /s/ Thomas Cosgrove, Jr. __________________
Name: Thomas Cosgrove, Jr.
Title: Vice President


WEBSTER BANK, NATIONAL ASSOCIATION
(f/k/a Webster Bank)
 
By: /s/ Stephanie Webster ____________________
Name: Stephanie Webster
Title: Vice President
 

ISRAEL DISCOUNT BANK OF NEW YORK
 
By: /s/ Michael M. Diamond __________________
Name: Michael M. Diamond
Title: Vice President
 
By: /s/ George J. Ahlmeyer ___________________
Name: George J. Ahlmeyer
Title: Senior Vice President


ROYAL BANK OF CANADA, individually and as Co-Documentation Agent
 
By: /s/ Gordon MacArthur ___________________
Name: Gordon MacArthur
Title: Authorized Signatory


 
 
 

 

COOPERATIEVE CENTRALE RAIFFEISEN-BOERENLEENBANK B.A.,
“RABOBANK NEDERLAND”, NEW YORK BRANCH

By: /s/ Theodore W. Cox __________________
Name: Theodore W. Cox
Title: Executive Director

By: /s/ Rebecca Morrow ___________________
Name: Rebecca Morrow
Title: Executive Director


JPMORGAN CHASE BANK, N.A.
 
By: /s/ Scott Troy _________________________
Name: Scott Troy
Title: Vice President
 
 
CREDIT SUISSE, CAYMAN ISLANDS BRANCH

By: /s/ Doreen Barr ________________________
Name: Doreen Barr
Title: Vice President


By: /s/ Shaheen Malik ______________________
Name: Shaheen Malik
Title: Vice President
 

 

 
 

 


 
Each of the undersigned Guarantors
acknowledges and agrees to the foregoing,
and ratifies and confirms in all respects
such Guarantor’s obligations under the
Guaranty Agreements:
 
NATURAL RETAIL GROUP, INC.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer
 

ALBERT’S ORGANICS, INC.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer
 

FANTASTIC FOODS, INC.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer
 

MT. VIKOS, INC.
 
By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

 
 

 



Exhibit C

Amended and Restated Exhibit C
 
 
 
 
 

 
 

 

EXHIBIT C

Chief Executive Offices and Registered Agents


Chief Executive Offices:

Borrowers:

United Natural Foods, Inc.
260 Lake Road
 
Dayville, CT  06241
   
United Natural Foods West, Inc.
1101 Sunset Boulevard
 
Rocklin, CA 95765
   
United Natural Trading Co.
96 Executive Drive
 
Edison, NJ  08817
   
Distribution Holdings, Inc.
260 Lake Road
 
Dayville, CT  06241
   
Springfield Development, LLC
260 Lake Road
 
Dayville, CT  06241
   
Millbrook Distribution Services Inc.
88 Huntoon memorial Hwy
 
Leicester, MA  01524


Guarantors:

Natural Retail Group, Inc.
Seabreeze Shopping Plaza
 
30555 US Hwy 19N
 
Palm Harbor, FL
   
Albert's Organics, Inc.
3268 E. Vernon Ave
 
Vernon, CA  90058
   
Fantastic Foods, Inc.
260 Lake Road
 
Dayville, CT 06241
   
Mt. Vikos, Inc.
1291 Ocean Street
 
Marshfield, MA 02050


 
 

 

Registered Agents:

Borrowers:

United Natural Foods, Inc.:
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
 
302-658-7581
   
 
CT Corporation System
 
1200 South Pine Island Road
 
Plantation, FL  33324
   
 
CT Corporation System
 
One Corporate Center
 
11th Floor
 
Hartford, CT  06103
   
 
CT Corporation System
 
400 Cornerstone Drive
 
Suite 240
 
Williston, VT  05495
   
 
CT Corporation System
 
1201 Peachtree Street, N.E.
 
Atlanta, GA  30361
   
 
The Corporation Company
 
1675 Broadway
 
Suite 1200
 
Denver, CO  80202
   
 
CT Corporation System
 
Philadelphia, PA  19136
   
 
CT Corporation System
 
100 S 5th Street
 
#1075
 
Minneapolis, MN  55402
   
 
CT Corporation System
 
2222 Grand Avenue
 
Des Moines, IA  50312

 
 

 


 
CT Corporation System
 
314 Thayer Avenue
 
Bismarck, ND  58501
   
 
CT Corporation System
 
818 West Seventh Street
 
Los Angeles, CA  90017
   
 
CT Corporation System
 
75 Beattie Place
 
Greenville, SC  29601
   
 
CT Corporation System
 
Kentucky Home Life Building
 
Louisville, KY  40202
   
 
CT Corporation System
 
155 Federal Street
 
Suite 700
 
Boston, MA  02110
   
 
CT Corporation System
 
9 Capitol Street
 
Concord, NH  03301
   
 
The Corporation Trust Company
 
820 Bear Tavern Road
 
West Trenton, NJ  08628
   
 
CT Corporation System
 
251 E. Ohio Street
 
Suite 1100
 
Indianapolis, IN 46204
   
 
E. Colby Cameron
 
301 Promenade Street
 
Providence, RI 02908



 
 

 


United Natural Foods West, Inc.:
CT Corporation System
 
818 West Seventh Street
 
Los Angeles, CA  90017
   
 
The Corporation Company
 
1675 Broadway
 
Suite 1200
 
Denver, CO  80202
   
 
CT Corporation System
 
123 East Marcy
 
Santa Fe, NM  87501
   
 
CT Corporation System
 
2394 E Camelback Road
 
Phoenix, AZ  85016
   
 
CT Corporation System
 
388 State Street
 
Suite 420
 
Salem, OR  97301
   
 
CT Corporation System
 
1801 West Bay Drive NW
 
Suite 206
 
Olympia, WA  98502
   
 
CT Corporation System
 
1111 West Jefferson
 
Suite 530
 
Boise, ID  83702
   
 
Franz Weber
 
PO BOX 247
 
KEALAKEKUA HI  96750
   
 
CT Corporation System
 
9360 Glacier Hwy
 
Suite 202
 
Juneau AK  99801


 
 

 


United Natural Trading Co.:
The Corporation Trust Company
 
Corporation Trust Center
 
Wilmington, DE  19801
 
302-658-7581
   
 
CT Corporation System
 
818 West Seventh Street
 
Los Angeles, CA  90017
   
 
The Corporation Trust Company
 
820 Bear Tavern Road
 
West Trenton, N.J.  08628
   
   
Distribution Holdings, Inc.
Corporation Service Company
 
2711 Centerville Road
 
Suite 400
 
Wilmington, DE  19808
 
302-636-5401
   
Springfield Development, LLC
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
 
302-658-7581
   
   
Millbrook Distribution Services Inc.
Corporation Service Company
 
2711 Centerville Road
 
Suite 400
 
Wilmington, DE  19808
 
302-636-5401
   
 
Corporation Service Company
 
84 State Street
 
Boston, MA  02109
   
 
Corporation Service Company
 
1201 Hays Street
 
Tallahassee, FL  32301
   
 
Corporation Service Company
 
50 Weston Street
 
Hartford, CT  06120


 
 

 


 
Corporation Service Company
 
222 Jefferson Boulevard
 
Suite 200
 
Warwick, RI  02888
   
 
Corporation Service Company
 
2338 W Royal Palm Road
 
Suite J
 
Phoenix, AZ  85021
   
 
Corporation Service Company
 
300 Spring Building
 
Suite 900
 
300 S Spring Street
 
Little Rock, AR  72201
   
 
Corporation Service Company
 
45 Memorial Circle   
 
Augusta, ME  04330
 
 
 
Lawyers Incorporating Service
 
d/b/a Lawyers Inc Service
 
14 Centre Street
 
Concord, NH  03301
   
 
Corporation Service Company
 
159 State Street
 
Montpelier, VT  05602
   
 
Corporation Service Company
 
1560 Broadway
 
Suite 2090
 
Denver, CO  80202
   
 
CORPORATION SERVICE COMPANY
 
d/b/a CSC - LAWYERS INCORPORATING SERVICE
 
P.O. Box 526036
 
Sacramento, CA  95852



 
 

 

Guarantors:

Natural Retail Group, Inc.:
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
 
302-658-7581
   
 
CT Corporation System
 
1200 South Pine Island Road
 
Plantation, FL  33324
   
 
CT Corporation System
 
155 Federal Street
 
Suite 700
 
Boston, MA  02110
   
 
The Corporation Trust Incorporated
 
300 E. Lombard Street
 
Baltimore, MD  21202
   
Albert’s Organics, Inc.:
Kathryn Courtney
 
3268 Vernon Avenue
 
Vernon, CA  90058
   
 
CT Corporation System
 
1200 South Pine Island Road
 
Plantation, FL  33324
   
 
The Corporation Company
 
1675 Broadway
 
Suite 1200
 
Denver, CO  80202
   
 
CT Corporation System
 
Philadelphia, PA  19136
   
 
CT Corporation System
 
405 2nd Avenue S
 
Minneapolis, MN  55401
   
 
CT Corporation System
 
225 Hillsborough Street
 
Raleigh, NC  27603


 
 

 


 
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
   
 
The Corporation Trust Company
 
820 Bear Tavern Road
 
West Trenton, N.J.  08628
   
Mt. Vikos, Inc.:
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
   
 
CT Corporation System
 
155 Federal Street
 
Suite 700
 
Boston, MA  02110
   
Fantastic Foods, Inc.:
CT Corporation System
 
818 West Seventh Street
 
Los Angeles, CA  90017


 
 

 

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in
Excess of
$100,000
                 
OWNED
               
O
Albert's Organics
Office/Warehouse
200 Eagle Court
Bridgeport
NJ
8014
35,700
Yes
O
Albert's Organics
Warehouse
3268 E. Vernon Avenue
Vernon
CA
90058
34,500
Yes
O
Millbrook
Office/Warehouse
401 Highway 43 East
Harrison
AR
72601
1,200,000
Yes
O
UNFI-East
Warehouse
100 Lake View Court
Atlanta
GA
30336
327,500
Yes
O
UNFI-East
Office/Warehouse
71 Stow Drive
Chesterfield
NH
03443
319,000
Yes
O
UNFI-East
Office/Warehouse
260 Lake Road
Dayville
CT
06241
352,900
Yes
O
UNFI-East
Office/Warehouse
300 Lake Road
Dayville
CT
06241
90,200
No
O
UNFI-East
Warehouse
655 Commerce Parkway
Greenwood
IN
46143
311,100
Yes
O
UNFI-East
Warehouse
2340 Heinz Road
Iowa City
IA
52240
274,800
Yes
O
UNFI-East
Warehouse
100 Lincoln Street
New Oxford
PA
17350
271,200
No
O
UNFI-West
Warehouse
12745 Earhart Avenue
Auburn
CA
95602
150,000
No
O
UNFI-West
Warehouse
7909 S. Union Parkway
Ridgefield
WA
98642
239,000
Yes
O
UNFI-West
Office/Warehouse
1101 Sunset Blvd
Rocklin
CA
95765
487,000
Yes
                 
LEASED
               
L
Albert's Organics
Warehouse
5222 Quincy Street
Mounds View
MN
55112
39,900
Yes
L
Albert's Organics
Office
2450 17th Ave Suite 250
Santa Cruz
CA
95062
3,935
No
L
Hershey
Office/Warehouse
96 Executive Drive
Edison
NJ
08817
110,000
Yes
L
Millbrook
MTM Storage
6509 Transit Road
Bowmansville
NY
14026
75
No
L
Millbrook
MTM Storage
493 South Main Street
Canadaigua
NY
14424
200
No
L
Millbrook
MTM Storage
4531 22nd St., N.W.
Canton
OH
44708
300
No
L
Millbrook
MTM Storage
6751 Macon Road
Columbus
GA
31907
750
No

 
 

 

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in Excess of $100,000
                 
L
Millbrook
MTM Storage
Center St. & Genesee St.
Cuba
NY
 
 
No
L
Millbrook
Warehouse
8 Joanna Court
E. Brunswick
NJ
08816
177,600
Yes
L
Millbrook
MTM Storage
2420 E. Stop 11 Road
Indianapolis
IN
46227
200
No
L
Millbrook
MTM Storage
3204 Flovana Avenue
Jamestown
NY
 
25
No
L
Millbrook
MTM Storage
6915 S. 120th Street
La Vista
NE
68128
400
No
L
Millbrook
Office/Warehouse
88 Huntoon Memorial Highway
Leicester
MA
01524
188,000
Yes
L
Millbrook
Warehouse
143 Clark Street
Leicester
MA
01524
40,000
Yes
L
Millbrook
MTM Storage
6812 Fountain Ave., E-17
Orlando
FL
32807
200
No
L
Millbrook
MTM Storage
1315 W. Chestnut Expressway
Springfield
MO
     
L
Millbrook
MTM Storage
5837 South Garnett
Tulsa
OK
74146
1,650
No
L
Mt. Vikos
Office
1291 Ocean Street
Marshfield
MA
02050
appr 1500
No
L
NRG
Retail Store
700 Reistertown
Baltimore
MD
21215
4,000
Yes
L
NRG
Retail Store
1600 Route 28
Centerville
MA
02632
3,000
Yes
L
NRG
Retail Store
108 Marlboro Ave
Easton
MD
21601
3,500
Yes
L
NRG
Retail Store
521 NW 13 Blvd
Gainesville
FL
32601
4,600
Yes
L
NRG
Retail Store
1237 NW 76th Blvd
Gainesville
FL
32606
4,750
Yes
L
NRG
Retail / Wholesale
201 William Street
Key West
FL
33040
11,178
Yes
L
NRG
Wholesale
201 William Street
Key West
FL
33040
4,471
Yes
L
NRG
Retail Store
850 Neopolitan Way
Naples
FL
34103
4,800
Yes
L
NRG
Retail Store
1917 E Silver Springs Blvd
Ocala
FL
34470
5,000
Yes
L
NRG
Retail Store
30555 US Highway 19N
Palm Harbor
FL
34684
12,270
Yes
L
NRG
Retail Store
1900-2000 Tamiami Trail
Port Charlotte
FL
33948
9,600
Yes

 
 

 

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in Excess of $100,000
                 
L
NRG
Retail Store
1930 Stickney Point Rd
Sarasota
FL
34231
4,700
Yes
L
NRG
Retail Store
1279 Beneva Rd S.
Sarasota
FL
34232
8,260
Yes
L
NRG
Retail Store
6651 Central Ave.
St. Petersburg
FL
33710
4,750
Yes
L
Select Nutrition
Warehouse
2722 Commerce Way
Philadelphia
PA
19154
100,000
Yes
L
Select Nutrition
Office
60 Charles Lindebergh Blvd
Uniondale
NY
11553
 
No
L
Tumaro's
Office/Warehouse
5300 Santa Monica Blvd.
Los Angeles
CA
90029
           5,875
Yes
L
UNFI
Office
190 Main Street
Danielson
CT
06239
 
No
L
UNFI
Office
555 Valley Street
Providence
RI
02908
        50,000
No
L
UNFI-East
Office
25 Mr. Arthur Drive
Chesterfield
NH
03443
4,000
No
L
UNFI-East
Office/Warehouse
6100 MacIntosh Road
Sarasota
FL
34238
345,000
Yes
L
UNFI-East
Warehouse
225 Cross Farm Lane
York
PA
17406
675,000
Yes
L
UNFI-West
Warehouse
22 30th North East
Auburn
WA
98002
204,700
Yes
L
UNFI-West
Warehouse
15965 E. 32nd Ave.
Aurora
CO
80011
180,000
Yes
L
UNFI-West
Warehouse
15755 East 32nd Avenue
Aurora
CO
80011
40,000
Yes
L
UNFI-West
Warehouse
13204 Philadelphia St.
Fontana
CA
92337
220,200
vacant
L
UNFI-West
Warehouse
22150 Goldencrest
Moreno Valley
CA
92553
613,000
Yes

Fantastic Foods, Inc. commonly has inventory in excess of $100,000 located at its manufacturer, Wixon, Inc., 1390 East Bulavar Avenue, St. Francis, Wisconsin 53235.

Fantastic Foods, Inc. commonly has inventory worth in excess of $100,000 stored at its warehousing and distribution vendor, Distribution 2000, Inc., 505 Crossroads Parkway, Bolingbrook, IL 60440

Mt. Vikos, Inc. commonly has inventory worth in excess of $100,000 stored at its warehouse, East Coast Warehousing & Dist. Cor., 1140 Polaris Street, Elizabeth, NJ  07201

 

 
 

 


Exhibit D

Amended and Restated Exhibit D
 
 
 
 

 
 
EXHIBIT D
BORROWERS AND GUARANTORS
FOREIGN JURISDICTIONS

 
   
Foreign
Company
 
Qualifications
     
BORROWERS
   
United Natural Foods, Inc.
 
FL-3/26/96 (Reinstated in FL 3/25/04); CT-4/9/96; GA-4/8/96; CO-7 /24/95 (requalified in CO 5/2/03); PA-4/3/96; MN-10/18/02; IA-10/21/02; ND-10/24/02; CA-9/14/00; IN-6/2/03; WV-11/28/05; VT - 12/2/05; SC-12/30/05; KY-1/3/06; MA-12/30/05; NH-12/30/05; NJ-12/30/05; NY-12/30/05; RI-11/17/08
     
United Natural Foods West, Inc. f/k/a Mountain People's Warehouse Incorporated
 
NM-9/23/96; AZ-9/11/96; WA-9/17/96; OR-9/12/96; ID-9/12/96; HI-10/16/97; CO-11/15/05; AK-2/15/06
     
United Natural Trading Co. d/b/a Hershey Imports Co., Inc.
 
NJ-2/4/98; CA-2/4/98
     
Distribution Holdings, Inc.
 
N/A
     
Millbrook Distribution Services Inc.
 
MA-8/27/99; FL-6/1/99; AR-6/2/99
     
Springfield Development, LLC (f/k/aUnited Northeast LLC)
 
N/A
     
GUARANTORS
   
Natural Retail Group, Inc.
 
FL-4/11/95; MD-11/24/93; MA-6/19/94;
     
Albert's Organics, Inc.
 
PA-1/16/90; NC-10/18/95; NJ-10/16/95; FL-10/13/95; DE-10/16/95; CO-11/6/01; MN-7/14/05
     
Fantastic Foods, Inc.
 
N/A
     
     
Mt. Vikos, Inc.
 
MA - 2/12/01
     

 
 
 
 

 
 

 



Exhibit E

Amended and Restated Exhibit E

 
 
 
 

 
 
EXHIBIT E
BORROWERS AND GUARANTORS
CAPITAL STRUCTURE
 
Company
Class of
Stock
    # of Shares
Authorized
# of Shares
Outstanding
# of Shares Authorized But
Un-issued
Shareholder/
Member
Percentage
Owned
Jurisdiction
of Formation
               
BORROWERS
             
               
United Natural Foods, Inc. ("UNFI")
           
    Delaware
(Greater than 5% Ownership)
             
(As of 10/14/08)
Common
100,000,000
42,907,697 *
57,092,303
FMR LLC
14.4%
 
         
Jennison Associates LLC
10.5%
 
         
Employee Stock Ownership Trust
6.2%
 
         
Barclays Global Investors NA (California)
5.0%
 
 
Preferred
5,000,000
As of December 12, 2003, 50,000 Preferred Series A shares have been reserved for issuance under the Rights Agreement dated February 22, 2000, but have not been issued as of the date hereof.
5,000,000
N/A
 
    California
UNITED NATURAL FOODS WEST, INC. (f/k/a Mountain People's Warehouse Incorporated)
Common
100,000
1
99,999
UNFI
100%
    Delaware
               
United Natural Trading Co. d/b/a Hershey Imports Co.
Common
10,000
1,000
9,000
UNFI
100%
    Delaware
               
Springfield Development, LLC (f/k/a United Northeast LLC)
N/A
N/A
N/A
N/A
UNFI
100%
    Delaware
               
Distribution Holdings, Inc.
Common
10,000
100
9,900
UNFI
100%
    Delaware
               
Millbrook Distribution Services Inc.
Common
1,000
1,000
N/A
Distribution Holdings, Inc.
100%
    Delaware
               
GUARANTORS
             
               
Natural Retail Group, Inc.
Common
10,000
1,000
9,000
UNFI
100%
    Delaware
               
Albert's Organics, Inc.
Voting
99,500
579.36
98,920.64
UNFI
100%
    California
 
Non-Voting
500
 
500.00
     
               
Fantastic Foods, Inc.
Common
20,000,000
1,000
19,999,000
UNFI
100%
    California
               
Mt. Vikos, Inc.
Common
400,000
362,605
37,395
UNFI
100%
    Delaware
 
*  As of October 14, 2008
 
All corporate affiliates are as set forth above.  There are no joint venture affiliates.
 

 

 
 

 



Exhibit F

Amended and Restated Exhibit F

 

 
 

 

EXHIBIT F

ALTERNATE CORPORATE NAMES, MERGERS
and STATE ID #s
Alternate Names :

Borrowers


1.
United Natural Foods, Inc. ("UNF") was formerly known as Cornucopia Natural Foods, Inc. and will continue to do business under the name Cornucopia Natural Foods in the states of Connecticut, Georgia, Florida and Pennsylvania.

 
UNF purchased the assets of Blooming Prairie Cooperative Warehouse and does business in the States of Iowa and North Dakota under the name "Blooming Prairie Warehouse".

UNF purchased all the assets of Select Nutrition Distributors, Inc. including all of its stock, but subsequently merged this subsidiary up into UNF.  UNF does business in the States of CA, NY, DE and PA under the name "Select Nutrition Distributors".

In the State of Colorado, United Natural Foods, Inc. does business under the following trade names:

Rainbow Natural Foods Distributing, Ltd.
Rainbow Distributing, Ltd.
Rainbow Foods Distributing, Ltd.

UNF is the survivor by merger of the following subsidiaries:

Stow Mills, Inc.
Select Nutrition Distributors, Inc.

2.
United Natural Foods West, Inc. (f/k/a Mountain People’s Warehouse Incorporated) acquired substantially all of the assets of Shojin Natural Foods and does business under the name Shojin Natural Foods in the State of Hawaii.

United Natural Foods West, Inc. is the survivor by merger of the following subsidiaries:

NutraSource, Inc.
Rainbow Natural Foods, Inc.

3.
United Natural Trading Co. acquired substantially all of the assets of Hershey Import Co., Inc. and does business under the name Hershey Import Co., Inc.


 
 

 

4.
Albert's Organics, Inc. purchased all assets of Roots & Fruits Cooperative and does business in the State of Minnesota under the name Roots & Fruits.

Guarantors

1.
Natural Retail Group, Inc. ("NRG") uses or has used the following trade names in the following states:

Florida :

Sunsplash Market
Sunsplash Natural Foods For Less
Mother Earth Market
The Granary
Natures Finest Foods
Palm Harbor Natural Foods
Waterfront Market

Massachusetts :

Sunsplash Natural Foods For Less
Cape Cod Natural Foods
Sprouts

Maryland :

Sunsplash Natural Foods For Less
Railway Market
Village Natural Grocers

NRG also acquired substantially all of the assets of the following Persons:

Village Natural Grocers, Inc., a Maryland corporation;
Railway Market, Inc., a Maryland corporation;
Down Home Natural Foods, Inc., a Massachusetts corporation;
Sunsplash Market, Inc., a Florida corporation;
Second Nature of Gainesville, Inc., d/b/a Mother Earth Market, Newberry Crossing Store, Inc., d/b/a Mother Earth Market,, Ocala Store, Inc., d/b/a Mother Earth Market, Sarasota Store, Inc., d/b/a Mother Earth Market, Stickney Point Store, Inc., d/b/a/ The Granary, North Tail Store, Inc., d/b/a The Granary, and Mother Earth Market, Inc., all Florida corporations;
Natures Finest Foods, Inc., a Florida corporation;
Hodges Management, Inc., a Florida corporation d/b/a Palm Harbor Natural Foods
 
 
 
 

 

2.
Albert’s Organics, Inc. acquired substantially all of the assets of Source Organic, Inc., a California corporation.


State ID #s:

BORROWERS :
     
       
United Natural Foods, Inc.
Delaware
2377138
Corporation
       
United Natural Foods West, Inc.
California
C1657486
Corporation
       
United Natural Trading Co. d/b/a Hershey Imports Co., Inc. (NJ)
Delaware
2852049
Corporation
       
Distribution Holdings, Inc.
Delaware
4230723
Corporation
       
Springfield Development, LLC
Delaware
3579704
Limited Liability Company
       
Millbrook Distribution Services Inc.
Delaware
2882792
Corporation
       
GUARANTORS:
     
       
Natural Retail Group, Inc.
Delaware
2345969
Corporation
       
Albert's Organics, Inc.
California
C1326751
Corporation
       
Fantastic Foods, Inc.
California
C0830190
Corporation
       
Mt. Vikos, Inc.
Delaware
3318140
Corporation
 
 
 
 

 

Exhibits F & H
BORROWERS AND GUARANTORS
Corporate Names & EINs
 
 
   
Parent
State of
Date of
 
Company
Chief Executive Office
Company
Incorporation
Incorporation
EIN
           
BORROWERS
         
United Natural Foods, Inc.
260 Lake Road, Dayville, CT  06241
N/A
Delaware
2/11/1994
05-0376157
           
United Natural Foods West, Inc. (f/k/a Mountain People's Warehouse Incorporated)
1101 Sunset Boulevard, Rocklin, CA 95765
United Natural Foods, Inc.
California
1/16/1990
68-0221552
           
United Natural Trading Co. d/b/a Hershey Imports Co., Inc.
96 Executive Drive, Edison, NJ  08817
United Natural Foods, Inc.
Delaware
1/28/1998
06-1505797
           
Distribution Holdings, Inc.
260 Lake Road, Dayville, CT  06241
United Natural Foods, Inc.
Delaware
10/5/2006
65-1296934
           
Millbrook Distribution Services Inc.
88 Huntoon Memorial Hwy, Leicester, MA 01524
Distribution Holdings, Inc.
Delaware
4/27/1998
41-0754020
           
Springfield Development, LLC (f/k/a United Northeast LLC)
260 Lake Road, Dayville, CT  06241
United Natural Foods, Inc.
Delaware
11/6/2002
13-4221549
           
           
GUARANTORS
         
           
Natural Retail Group, Inc.
Seabreeze Shopping Plaza, 30555 US Hwy 19N, Palm Harbor, FL
United Natural Foods, Inc.
Delaware
8/2/1993
06-1383344
           
Albert's Organics, Inc.
3268 E. Vernon Ave, Vernon, CA  90058
United Natural Foods, Inc.
California
12/19/1984
95-3934152
           
Fantastic Foods, Inc.
260 Lake Road, Dayville, CT 06241
United Natural Foods, Inc.
California
10/24/1977
94-2447092
           
Mt. Vikos, Inc.
1291 Ocean St., Marshfield, MA 02050
United Natural Foods, Inc.
Delaware
11/28/2000
04-3540616

There are no open tax matters for any of the Borrowers or Guarantors.
 

 
 

 

Exhibit G

Amended and Restated Exhibit G



 
 

 

EXHIBIT G

GUARANTEES


UNF has guaranteed the obligations of the ESOT under the Loan Agreement dated 11/1/88 between the ESOT and Norman Cloutier, Steven Townsend, Daniel Atwood and Theodore Cloutier; original principal amount of the Note issued under the Loan Agreement is $4,080,000.

UNF has guaranteed the obligations of Fantastic Foods, Inc. under the Contract Manufacturing and Packaging Agreement dated March 20, 2008 between Fantastic Foods, Inc. and Wixon, Inc.

 

 
 

 



Exhibit H

Amended and Restated Exhibit H
 
 
 
 
 
 

 

Exhibits F & H
BORROWERS AND GUARANTORS
Corporate Names & EINs
 
 
   
Parent
State of
Date of
 
Company
Chief Executive Office
Company
Incorporation
Incorporation
EIN
           
BORROWERS
         
United Natural Foods, Inc.
260 Lake Road, Dayville, CT  06241
N/A
Delaware
2/11/1994
05-0376157
           
United Natural Foods West, Inc. (f/k/a Mountain People's Warehouse Incorporated)
1101 Sunset Boulevard, Rocklin, CA 95765
United Natural Foods, Inc.
California
1/16/1990
68-0221552
           
United Natural Trading Co. d/b/a Hershey Imports Co., Inc.
96 Executive Drive, Edison, NJ  08817
United Natural Foods, Inc.
Delaware
1/28/1998
06-1505797
           
Distribution Holdings, Inc.
260 Lake Road, Dayville, CT  06241
United Natural Foods, Inc.
Delaware
10/5/2006
65-1296934
           
Millbrook Distribution Services Inc.
88 Huntoon Memorial Hwy, Leicester, MA 01524
Distribution Holdings, Inc.
Delaware
4/27/1998
41-0754020
           
Springfield Development, LLC (f/k/a United Northeast LLC)
260 Lake Road, Dayville, CT  06241
United Natural Foods, Inc.
Delaware
11/6/2002
13-4221549
           
           
GUARANTORS
         
           
Natural Retail Group, Inc.
Seabreeze Shopping Plaza, 30555 US Hwy 19N, Palm Harbor, FL
United Natural Foods, Inc.
Delaware
8/2/1993
06-1383344
           
Albert's Organics, Inc.
3268 E. Vernon Ave, Vernon, CA  90058
United Natural Foods, Inc.
California
12/19/1984
95-3934152
           
Fantastic Foods, Inc.
260 Lake Road, Dayville, CT 06241
United Natural Foods, Inc.
California
10/24/1977
94-2447092
           
Mt. Vikos, Inc.
1291 Ocean St., Marshfield, MA 02050
United Natural Foods, Inc.
Delaware
11/28/2000
04-3540616

There are no open tax matters for any of the Borrowers or Guarantors.
 


 
 

 



Exhibit I

Amended and Restated Exhibit I

 
 

 
 

 

Thursday, January 29, 2009

TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate
               
MarkName
GRATEFUL HARVEST (WORD MARK)
       
United States
     
78723899
3277444
6/6/2006
T02164-US
Z
NAT
Registered
9/30/2005
8/7/2007
8/7/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
GRATEFUL HARVEST (WORD MARK)
       
United States
     
78723904
3357403
12/19/2006
T02164-US1
Z
NAT
Registered
9/30/2005
12/18/2007
12/18/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
GRATEFUL HARVEST (WORD MARK)
       
United States
     
78723943
3357404
9/5/2006
T02164-US2
Z
NAT
Registered
9/30/2005
12/18/2007
12/18/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
GRATEFUL HARVEST
       
United States
     
78175910
2855136
 
T02164-US3
Z
NAT
Registered
10/18/2002
6/15/2004
6/15/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
MISCELLANEOUS DESIGN (GRATEFUL HARVEST LOGO)
       
United States
     
78723922
3406848
10/3/2006
 
T02165-US
Z
NAT
Registered
9/30/2005
4/1/2008
4/1/2018
 
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
 
       
AgentName
 
CurrentOwnerNa
   
MarkName
MISCELLANEOUS DESIGN (GRATEFUL HARVEST LOGO)
       
United States
     
78723918
3283744
1/17/2006
T02165-US1
Z
NAT
Registered
9/30/2005
8/21/2007
8/21/2017
 
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
 
       
AgentName
 
CurrentOwnerNa
   
MarkName
REVERENCE FOR THE LAND
       
United States
     
78530706
3054113
11/8/2005
T02166-US
REG
NAT
Registered
12/10/2004
1/31/2006
1/31/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
 
       
AgentName
 
CurrentOwnerNa
   
MarkName
REVERENCE FOR THE LAND
       
United States
     
78530685
3106169
3/28/2006
 
T02166-US1
REG
NAT
Registered
12/10/2004
6/20/2006
6/20/2016
 
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
 
       
AgentName
 
CurrentOwnerNa
   


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
REVERENCE FOR THE LAND
       
United States
     
78609835
3023832
9/13/2005
T02166-US2
REG
NAT
Registered
4/15/2005
12/6/2005
12/6/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
REVERENCE FOR THE LAND
       
United States
     
78784159
3173978
9/5/2006
T02166-US3
REG
NAT
Registered
1/3/2006
11/21/2006
11/21/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
UNITED NATURAL FOODS (WORD MARK)
       
International
     
847419
847419
 
T02168-IB
REG
P
Registered
1/6/2005
1/6/2005
1/6/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
UNITED NATURAL FOODS (WORD MARK)
       
Community Trademark
   
847419
847419
 
T02168-IB-CTM
REG
P
Registered
10/20/2005
10/20/2005
10/20/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 



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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
UNITED NATURAL FOODS (WORD MARK)
       
Japan
     
A0000435
847419
 
T02168-IB-JP
REG
P
Registered
1/6/2005
1/6/2005
1/6/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
UNITED NATURAL FOODS (WORD MARK)
       
Taiwan
     
94029813
1231397
10/1/2006
T02168-TW
REG
NAT
Registered
6/22/2005
10/1/2006
10/1/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
UNITED NATURAL FOODS (WORD MARK)
       
United States
     
78530623
3049980
11/1/2005
T02168-US
REG
NAT
Registered
12/10/2004
1/24/2006
1/24/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
UNITED NATURAL FOODS AND DESIGN
       
Hong Kong
     
300361034
300361034
 
T02169-HK
REG
NAT
Registered
1/26/2005
1/26/2005
1/26/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
WOODSTOCK FARMS (WORD MARK)
       
Community Trademark
   
4666046
4666046
4/17/2006
T02170-CTM
REG
C
Registered
10/4/2005
9/13/2006
10/4/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
Community Trademark
   
4994083
4994083
9/18/2006
T02170-CTM1
REG
C
Registered
3/17/2006
4/11/2007
3/17/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
Taiwan
     
94033609
1207882
 
T02170-TW
REG
NAT
Registered
7/13/2005
5/1/2006
5/1/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
Taiwan
     
94033608
1208006
 
T02170-TW1
REG
NAT
Registered
7/13/2005
5/1/2006
5/1/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
WOODSTOCK FARMS (WORD MARK)
       
Taiwan
     
94033607
1196782
 
T02170-TW2
REG
NAT
Registered
7/13/2005
2/16/2006
2/16/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
Taiwan
     
95013665
1242138
 
T02170-TW3
REG
NAT
Registered
3/21/2006
12/16/2006
12/16/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
United States
     
75483354
3458482
7/17/2007
T02170-US
Z
NAT
Registered
5/11/1998
7/1/2008
7/1/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
United States
     
78609470
   
T02170-US1
REG
NAT
Filed
4/15/2005
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
WOODSTOCK FARMS (WORD MARK)
       
United States
     
78609472
   
T02170-US2
REG
NAT
Filed
4/15/2005
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
United States
     
78609475
   
T02170-US3
REG
NAT
Filed
4/15/2005
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
United States
     
78782084
3236435
2/13/2007
T02170-US4
REG
NAT
Registered
1/5/2006
5/1/2007
5/1/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS (WORD MARK)
       
United States
     
646540
1472520
 
T02170-US5
REG
NAT
Registered
2/26/1987
1/12/1988
1/12/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
WOODSTOCK FARMS (WORD MARK)
       
United States
     
77641949
   
T02170-US6
Z
NAT
Filed
12/31/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS & DESIGN
       
Community Trademark
   
4999157
4999157
 
T02171-CTM
REG
C
Registered
3/17/2006
8/23/2007
3/17/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS & DESIGN
       
Taiwan
     
95013659
1253807
12/16/2006
T02171-TW
REG
NAT
Registered
3/21/2006
3/1/2007
3/1/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS & DESIGN
       
United States
     
78723956
3546914
9/30/2008
T02171-US
REG
NAT
Registered
9/30/2005
12/16/2008
12/16/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
WOODSTOCK FARMS & DESIGN
       
United States
     
78723958
   
T02171-US1
REG
NAT
Filed
9/30/2005
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS & DESIGN
       
United States
     
78723964
3546915
9/30/2008
T02171-US2
REG
NAT
Registered
9/30/2005
12/16/2008
12/16/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS & DESIGN
       
United States
     
78784101
3236440
2/13/2007
T02171-US3
REG
NAT
Registered
1/23/2006
5/1/2007
5/1/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK FARMS & DESIGN
       
United States
     
77641976
   
T02171-US4
Z
NAT
Filed
12/31/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
AMERICA'S PREMIER CERTIFIED ORGANIC DISTRIBUTOR
     
United States
     
78337913
2986653
 
T02172-US
REG
NAT
Registered
12/8/2003
8/16/2005
8/16/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
BLOOMING PRAIRIE
     
United States
     
78107435
2729163
3/12/2003
T02173-US
REG
NAT
Registered
2/7/2002
6/24/2003
6/24/2013
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
EARTH ORIGINS
       
United States
     
76187631
2671140
 
T02174-US
REG
NAT
Registered
12/28/2000
1/7/2003
1/7/2013
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
EXPRESSNACKS
       
United States
     
74120751
1731357
7/17/1992
T02175-US
REG
NAT
Registered
12/5/1990
11/10/1992
11/10/2012
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
GOURMET ARTISAN HANDCRAFTED FOODS AND DESIGN
     
United States
     
75292335
2327088
6/5/1998
T02176-US
REG
NAT
Registered
5/15/1997
3/7/2000
3/7/2010
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
HARVEST BAY (FOR FRUIT SNACKS)
     
United States
     
78221541
2919897
9/24/2003
T02177-US
REG
NAT
Registered
3/4/2003
1/18/2005
1/18/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
HARVEST BAY
       
United States
     
78141089
2887515
2/26/2003
T02177-US1
REG
NAT
Registered
7/3/2002
9/21/2004
9/21/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
HEALTHY CLIPPINGS
       
United States
     
78592493
3065993
12/13/2005
T02178-US
REG
NAT
Registered
3/22/2005
3/7/2006
3/7/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
MOUNTAIN PEOPLES WAREHOUSE
       
United States
     
75517573
2263145
4/27/1999
T02179-US
REG
NAT
Registered
7/13/1998
7/20/1999
7/20/2009
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
NATURAL RETAIL GROUP
       
United States
     
76187633
2584043
 
T02180-US
B
NAT
Registered
12/28/2000
6/18/2002
6/18/2012
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
NATURAL RETAIL GROUP
       
United States
     
77301706
3452864
4/8/2008
T02180-US1
REG
NAT
Registered
10/11/2007
6/24/2008
6/24/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
NATURAL SEA
         
United States
     
78238990
2895383
7/27/2004
T02181-US
REG
NAT
Registered
4/17/2003
10/19/2004
10/19/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
NATURAL SEA AND DESIGN
       
United States
     
78238991
2897161
8/3/2004
T02182-US
REG
NAT
Registered
4/17/2003
10/26/2004
10/26/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
NATURE'S BASICS
         
United States
     
78238970
2897160
8/3/2004
T02183-US
REG
NAT
Registered
4/17/2003
10/26/2004
10/26/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
NRG
           
United States
     
76187805
2617066
 
T02186-US
REG
NAT
Registered
12/28/2000
9/10/2002
9/10/2012
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
ORGANIC BABY CERTIFIED ORGANIC BABY FOOD AND DESIGN
     
United States
     
75222924
2211644
3/13/1998
T02187-US
REG
NAT
Registered
1/9/1997
12/15/1998
12/15/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
RAINBOW
       
United States
     
75179472
2135441
11/18/1997
T02188-US
REG
NAT
Registered
10/10/1996
2/10/1998
2/10/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODFIELD FARMS
         
United States
     
75453273
2221771
 
T02189-US
REG
NAT
Registered
3/19/1998
2/2/1999
2/2/2019
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
RESOURCE ORGANIC
       
United States
     
75516249
2378242
 
T02190-US
B
NAT
Registered
7/9/1998
8/15/2000
8/15/2010
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
SOURCE ORGANIC
         
United States
     
75516240
2353204
 
T02191-US
REG
NAT
Registered
7/9/1998
5/30/2000
5/30/2010
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 



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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
STOW MILLS
         
United States
     
1477015
1477015
 
T02192-US
REG
NAT
Registered
2/16/1988
2/16/1998
2/16/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
SUNSPLASH MARKET
         
United States
     
75153421
2248478
 
T02193-US
REG
NAT
Registered
8/20/1996
6/1/1999
6/1/2019
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
TENDERFRUIT
         
United States
     
78514101
3091709
 
T02194-US
REG
NAT
Registered
11/9/2004
5/9/2006
5/9/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK
         
United States
     
646393
1487657
2/16/1988
T02195-US
REG
NAT
Registered
2/25/1987
5/10/1988
5/10/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
RISING MOON ORGANICS & Design
       
United States
     
78302417
2884380
 
T02266-US
REG
NAT
Registered
9/18/2003
9/14/2004
9/14/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
PRIMACOTTA
         
United States
     
78443407
3261999
11/22/2005
T02267-US
REG
NAT
Registered
6/29/2004
7/10/2007
7/10/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
COOL FRUITS
         
United States
     
74258939
1831483
 
T02283-US
REG
NAT
Registered
3/25/1992
4/19/1994
4/19/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
COOL FRUITS
         
United States
     
75288769
 
11/11/2008
T02283-US1
REG
NAT
Filed
5/8/1997
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
COOL FRUITS
         
United States
     
75331482
   
T02283-US2
REG
NAT
Filed
7/28/1997
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
COOL FRUITS
         
United States
     
75493862
   
T02283-US3
REG
NAT
Filed
6/1/1998
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
AH! LASKA
         
United States
     
76106166
2611611
 
T02284-US
REG
NAT
Registered
8/10/2000
8/27/2002
8/27/2012
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
MEDITERRANEAN ORGANIC & DESIGN
       
United States
     
78038833
2858711
 
T02294-US
REG
NAT
Registered
12/11/2000
6/29/2004
6/29/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
LORIVA
           
United States
     
73691997
1493354
 
T02295-US
REG
NAT
Registered
10/26/1987
6/21/1988
6/21/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WOODSTOCK ORGANICS
       
United States
     
75132043
3233763
9/30/1997
T02301-US
Z
NAT
Registered
7/10/1996
4/24/2007
4/24/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
GOOD KARMA
           
United States
     
78975488
3195270
 
T02308-US
REG
NAT
Registered
4/4/2002
1/2/2007
1/2/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
GOOD KARMA
         
United States
     
78958467
3359813
7/3/2007
T02308-US1
REG
NAT
Registered
8/23/2006
12/25/2007
12/25/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
GOOD KARMA ORGANIC RICEMILK
       
United States
     
78841675
3321352
1/24/2007
T02310-US
Z
NAT
Registered
3/20/2006
10/23/2007
10/23/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
GOOD KARMA ORGANIC RICE DIVINE and Design (with planet earth)
   
United States
     
77017247
3399007
5/30/2007
T02311-US
Z
NAT
Registered
10/9/2006
3/18/2008
3/18/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
GOOD KARMA ORGANIC RICE DIVINE
       
United States
     
78970581
3424768
6/6/2007
T02321-US
Z
NAT
Registered
9/8/2006
5/6/2008
5/6/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WE RUB FOOD THE RIGHT WAY
       
United States
     
77071578
3322663
7/25/2007
T02390-US
REG
NAT
Registered
12/27/2006
10/30/2007
10/30/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
NANTUCKET OFF-SHORE
       
United States
     
78963973
3312637
7/31/2007
T02391-US
REG
NAT
Registered
8/30/2006
10/16/2007
10/16/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
COOL FRUITS
         
Bermuda
     
26187
26187
 
T02436-BM
REG
NAT
Registered
6/24/1994
6/24/1994
6/24/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WORLD PEACE BEGINS IN THE KITCHEN
       
United States
     
77322223
3523496
8/12/2008
T02444-US
REG
NAT
Registered
11/6/2007
10/28/2008
10/28/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WORLD PEACE BEGINS IN THE KITCHEN
       
United States
     
77628725
   
T02444-US1
REG
NAT
Filed
12/8/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
TUMARO'S
         
United States
     
74506206
1893236
 
T02498-US
REG
NAT
Registered
3/23/1994
5/9/1995
5/9/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
THE HEALTHY MEXICAN FOOD COMPANY
       
United States
     
74593532
2064172
 
T02499-US
REG
NAT
Registered
11/1/1994
5/20/1997
5/20/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
HOMESTYLE KITCHENS
       
United States
     
75976059
2078150
 
T02500-US
REG
NAT
Registered
2/8/1994
7/8/1997
7/8/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
TUMARO'S GOURMET TORTILLAS -- AMERICA'SFAVORITE
     
United States
     
75618178
2419870
 
T02502-US
REG
NAT
Registered
1/11/1999
1/9/2001
1/9/2011
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
TUMARO'S GOURMET TORTILLAS
       
United States
     
75852865
2465219
 
T02503-US
REG
NAT
Registered
11/17/1999
7/3/2001
7/3/2011
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
TUMARO'S THE GOURMET TORTILLA
       
United States
     
75486112
2471898
 
T02504-US
REG
NAT
Registered
5/15/1998
7/24/2001
7/24/2011
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
TUMARO'S THE ORIGINAL GOURMET WRAPS
     
United States
     
75683942
2764541
 
T02506-US
REG
NAT
Registered
4/16/1999
9/16/2003
9/16/2013
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
TUMARO'S AMERICA'S FAVORITE GOURMET TORTILLA
     
United States
     
76302605
2762465
 
T02507-US
REG
NAT
Registered
8/20/2001
9/9/2003
9/9/2013
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
KRISPY CRUNCHY PUFFS
       
United States
     
76235836
2868274
 
T02508-US
REG
NAT
Registered
4/4/2001
8/3/2004
8/3/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
TUMARO'S GOURMET TORTILLAS AMERICA'S FAVORITE GOURMET TORTILLAS
   
United States
     
78241127
2853695
 
T02509-US
REG
NAT
Registered
4/23/2003
6/15/2004
6/15/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
THE HEALTHIEST PUFF YOU'LL EVER TAKE
     
United States
     
76208505
2884619
 
T02510-US
REG
NAT
Registered
2/8/2001
9/14/2004
9/14/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WRAPABLES
         
United States
     
78388646
2935150
 
T02511-US
REG
NAT
Registered
3/22/2004
3/22/2005
3/22/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
SOY-FULL HEART
         
United States
     
78592409
3131189
 
T02512-US
REG
NAT
Registered
3/22/2005
8/15/2006
8/15/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
WRAPP-AROUNDS
         
United States
     
78436407
2985468
 
T02513-US
REG
NAT
Registered
6/16/2004
8/16/2005
8/16/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
SOY-FULL HEART FLATBREAD
       
United States
     
77093655
3338555
 
T02514-US
REG
NAT
Registered
1/29/2007
11/20/2007
11/20/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
MERCHANDISING FOR EXCELLENCE & DESIGN
     
United States
     
75012074
2025274
 
T02517-US
REG
NAT
Registered
10/30/1995
12/24/1996
12/24/2016
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
UNFI
           
United States
     
77579954
   
T02653-US
REG
NAT
Filed
9/26/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
UNFI DRIVEN BY NATURE and Design (logo)
       
United States
     
77579975
   
T02654-US
REG
NAT
Filed
9/26/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
DRIVEN BY NATURE
         
United States
     
77579987
   
T02655-US
REG
NAT
Filed
9/26/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
JUNGLE PRODUCTS BEYOND ORGANIC
       
United States
     
76674431
3364139
 
T02660-US
REG
NAT
Registered
3/22/2007
1/8/2008
1/8/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
SELECT NUTRITION DISTRIBUTORS, INC.
       
United States
     
76183563
2636805
 
T02661-US
REG
NAT
Registered
12/21/2000
10/15/2002
10/15/2012
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
JUNGLE BUTTER
         
United States
     
77597994
   
T02664-US
Z
NAT
Filed
10/22/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
TAMARIND TREE A TASTE OF INDIA & DESIGN
     
United States
     
74415306
1856858
 
T02674-US
REG
NAT
Registered
7/22/1993
10/4/1994
10/4/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
BLUE MARBLE BRANDS
         
United States
     
77628776
   
T02677-US
REG
NAT
Filed
12/8/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
A WORLD OF GOOD
         
United States
     
77628795
   
T02678-US
REG
NAT
Filed
12/8/2008
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
READY SET PASTA
       
United States
     
75214895
2229911
 
T02692-US
REG
NAT
Registered
12/17/1996
3/9/1999
3/9/2019
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
VEGETARIAN CHILI MIX
       
United States
     
387780
1283868
 
T02695-US
B
NAT
Registered
9/23/1982
6/26/1984
6/26/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
QUICK PILAF
         
United States
     
388230
1283876
 
T02696-US
B
NAT
Registered
9/23/1982
6/26/1984
6/26/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
FANTASTIC FALAFIL MIX
       
United States
     
388231
1294730
 
T02697-US
REG
NAT
Registered
9/23/1982
9/11/1984
9/11/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
FANTASTIC FOODS
         
United States
     
74075573
1656369
 
T02698-US
REG
NAT
Registered
7/5/1990
9/10/1991
9/10/2011
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
FANTASTIC FOODS & DESIGN
       
United States
     
74538772
2070953
 
T02699-US
REG
NAT
Registered
6/17/1994
6/17/1997
6/17/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
JUMPIN' BLACK BEANS
       
United States
     
74485473
1874035
 
T02700-US
REG
NAT
Registered
2/2/1994
1/17/1995
1/17/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
NATURE'S BURGER
         
United States
     
74587161
1928000
 
T02701-US
REG
NAT
Registered
10/18/1994
10/17/1995
10/17/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
CHA-CHA CHILI
         
United States
     
74485626
2396643
 
T02702-US
REG
NAT
Registered
2/2/1994
10/24/2000
10/24/2010
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
EAT BETTER, LIVE BETTER
       
United States
     
75514800
242552
 
T02703-US
REG
NAT
Registered
7/7/1998
1/30/2001
1/30/2011
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
BIG SOUP
         
United States
     
75838190
2502884
 
T02704-US
REG
NAT
Registered
11/2/1999
10/30/2001
10/30/2011
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
FAST NATURALS
         
United States
     
78171912
2841730
 
T02705-US
REG
NAT
Registered
10/7/2002
5/11/2004
5/11/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
FANTASTIC ALWAYS NATURAL & DESIGN
       
United States
     
78336053
2916377
 
T02706-US
REG
NAT
Registered
12/3/2003
1/4/2005
1/4/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
CARB'TASTIC
         
United States
     
78333744
2962273
 
T02707-US
REG
NAT
Registered
11/26/2003
6/14/2005
6/14/2015
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
FANTASTIC WORLD FOODS & DESIGN
       
United States
     
75514555
   
T02708-US
Z
NAT
Filed
2/14/2006
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
FANTASTIC WORLD FOODS
       
United States
     
78814540
3518298
 
T02709-US
REG
NAT
Registered
2/14/2006
10/14/2008
10/14/2018
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
NATURE'S SAUSAGE
       
Canada
     
0773911
456848
 
T02734-CA
REG
NAT
Registered
1/26/1995
4/26/1996
4/26/2011
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
FANTASTIC WORLD FOODS & DESIGN
       
Canada
     
1313434
   
T02735-CA
REG
NAT
Filed
8/11/2006
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
FANTASTIC WORLD FOODS
       
Canada
     
1313435
   
T02736-CA
REG
NAT
Filed
8/11/2006
   
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 


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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate

MarkName
FANTASTIC FOODS & DESIGN
       
Japan
     
12630694
4330701
 
T02737-JP
REG
NAT
Registered
12/14/1994
10/29/1999
10/29/2009
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
FANTASTIC FOODS & DESIGN
       
Japan
     
12630794
4282810
 
T02737-JP1
REG
NAT
Registered
12/14/1994
6/11/1999
6/11/2009
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
MT VIKOS
           
United States
     
78892521
3218006
 
T02746-US
REG
NAT
Registered
5/25/2006
3/13/2007
3/13/2017
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
MarkName
FETIRI
           
United States
     
78318318
2877744
 
T02747-US
REG
NAT
Registered
10/24/2003
8/24/2004
8/24/2014
       
AttorneyName
David R. Josephs
ClientName
United Natural Foods, Inc.
       
AgentName
 
CurrentOwnerNa
 
 

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TRADEMARK STANDARD CASE PRINT
CountryName
     
ApplicationNumber
RegistrationNumber
PublicationDate
DocketNumber
 
StatusDescription
ApplicationDate
RegistrationDate
ExpirationDate
 
Criteria
([StatusCode] not in ('I')) AND ([ClientName] in ('United Natural Foods, Inc.'))
Order by
DocketNumber
   
Record Count
128
 
 
 
 

 

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Exhibit V

Amended and Restated Exhibit V

 
 
 
 
 

 
 
EXHIBIT V
BORROWERS' AND GUARANTORS'
BANK ACCOUNTS


   
Bank
Account
Account
Company
Name
Type
Number
       
United Natural Foods, Inc.
Bank of America
Master Operating - Corp
3756601608
United Natural Foods, Inc.
Bank of America
F.S.A.- Corp
4426241481
United Natural Foods, Inc.
Bank of America
Charity Account
3850129947
United Natural Foods, Inc.
Bank of America
Deposit
3756636547
United Natural Foods, Inc.
Bank of America
Controlled Disbursements
3299119737
United Natural Foods, Inc.
Bank of America
Payroll
3756680603
United Natural Foods, Inc.
Bank of America
Payroll
3756626531
United Natural Foods, Inc.
Bank of America
Payroll
3756680616
United Natural Foods, Inc.
Bank of America
Bottle Deposit - MA
9429227241
United Natural Foods, Inc.
Bank of America
Bottle Deposit - ME
4603163311
United Natural Foods, Inc.
Ocean Bank
Payroll
602001915
United Natural Foods, Inc.
M&T Bank
Payroll
6304060
United Natural Foods, Inc.
Ocean Bank
Deposit
2900003849
       
United Natural Foods West
Bank of America
Lockbox Deposits
1489202350
United Natural Foods West
Bank of America
Payroll
1123803509
United Natural Foods West
Bank of America
Controlled Disbursements
3299819898
       
Albert's Organics, Inc.
Bank of America
Deposit
3756636534
Albert's Organics, Inc.
Bank of America
Controlled Disbursements
3299119950
Albert's Organics, Inc.
Bank of America
Payroll
3756616965
Albert's Organics, Inc.
Wells Fargo
Business Checking/Main
2017997
       
Hershey Import Company
Bank of America
Deposit
3756636576
Hershey Import Company
Bank of America
Controlled Disbursements
3299124984
Hershey Import Company
Bank of America
Payroll
3756636563
Mt. Vikos
Bank of America
Deposit/Checking
009418413612
       
Natural Retail Group
Bank of America
Deposit
3756636550
Natural Retail Group
Bank of America
Controlled Disbursements
3299119745
Natural Retail Group
Bank of America
Payroll
3756626544
NRG - Store 04
Bank of America
Deposit
3756645936
NRG - Store 06
Bank of America
Deposit
3756645949
NRG - Store 07
Bank of America
Deposit
3756645952
NRG - Store 08
Bank of America
Deposit
3756645965
NRG - Store 09
Bank of America
Deposit
3756645978
NRG - Store 11
Bank of America
Deposit
3756645981
NRG - Store 12
Bank of America
Deposit
3756645994
NRG - Store 13
Bank of America
Deposit
3756646003
NRG - Store 14
Bank of America
Deposit
3756646016
NRG - Store 15
Bank of America
Deposit
3756646029
NRG - Store 17
Bank of America
Deposit
3756646032
NRG - Store 18
Bank of America
Deposit
3756646045
NRG - Corp.
Bank of America
Deposit
3756645923
NRG - Store 19
Bank of America
Deposit
4426529802
NRG - Store 37
Bank of America
Deposit
4426537988
       
Millbrook Distribution Services, Inc
JP Morgan Chase
Deposit
801-501954
Millbrook Distribution Services, Inc
JP Morgan Chase
Deposit
801-808154
Millbrook Distribution Services, Inc
JP Morgan Chase
Payroll
114-636192
Millbrook Distribution Services, Inc
Bank of America
Payroll
3750969223
Millbrook Distribution Services, Inc
Bank of America
Deposit
3750969236
Millbrook Distribution Services, Inc
Bank of America
Funding
3750969249
Millbrook Distribution Services, Inc
Bank of America
Controlled Disbursement
3299925802
Millbrook Distribution Services, Inc
Bank of America
Payroll
3299925810
Millbrook Distribution Services, Inc
Bank of America
Deposit Transfer
3750204069
Millbrook Distribution Services, Inc
PNC Bank
Checking Account
80-1438-5702
 
Exhibit 10.60

 
NINTH AMENDMENT AGREEMENT
 
NINTH AMENDMENT AGREEMENT (this “ Agreement ”) dated as of February 25, 2009, by and among United Natural Foods, Inc. and Albert’s Organics, Inc. (collectively, the “ Borrowers ”), and Bank of America, N.A., as successor to Fleet Capital Corporation (the “ Lender ”), with respect to the Term Loan Agreement dated as of April 28, 2003, as amended by an Amendment to Term Loan Agreement dated August 26, 2003, a Second Amendment to Term Loan Agreement dated December 18, 2003, a Third Amendment to Term Loan Agreement dated April 30, 2004, a Fourth Amendment to Term Loan Agreement dated June 15, 2005, a Fifth Amendment to Term Loan Agreement dated July 28, 2005, a Sixth Amendment to Term Loan Agreement dated November 2, 2007, a Seventh Amendment to Term Loan Agreement dated November 27, 2007 and an Eighth Amendment Agreement dated as of May 28, 2008 (as amended, the “ Term Loan Agreement ”).
 
W I T N E S S E T H:
 
WHEREAS, the Borrowers have requested that the Lender amend certain other provisions of the Term Loan Agreement, and the Lender is willing to amend the Term Loan Agreement, on the terms and conditions set forth herein.
 
NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:
 
§1.             Definitions .  Capitalized terms used herein without definition that are defined in the Term Loan Agreement shall have the meanings given to such terms in the Term Loan Agreement, as amended hereby.
 
§2.             Representations and Warranties; Acknowledgment .   The Borrowers hereby represent and warrant to the Lender as follows:
 
(a)           Each of the Borrowers has adequate power to execute and deliver this Agreement and each other document to which it is a party in connection herewith and to perform its obligations hereunder or thereunder.  This Agreement and each other document executed in connection herewith have been duly executed and delivered by each of the Borrowers and do not contravene any law, rule or regulation applicable to any Borrower or any of the terms of any other indenture, agreement or undertaking to which any Borrower is a party.  The obligations contained in this Agreement and each other document executed in connection herewith to which any of the Borrowers is a party, taken together with the obligations under the Loan Documents, constitute the legal, valid and binding obligations enforceable against any such Borrower in accordance with their respective terms.
 
(b)           After giving effect to the transactions contemplated by this Agreement, all the representations and warranties made by the Borrowers in the Loan Documents are true and correct on the date hereof as if made on and as of the date hereof and are so repeated herein as if expressly set forth herein or therein, except to the extent that any of such representations and warranties expressly relate by their terms to a prior date.

 
 

 
 
(c)           No Event of Default under and as defined in any of the Loan Documents has occurred and is continuing on the date hereof.
 
§3.             Amendments to Term Loan Agreement . The Term Loan Agreement is hereby amended as follows:
 
3.1.           Amendments to Appendix A.
 
The definitions of “Permitted Purchase Money Indebtedness”, “Plan” and “Subordinated Debt” are hereby amended and restated in their entirety to read as follows:
 
Permitted Purchase Money Indebtedness – Purchase Money Indebtedness and Capitalized Lease Obligations of Borrowers or Guarantors incurred after the date hereof which is secured solely by a Purchase Money Lien.”
 
Plan – an employee benefit plan now or hereafter maintained for employees of Borrowers or their Subsidiaries that is covered by Title IV of ERISA.”
 
Subordinated Debt – Indebtedness of Borrowers or their Subsidiaries that is subordinated to the Obligations in a manner satisfactory to Lender.”
 
Clause (i) of the definition of Restricted Investment is hereby amended and restated in its entirety to read as follows:
 
(i)   investments in Subsidiaries of UNF which are Borrowers or Guarantors;”
 
3.2.           Amendment to Section 5.1.4.
 
Clause (iv) of Section 5.1.4 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
(iv) the number of authorized, issued and treasury shares or membership interests, as the case may be, of each such Borrower and each Subsidiary of each such Borrower.”
 
3.3.           Amendment to Section 5.1.11.
 
Section 5.1.11 of the Term Loan Agreement is hereby amended by deleting “.” from the end of such Section and inserting the following at the end of such Section:
 
“other than as set forth on Exhibit M hereto.”

 
-2-

 
 
3.4.           Amendment to Section 6.1.3.
 
Section 6.1.3 of the Term Loan Agreement is hereby amended by deleting “and” from the end of clause (iv), renumbering clause (v) as clause (vi) and inserting a new clause (v) to read as follows:
 
“(v)           contemporaneously with any Permitted Acquisition, a report supplementing, on a cumulative basis, Exhibit B , Exhibit C , Exhibit D , Exhibit E , Exhibit F and Exhibit I containing a description of all changes in the information included in such Exhibits as may be necessary for such Exhibits to be accurate and complete, such report to be signed by the chief executive officer or chief financial officer of UNF and to be in a form reasonably satisfactory to the Agent; and”
 
3.5.           Amendment to Section 6.1.6.
 
Section 6.1.6 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.1.6.   Taxes and Liens .   Pay and discharge, and cause each Subsidiary to pay and discharge, all taxes, assessments and government charges upon it, its income and Property as and when such taxes, assessments and charges are due and payable, unless and to the extent only  that such taxes, assessments and charges are being contested in good faith and by appropriate proceedings and Borrowers maintain, and cause each Subsidiary to maintain, reasonable reserves on their books therefor.  Borrowers shall also pay and discharge, and shall cause each Subsidiary to pay and discharge, any lawful claims which, if unpaid, might become a Lien against any of the Borrowers’ or their Subsidiaries’ Property except for Permitted Liens.”
 
3.6.           Amendment to Section 6.1.10.
 
Section 6.1.10 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.1.10.   Compliance with Laws .   Comply, and cause each Subsidiary to comply, with all laws, ordinances, governmental rules and regulations to which it is subject, and obtain and keep in force any and all licenses, permits, franchises, or other governmental authorizations necessary to the ownership of its Real Property or the conduct of its business, which violation or failure to obtain might materially and adversely affect the business, prospects, profits, properties, or condition (financial or otherwise) of the Borrowers and their Subsidiaries, taken as a whole.”

 
-3-

 
 
3.7.           Amendment to Section 6.1.11.
 
Section 6.1.11 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.1.11.   ERISA Compliance .   (i) At all times make, and cause each Subsidiary to make, prompt payment of contributions required to meet the minimum funding standard set forth in ERISA with respect to each Plan; and (ii) notify Lender as soon as practicable of any Reportable Event and of any additional act or condition arising in connection with any Plan which the Borrowers believe might constitute grounds for the termination thereof by the Pension Benefit Guaranty Corporation or for the appointment by the appropriate United States District Court of a Trustee to administer the Plan.”
 
3.8.           Amendment to Section 6.1.12.
 
Section 6.1.12 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.1.12.   Appraisals .   At Lender’s request, but no more often than once every three years, obtain subsequent appraisals or updates to the Original Appraisals of the Real Property, at Borrowers’ expense, in form and substance satisfactory to Lender until such time as the Obligations are paid in full, provided however, (i) after an Event of Default occurs, (ii) if at any time Lender believes, for any reason, that the fair market value of the Real Property may have decreased or (iii) after a material casualty or condemnation occurs with respect to any of the Real Property and Lender is obligated to release insurance proceeds or condemnation awards to Borrowers or their Subsidiaries, Borrowers shall be required to obtain, and shall cause their Subsidiaries to obtain, any and all such appraisals or updates as requested by Lender.”
 
3.9.           Amendment to Section 6.2.2.
 
Section 6.2.2 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.2.   Loans .   Make, or permit any Subsidiary of Borrowers to make, any loans or other advances of money (other than for salary, travel advances, advances against commissions and other similar advances in the ordinary course of business or as existing on the Closing Date and disclosed on Exhibits hereto) to any Person; provided, however, that Borrowers and Guarantors may accept promissory notes for loans to their customers in the normal course of business to the extent not prohibited by the terms of this Agreement and Borrowers may make loans or other advances of money between and among the Borrowers and the Guarantors in the ordinary course of business.”

 
-4-

 
 
3.10.           Amendment to Section 6.2.3.
 
Section 6.2.3(vii) of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
“(vii)           Unsecured Indebtedness incurred among the Borrowers and the Guarantors;”
 
3.11.           Amendments to Section 6.2.5.
 
Clauses (iii), (vii) and (viii) of Section 6.2.5 of the Term Loan Agreement are hereby amended and restated in their entirety to read as follows:
 
“(iii)           Liens arising in the ordinary course of Borrowers’ or Guarantors’ business by operation of law or regulation, but only if payment in respect of any such Lien is not at the time required and such Liens do not, in the aggregate, materially detract from the value of the Property of Borrowers and their Subsidiaries or materially impair the use thereof in the operation of Borrowers’ and their Subsidiaries’ business;”
 
“(vii)           attachment, judgment, and other similar non-tax liens arising in connection with court proceedings, but only if and for so long as the execution or other enforcement of such liens is and continues to be effectively stayed and bonded on appeal, the validity and amount of the claims secured thereby are being actively contended in good faith and by appropriate lawful proceedings and such liens do not, in the aggregate, materially detract from the value of the Property of the Borrowers or their Subsidiaries or materially impair the use thereof in the operation of the Borrowers’ and their Subsidiaries’ business;”
 
“(viii)           reservations, exceptions, easements, rights of way, and other similar encumbrances affecting real property, provided that, in Lender’s sole judgment, they do not in the aggregate materially detract from the value of said Properties or materially interfere with their use in the ordinary conduct of  the Borrowers’ or their Subsidiaries’ business and, if said real property constitutes Collateral, Lender has consented thereto; and”
 
3.12.           Amendment to Section 6.2.6.
 
Section 6.2.6 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.6.   Subordinated Debt .   Issue or enter into, or permit any Subsidiary to issue or enter into, any agreement to issue Subordinated Debt except upon terms and provisions relating to the maturity and repayment thereof and terms relating to the subordination of payment thereof to the Obligations, in each case reasonably acceptable to the Lender.”

 
-5-

 
 
3.13.           Amendment to Section 6.2.11.
 
Section 6.2.11 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.11.   Tax Consolidation .   File or consent to the filing of, or permit any Subsidiary to file or consent to the filing of, any consolidated income tax return with any Person other than a Subsidiary of Borrowers.”
 
3.14.           Amendment to Section 6.2.12.
 
Section 6.2.12 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.12.   Business Locations .   Transfer, or permit any Subsidiary to transfer, its principal place of business or chief executive office, or open, or permit any Subsidiary to open, any new business location, except upon at least thirty (30) days prior written notice to Lender and after delivery to Lender of financing statements if required by Lender in form satisfactory to Lender to perfect or continue the perfection and priority of Lender’s Lien and security interest hereunder.”
 
3.15.           Amendment to Section 6.2.13.
 
Section 6.2.13 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.13.   Guaranties .   Except as set forth in Exhibit M hereto, guaranty, assume, endorse or otherwise, in any way, become directly or contingently liable with respect to, or permit any Subsidiary to guaranty, assume, endorse or otherwise, in any way, become directly or contingently liable with respect to, the Indebtedness of any Person except by endorsement or instrument or items of payment for deposit or collection, provided, however, that the Borrowers may (a) enter into guaranties in the ordinary course of business of indebtedness and obligations incurred by Borrower and their Subsidiaries and (b) make payments (but not prepayments) of principal and interest when due under the terms of the ESOP Notes to the extent that no Default or Event of Default shall have occurred and be continuing at the time of or hereafter giving effect to any such payment (c) guaranties on an unsecured basis of the obligations of Subsidiaries established to make acquisitions or investments permitted under Subsection 6.2.1 hereof.”
 
3.16.           Amendment to Section 6.2.15.
 
Section 6.2.15 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:

 
-6-

 
 
6.2.15.   Subsidiaries .   Hereafter create any Subsidiary, or permit any Subsidiary to create any other Subsidiary, except as provided in Subsection 6.2.1 hereof.”
 
3.17.           Amendment to Section 6.2.16.
 
Section 6.2.16 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.16.   Change of Business .   Enter into, or permit any Subsidiary to enter into, any new business or make, or permit any Subsidiary to make, any material change in any of Borrowers’ or their Subsidiaries’ business objectives, purposes and operations.”
 
3.18.           Amendment to Section 6.2.17.
 
Section 6.2.17 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.17.   Names of Borrowers and Subsidiaries .   Use, or permit any Subsidiary to use, any entity name (other than its own) or any fictitious name, trade style or “d/b/a” except for the names disclosed on Exhibit E attached hereto.”
 
3.19.           Amendment to Section 6.2.18.
 
Section 6.2.18 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.18.   Use of Lender’s Name .   Without prior written consent of Lender, use, or permit any Subsidiary to use, the name of Lender or the name of any Affiliates of Lender in connection with any of the Borrowers’ or their Subsidiaries’ business or activities, except in connection with internal business matters, as required in dealings with governmental agencies and financial institutions and to trade creditors of the Borrowers or their Subsidiaries solely for credit reference purposes.”
 
3.20.           Amendment to Section 6.2.19.
 
Section 6.2.19 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.19.   Margin Securities .   Own, purchase or acquire (or enter into any contracts to purchase or acquire), or permit any Subsidiary to own, purchase or acquire (or enter into any contracts to purchase or acquire), any “margin security” as defined by any regulation of the Federal Reserve Board as now in effect or as the same may hereafter be in effect unless, prior to any such purchase or acquisition or entering into any such contract, Lender shall have received an opinion of counsel satisfactory to Lender that the effect of such purchase or acquisition will not cause this Agreement to violate regulations (G) or (U) or any other regulations of the Federal Reserve Board then in effect.”

 
-7-

 
 
3.21.           Amendment to Section 6.2.20.
 
Section 6.2.20 of the Term Loan Agreement is hereby amended and restated in its entirety to read as follows:
 
6.2.20.   Fiscal Year .   Change the fiscal year of Borrowers or any of Borrowers’ Subsidiaries, or permit any Subsidiary to change its fiscal year or the fiscal year of any other Subsidiary of Borrowers.”
 
3.22.           Amended Exhibits.
 
Exhibits B, C, D, E, F, I and M to the Term Loan Agreement are hereby amended and restated as set forth on Exhibits B, C, D, E, F, I and M, respectively, attached to this Agreement.
 
§4.             Ratification, etc.   All of the obligations and liabilities to the Lender as evidenced by or otherwise arising under the Term Loan Agreement and the other Loan Documents, are, by the Borrowers’ execution of this Agreement, ratified and confirmed in all respects.  In addition, by each Borrower’s execution of this Agreement, such Borrower represents and warrants that neither it nor any of its Subsidiaries has any counterclaim, right of set-off or defense of any kind with respect to such obligations and liabilities.  This Agreement and the Term Loan Agreement shall hereafter be read and construed together as a single document, and all references in the Term Loan Agreement or any related agreement or instrument to the Term Loan Agreement shall hereafter refer to the Term Loan Agreement as amended by this Agreement.
 
§5.             Conditions to Effectiveness.   The effectiveness of the amendments set forth in Section 3 of this Agreement are subject to the prior satisfaction of the following conditions precedent (the date of such satisfaction herein referred to as the “ Ninth Amendment Effective Date ”):
 
(a)            Representations and Warranties .  The representations and warranties of the Borrowers contained herein shall be true and correct.
 
(b)            No Event of Default .  There shall exist no Default or Event of Default.
 
(c)            Corporate or Limited Liability Company Action.   The Lender shall have received evidence reasonably satisfactory to the Lender that all requisite corporate or limited liability company, as applicable, action necessary for the valid execution, delivery and performance by the Borrowers of this Agreement and all other instruments and documents delivered by the Borrowers in connection herewith has been taken.
 
(d)            Delivery of this Agreement .  The Borrowers and the Lender shall have executed and delivered this Agreement and each Guarantor shall have acknowledged its acceptance of or agreement to this Agreement and its ratification of the continuing effectiveness of its Guaranty.

 
-8-

 
 
(e)            Guarantor Reaffirmation; Guaranties .  Each of the Guarantors shall have reaffirmed their respective obligations under their respective Guaranty Agreements pursuant to reaffirmation agreements each in form and substance satisfactory to the Lender.  Each of Fantastic Foods, Inc. and Mt. Vikos, Inc. shall have executed a Guaranty Agreement in respect of the Obligations, in each case in form and substance satisfactory to the Lender.
 
(f)            Payment of Expenses .  The Borrowers shall have paid to the Lender  all amounts payable to the Lender under §6 hereof.
 
(h)            Amendment of Working Capital Facility .  The Working Capital Facility shall have been amended by an amendment in form and substance satisfactory to the Lender.
 
(j)            Participant Consents .  The Lender shall have received the written consent of each participant in the Term Loan to the provisions of this Agreement.
 
(k)            Other Documents .  The Borrowers shall have executed and delivered such other documents, and taken such other action, as may be reasonably requested by the Lender in connection with this Agreement.
 
(l)            Amendment Fee .  The Borrowers shall have paid to the Lender an amendment fee of 0.125% of the aggregate principal amount of the Loans.
 
§6.             Expenses, Etc .  Without limitation of the amounts payable by the Borrowers under the Term Loan Agreement and other Loan Documents, the Borrowers shall pay to the Lender and its counsel upon demand an amount equal to any and all out-of-pocket costs or expenses (including reasonable legal fees and disbursements and appraisal expenses) incurred by the Lender in connection with the preparation, negotiation and execution of this Agreement and the matters related thereto.
 
§7.             Time is of the Essence; No Waivers by Lender .  TIME IS OF THE ESSENCE WITH RESPECT TO ALL COVENANTS, CONDITIONS, AGREEMENTS OR OTHER PROVISIONS HEREIN.  Except as otherwise expressly provided for herein, nothing in this Agreement shall extend to or affect in any way the Borrowers’ obligations or the Lender’s rights and remedies arising under the Term Loan Agreement or the other Loan Documents.
 
§8.             Governing Law .   This Agreement shall for all purposes be construed according to and governed by the laws of the State of Connecticut (excluding the laws thereof applicable to conflicts of law and choice of law).
 
§9.             Effective Date . The amendments set forth in Section 3 hereof shall become effective among the parties hereto as of the Ninth Amendment Effective Date.  Until the Ninth Amendment Effective Date, the terms of the Term Loan Agreement prior to its amendment hereby shall remain in full force and effect.  This Agreement is effective as to all provisions other than the amendments set forth in Section 3 hereof at the time that the Borrowers and the Lender have executed and delivered this Agreement.

 
-9-

 
 
§10.             Entire Agreement; Counterparts .   This Agreement sets forth the entire understanding and agreement of the parties with respect to the matters set forth herein, including the amendments set forth herein, and this Agreement supersedes any prior or contemporaneous understanding or agreement of the parties as to any such amendment of the provisions of the Term Loan Agreement or any Loan Document, except for any such contemporaneous agreement that has been set forth in writing and executed by the Borrowers and the Lender.  This Agreement may be executed in any number of counterparts and by different parties hereto on separate counterparts, each of which when so executed and delivered shall be an original, but all of which counterparts taken together shall be deemed to constitute one and the same instrument.  A facsimile or other electronic transmission of an executed counterpart shall have the same effect as the original executed counterpart.
 
[Remainder of Page Intentionally Left Blank; Signature Pages Follow]
 

 


 
-10-

 


 
IN WITNESS WHEREOF, the parties have caused this Agreement to be executed by their duly authorized officers, as of the day and year first above written.
 
BORROWERS:
 
UNITED NATURAL FOODS, INC.


By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

ALBERT’S ORGANICS, INC.


By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer



[Signature Page to the Ninth Amendment Agreement to the Term Loan Agreement]
 
 

 

LENDER:

BANK OF AMERICA, N.A.


By: /s/ Edgar Ezerins ____________________
Name: Edgar Ezerins
Title: Vice President
 


[Signature Page to the Ninth Amendment Agreement to the Term Loan Agreement]
 
 

 

Each of the undersigned Guarantors
acknowledges and agrees to the foregoing,
and ratifies and confirms in all respects
such Guarantor’s obligations under the
Guaranty Agreements:
 
NATURAL RETAIL GROUP, INC.

By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

SPRINGFIELD DEVELOPMENT, LLC

By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

UNITED NATURAL FOODS WEST, INC.

By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

UNITED NATURAL TRADING CO.

By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

DISTRIBUTION HOLDINGS, INC.

By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

MILLBROOK DISTRIBUTION SERVICES INC.

By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer

FANTASTIC FOODS, INC.

By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer
 

[Signature Page to the Ninth Amendment Agreement to the Term Loan Agreement]
 
 

 

MT. VIKOS, INC.

By: /s/ Mark E. Shamber ____________________
Name: Mark E. Shamber
Title: Treasurer


[Signature Page to the Ninth Amendment Agreement to the Term Loan Agreement]
 
 

 



Exhibit B

Amended and Restated Exhibit B
 

 
 

 

EXHIBIT B

Chief Executive Offices and Registered Agents


Chief Executive Offices:
 
   
Borrowers:
 
   
United Natural Foods, Inc.
260 Lake Road
 
Dayville, CT  06241
   
Albert's Organics, Inc.
3268 E. Vernon Ave
 
Vernon, CA  90058
   
Guarantors:
 
   
United Natural Foods West, Inc.
1101 Sunset Boulevard
 
Rocklin, CA 95765
   
United Natural Trading Co.
96 Executive Drive
 
Edison, NJ  08817
   
Distribution Holdings, Inc.
260 Lake Road
 
Dayville, CT  06241
   
Springfield Development, LLC
260 Lake Road
 
Dayville, CT  06241
   
Millbrook Distribution Services Inc.
88 Huntoon memorial Hwy
 
Leicester, MA  01524
   
Natural Retail Group, Inc.
Seabreeze Shopping Plaza
 
30555 US Hwy 19N
 
Palm Harbor, FL
   
Fantastic Foods, Inc.
260 Lake Road
 
Dayville, CT 06241
   
Mt. Vikos, Inc.
1291 Ocean Street
 
Marshfield, MA 02050


 
 

 


Registered Agents:

Borrowers:

United Natural Foods, Inc.:
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
 
302-658-7581
   
 
CT Corporation System
 
1200 South Pine Island Road
 
Plantation, FL  33324
   
 
CT Corporation System
 
One Corporate Center
 
11th Floor
 
Hartford, CT  06103
   
 
CT Corporation System
 
400 Cornerstone Drive
 
Suite 240
 
Williston, VT  05495
   
 
CT Corporation System
 
1201 Peachtree Street, N.E.
 
Atlanta, GA  30361
   
 
The Corporation Company
 
1675 Broadway
 
Suite 1200
 
Denver, CO  80202
   
 
CT Corporation System
 
Philadelphia, PA  19136
   
 
CT Corporation System
 
100 S 5th Street
 
#1075
 
Minneapolis, MN  55402
   
 
CT Corporation System
 
2222 Grand Avenue
 
Des Moines, IA  50312


 
2

 


 
CT Corporation System
 
314 Thayer Avenue
 
Bismarck, ND  58501
   
 
CT Corporation System
 
818 West Seventh Street
 
Los Angeles, CA  90017
   
 
CT Corporation System (being appointed)
 
707 Virginia Street East
 
Charleston, WV  25301
   
 
CT Corporation System
 
75 Beattie Place
 
Greenville, SC  29601
   
 
CT Corporation System
 
Kentucky Home Life Building
 
Louisville, KY  40202
   
 
CT Corporation System
 
155 Federal Street
 
Suite 700
 
Boston, MA  02110
   
 
CT Corporation System
 
9 Capitol Street
 
Concord, NH  03301
   
 
The Corporation Trust Company
 
820 Bear Tavern Road
 
West Trenton, NJ  08628
   
 
CT Corporation System
 
111 Eight Avenue
 
New York, NY  10011
   
 
CT Corporation System
 
251 E. Ohio Street
 
Suite 1100
 
Indianapolis, IN 46204

 
3

 


Albert’s Organics, Inc.:
Kathryn Courtney
 
3268 Vernon Avenue
 
Vernon, CA  90058
   
 
CT Corporation System
 
1200 South Pine Island Road
 
Plantation, FL  33324
   
 
The Corporation Company
 
1675 Broadway
 
Suite 1200
 
Denver, CO  80202
   
 
CT Corporation System
 
Philadelphia, PA  19136
   
 
CT Corporation System
 
405 2nd Avenue S
 
Minneapolis, MN  55401
   
 
CT Corporation System
 
225 Hillsborough Street
 
Raleigh, NC  27603
   
 
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
   
 
The Corporation Trust Company
 
820 Bear Tavern Road
 
West Trenton, N.J.  08628
   
Guarantors :
 
   
United Natural Foods West, Inc.:
CT Corporation System
 
818 West Seventh Street
 
Los Angeles, CA  90017
   
 
The Corporation Company
 
1675 Broadway
 
Suite 1200
 
Denver, CO  80202

 
4

 


 
CT Corporation System
 
123 East Marcy
 
Santa Fe, NM  87501
   
 
CT Corporation System
 
2394 E Camelback Road
 
Phoenix, AZ  85016
   
 
CT Corporation System
 
388 State Street
 
Suite 420
 
Salem, OR  97301
   
 
CT Corporation System
 
1801 West Bay Drive NW
 
Suite 206
 
Olympia, WA  98502
   
 
CT Corporation System
 
1111 West Jefferson
 
Suite 530
 
Boise, ID  83702
   
 
Franz Weber
 
PO BOX 247
 
KEALAKEKUA HI  96750
   
 
CT Corporation System
 
9360 Glacier Hwy
 
Suite 202
 
Juneau AK  99801
   
United Natural Trading Co.:
The Corporation Trust Company
 
Corporation Trust Center
 
Wilmington, DE  19801
 
302-658-7581
 
CT Corporation System
 
818 West Seventh Street
 
Los Angeles, CA  90017
   
 
The Corporation Trust Company
 
820 Bear Tavern Road
 
West Trenton, N.J.  08628

 
5

 


Distribution Holdings, Inc.
Corporation Service Company
 
2711 Centerville Road
 
Suite 400
 
Wilmington, DE  19808
 
302-636-5401
   
Springfield Development, LLC
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
 
302-658-7581
   
Millbrook Distribution Services Inc.
Corporation Service Company
 
2711 Centerville Road
 
Suite 400
 
Wilmington, DE  19808
 
302-636-5401
   
 
Corporation Service Company
 
84 State Street
 
Boston, MA  02109
   
 
Corporation Service Company
 
1201 Hays Street
 
Tallahassee, FL  32301
   
 
Corporation Service Company
 
50 Weston Street
 
Hartford, CT  06120
   
 
Corporation Service Company
 
222 Jefferson Boulevard
 
Suite 200
 
Warwick, RI  02888
   
 
Corporation Service Company
 
2338 W Royal Palm Road
 
Suite J
 
Phoenix, AZ  85021
   
 
6

 
 
Corporation Service Company
 
300 Spring Building
 
Suite 900
 
300 S Spring Street
 
Little Rock, AR  72201
   
 
Corporation Service Company
 
45 Memorial Circle
 
Augusta, ME  04330
   
 
Lawyers Incorporating Service
 
d/b/a Lawyers Inc Service
 
14 Centre Street
 
Concord, NH  03301
   
 
Corporation Service Company
 
159 State Street
 
Montpelier, VT  05602
   
 
Corporation Service Company
 
1560 Broadway
 
Suite 2090
 
Denver, CO  80202
   
 
CORPORATION SERVICE COMPANY
 
d/b/a CSC - LAWYERS INCORPORATING SERVICE
 
P.O. Box 526036
 
Sacramento, CA  95852
   
Natural Retail Group, Inc.:
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
 
302-658-7581
   
 
CT Corporation System
 
1200 South Pine Island Road
 
Plantation, FL  33324
   
 
CT Corporation System
 
155 Federal Street
 
Suite 700
 
Boston, MA  02110

 
7

 


 
The Corporation Trust Incorporated
 
300 E. Lombard Street
 
Baltimore, MD  21202
   
Mt. Vikos, Inc.:
The Corporation Trust Company
 
Corporation Trust Center
 
1209 Orange Street
 
Wilmington, DE  19801
   
 
CT Corporation System
 
155 Federal Street
 
Suite 700
 
Boston, MA  02110
   
Fantastic Foods, Inc.:
CT Corporation System
 
818 West Seventh Street
 
Los Angeles, CA  90017
   


 

 
8

 
 
EXHIBIT B and I
BORROWERS AND GUARANTORS
BUSINESS LOCATIONS

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in Excess of $100,000
                 
OWNED
               
O
Albert's Organics
Office/Warehouse
200 Eagle Court
Bridgeport
NJ
8014
35,700
Yes
O
Albert's Organics
Warehouse
3268 E. Vernon Avenue
Vernon
CA
90058
34,500
Yes
O
Millbrook
Office/Warehouse
401 Highway 43 East
Harrison
AR
72601
1,200,000
Yes
O
UNFI-East
Warehouse
100 Lake View Court
Atlanta
GA
30336
327,500
Yes
O
UNFI-East
Office/Warehouse
71 Stow Drive
Chesterfield
NH
03443
319,000
Yes
O
UNFI-East
Office/Warehouse
260 Lake Road
Dayville
CT
06241
352,900
Yes
O
UNFI-East
Office/Warehouse
300 Lake Road
Dayville
CT
06241
90,200
No
O
UNFI-East
Warehouse
655 Commerce Parkway
Greenwood
IN
46143
311,100
Yes
O
UNFI-East
Warehouse
2340 Heinz Road
Iowa City
IA
52240
274,800
Yes
O
UNFI-East
Warehouse
100 Lincoln Street
New Oxford
PA
17350
271,200
No
O
UNFI-West
Warehouse
12745 Earhart Avenue
Auburn
CA
95602
150,000
No
O
UNFI-West
Warehouse
7909 S. Union Parkway
Ridgefield
WA
98642
239,000
Yes
O
UNFI-West
Office/Warehouse
1101 Sunset Blvd
Rocklin
CA
95765
487,000
Yes
                 
LEASED
               
L
Albert's Organics
Warehouse
15965 E 32nd Ave
Aurora
CO
80110
23,930
Yes
L
Albert's Organics
Warehouse
71 Stow Dr
Chesterfield
NH
3443
20,540
Yes
L
Albert's Organics
Warehouse
5222 Quincy Street
Mounds View
MN
55112
39,900
Yes
L
Albert's Organics
Office
2450 17th Ave Suite 250
Santa Cruz
CA
95062
3,935
No
L
Albert's Organics
Warehouse
6272 Mcintosh Rd
Sarasota
FL
34238
22,522
Yes
L
Hershey
Office/Warehouse
96 Executive Drive
Edison
NJ
08817
110,000
Yes
L
Millbrook
MTM Storage
6509 Transit Road
Bowmansville
NY
14026
75
No


 
 
 
 

 
 
EXHIBIT B and I
BORROWERS AND GUARANTORS
BUSINESS LOCATIONS

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in Excess of $100,000
L
Millbrook
MTM Storage
493 South Main Street
Canadaigua
NY
14424
200
No
L
Millbrook
MTM Storage
4531 22nd St., N.W.
Canton
OH
44708
300
No
L
Millbrook
MTM Storage
6751 Macon Road
Columbus
GA
31907
750
No
L
Millbrook
MTM Storage
Center St. & Genesee St.
Cuba
NY
 
 
No
L
Millbrook
Warehouse
8 Joanna Court
E. Brunswick
NJ
08816
177,600
Yes
L
Millbrook
MTM Storage
2420 E. Stop 11 Road
Indianapolis
IN
46227
200
No
L
Millbrook
MTM Storage
3204 Flovana Avenue
Jamestown
NY
 
25
No
L
Millbrook
MTM Storage
6915 S. 120th Street
La Vista
NE
68128
400
No
L
Millbrook
Office/Warehouse
88 Huntoon Memorial Highway
Leicester
MA
01524
188,000
Yes
L
Millbrook
Warehouse
82 Huntoon Memorial Hwy
Leicester
MA
01524
40,000
Yes
L
Millbrook
MTM Storage
6812 Fountain Ave., E-17
Orlando
FL
32807
200
No
L
Millbrook
MTM Storage
1315 W. Chestnut Expressway
Springfield
MO
     
L
Millbrook
MTM Storage
5837 South Garnett
Tulsa
OK
74146
1,650
No
L
Mt. Vikos
Office
1291 Ocean Street
Marshfield
MA
02050
appr 1500
No
L
NRG
Retail Store
700 Reistertown
Baltimore
MD
21215
4,000
Yes
L
NRG
Retail Store
1600 Route 28
Centerville
MA
02632
3,000
Yes
L
NRG
Retail Store
108 Marlboro Ave
Easton
MD
21601
3,500
Yes
L
NRG
Retail Store
521 NW 13 Blvd
Gainesville
FL
32601
4,600
Yes
L
NRG
Retail Store
1237 NW 76th Blvd
Gainesville
FL
32606
4,750
Yes
L
NRG
Retail / Wholesale
201 William Street
Key West
FL
33040
11,178
Yes
L
NRG
Wholesale
201 William Street
Key West
FL
33040
4,471
Yes
L
NRG
Retail Store
850 Neopolitan Way
Naples
FL
34103
4,800
Yes
L
NRG
Retail Store
1917 E Silver Springs Blvd
Ocala
FL
34470
5,000
Yes
L
NRG
Retail Store
30555 US Highway 19N
Palm Harbor
FL
34684
12,270
Yes
L
NRG
Retail Store
1900-2000 Tamiami Trail
Port Charlotte
FL
33948
9,600
Yes
L
NRG
Retail Store
1930 Stickney Point Rd
Sarasota
FL
34231
4,700
Yes
L
NRG
Retail Store
1279 Beneva Rd S.
Sarasota
FL
34232
8,260
Yes
L
NRG
Retail Store
6651 Central Ave.
St. Petersburg
FL
33710
4,750
Yes
L
Select Nutrition
Warehouse
2722 Commerce Way
Philadelphia
PA
19154
100,000
Yes
L
Select Nutrition
Office
60 Charles Lindebergh Blvd
Uniondale
NY
11553
 
No
L
Tumaro's
Office/Warehouse
5300 Santa Monica Blvd.
Los Angeles
CA
90029
          5,875
Yes
L
UNFI
Office
190 Main Street
Danielson
CT
06239
 
No
L
UNFI
Office
555 Valley Street
Providence
RI
02908
        50,000
No
L
UNFI-East
Office
25 Mr. Arthur Drive
Chesterfield
NH
03443
4,000
No
L
UNFI-East
Office/Warehouse
6100 MacIntosh Road
Sarasota
FL
34238
345,000
Yes
L
UNFI-East
Warehouse
225 Cross Farm Lane
York
PA
17406
675,000
Yes
L
UNFI-West
Warehouse
22 30th North East
Auburn
WA
98002
204,700
Yes
L
UNFI-West
Warehouse
15965 E. 32nd Ave.
Aurora
CO
80011
180,000
Yes

 
 
 

 
 
EXHIBIT B and I
BORROWERS AND GUARANTORS
BUSINESS LOCATIONS

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in Excess of $100,000
L
UNFI-West
Warehouse
15965 E. 32nd Ave.
Aurora
CO
80011
19,708
No
L
UNFI-West
Office
15755 East 32nd Avenue
Aurora
CO
80011
3,500
No
L
UNFI-West
Warehouse
15755 East 32nd Avenue
Aurora
CO
80011
40,000
Yes
L
UNFI-West
Warehouse
13204 Philadelphia St.
Fontana
CA
92337
220,200
vacant
L
UNFI-West
Warehouse
22150 Goldencrest
Moreno Valley
CA
92553
613,000
Yes

Fantastic Foods, Inc. commonly has inventory in excess of $100,000 located at its manufacturer, Wixon, Inc., 1390 East Bulavar Avenue, St. Francis, Wisconsin 53235.

Fantastic Foods, Inc. commonly has inventory worth in excess of $100,000 stored at its warehousing and distribution vendor, Distribution 2000, Inc., 505 Crossroads Parkway, Bolingbrook, IL 60440

Mt. Vikos, Inc.commonly has inventory worth in excess of $100,000 stored at its warehouse, East Coast Warehousing & Dist. Cor., 1140 Polaris Street, Elizabeth, NJ  07201

 
 
 
 

 



Exhibit C

Amended and Restated Exhibit C
 

 
 

 
 
EXHIBIT C
BORROWERS AND GUARANTORS
FOREIGN JURISDICTIONS
 

 
Foreign
Company
Qualifications
   
BORROWERS
 
   
United Natural Foods, Inc.
FL-3/26/96 (Reinstated in FL 3/25/04); CT-4/9/96; GA-4/8/96; CO-7/24/95 (requalified in CO 5/2/03); PA-4/3/96; MN-10/18/02; IA-10/21/02; ND-10/24/02; CA-9/14/00; IN-6/2/03; VT - 12/2/05;  KY-1/3/06; MA-12/30/05; NH-12/30/05; NJ-12/30/05; RI-11/17/08
   
Albert's Organics, Inc.
PA-1/16/90; NC-10/18/95; NJ-10/16/95; FL-10/13/95; DE-10/16/95; CO-11/6/01; MN-7/14/05
   
GUARANTORS
 
   
United Natural Foods West, Inc. f/k/a Mountain People's Warehouse Incorporated
NM-9/23/96; AZ-9/11/96; WA-9/17/96; OR-9/12/96; ID-9/12/96; HI-10/16/97; CO-11/15/05; AK-2/15/06
   
United Natural Trading Co. d/b/a Hershey Imports Co., Inc.
NJ-2/4/98; CA-2/4/98
   
Distribution Holdings, Inc.
N/A
   
Millbrook Distribution Services Inc.
MA-8/27/99; FL-6/1/99; AR-6/2/99
   
Springfield Development, LLC (f/k/aUnited Northeast LLC)
N/A
   
   
Natural Retail Group, Inc.
FL-4/11/95; MD-11/24/93; MA-6/19/94;
   
   
Fantastic Foods, Inc.
N/A
   
   
Mt. Vikos, Inc.
MA - 2/12/01
 

 
 

 



Exhibit D

Amended and Restated Exhibit D
 
 
 

 
 
 
EXHIBIT D
BORROWERS AND GUARANTORS
CAPITAL STRUCTURE
 
Company
Class of
Stock
# of Shares Authorized
# of Shares Outstanding
# of Shares Authorized
But Un-issued
Shareholder/Member
Percentage
Owned
Jurisdiction
of Formation
               
BORROWERS
             
               
United Natural Foods, Inc. ("UNFI")
           
    Delaware
(Greater than 5% Ownership)
             
(As of 10/14/08)
Common
100,000,000
42,907,697 *
57,092,303
FMR LLC
14.4%
 
         
Jennison Associates LLC
10.5%
 
         
Employee Stock Ownership Trust
6.2%
 
         
Barclays Global Investors NA (California)
5.0%
 
               
Albert's Organics, Inc.
Voting
99,500
579.36
98,920.64
UNFI
100%
    California
 
Non-Voting
500
 
500.00
     
               
GUARANTORS
             
 
Preferred
5,000,000
As of December 12, 2003, 50,000 Preferred Series A shares have been reserved for issuance under the Rights Agreement dated February 22, 2000, but have not been issued as of the date hereof.
5,000,000
N/A
 
    California
UNITED NATURAL FOODS WEST, INC. (f/k/a Mountain People's Warehouse Incorporated)
Common
100,000
1
99,999
UNFI
100%
    Delaware
               
United Natural Trading Co. d/b/a Hershey Imports Co.
Common
10,000
1,000
9,000
UNFI
100%
    Delaware
               
Springfield Development, LLC (f/k/a United Northeast LLC)
N/A
N/A
N/A
N/A
UNFI
100%
    Delaware
               
Distribution Holdings, Inc.
Common
10,000
100
9,900
UNFI
100%
    Delaware
               
Millbrook Distribution Services Inc.
Common
1,000
1,000
N/A
Distribution Holdings, Inc.
100%
    Delaware
               
Natural Retail Group, Inc.
Common
10,000
1,000
9,000
UNFI
100%
    Delaware
               
Fantastic Foods, Inc.
Common
20,000,000
1,000
19,999,000
UNFI
100%
    California
               
Mt. Vikos, Inc.
Common
400,000
362,605
37,395
UNFI
100%
    Delaware
               
               
*  As of October 14, 2008
             
               
All corporate affiliates are as set forth above.  There are no joint venture affiliates.
       
 
 
 
 
 

 



Exhibit E

Amended and Restated Exhibit E
 
 
 
 
 

 
 

 

EXHIBIT E

ALTERNATE CORPORATE NAMES, MERGERS
and STATE ID #s
Alternate Names :

Borrowers

1.
United Natural Foods, Inc. ("UNF") was formerly known as Cornucopia Natural Foods, Inc. and will continue to do business under the name Cornucopia Natural Foods in the states of Connecticut, Georgia, Florida and Pennsylvania.

 
UNF purchased the assets of Blooming Prairie Cooperative Warehouse and does business in the States of Iowa and North Dakota under the name "Blooming Prairie Warehouse".

UNF purchased all the assets of Select Nutrition Distributors, Inc. including all of its stock, but subsequently merged this subsidiary up into UNF.  UNF does business in the States of CA, NY, DE and PA under the name "Select Nutrition Distributors".

In the State of Colorado, United Natural Foods, Inc. does business under the following trade names:

Rainbow Natural Foods Distributing, Ltd.
Rainbow Distributing, Ltd.
Rainbow Foods Distributing, Ltd.

UNF is the survivor by merger of the following subsidiaries:

Stow Mills, Inc.
Select Nutrition Distributors, Inc.

2.
Albert's Organics, Inc. purchased all assets of Roots & Fruits Cooperative and does business in the State of Minnesota under the name Roots & Fruits.

Albert’s Organics, Inc. acquired substantially all of the assets of Source Organic, Inc., a California corporation.

Guarantors

1.
United Natural Foods West, Inc. (f/k/a Mountain People’s Warehouse Incorporated) acquired substantially all of the assets of Shojin Natural Foods and does business under the name Shojin Natural Foods in the State of Hawaii.


 
 

 

United Natural Foods West, Inc. is the survivor by merger of the following subsidiaries:

NutraSource, Inc.
Rainbow Natural Foods, Inc.

2.
United Natural Trading Co. acquired substantially all of the assets of Hershey Import Co., Inc. and does business under the name Hershey Import Co., Inc.

3.
Natural Retail Group, Inc. ("NRG") uses or has used the following trade names in the following states:

Florida :

Sunsplash Market
Sunsplash Natural Foods For Less
Mother Earth Market
The Granary
Natures Finest Foods
Palm Harbor Natural Foods
Waterfront Market

Massachusetts :

Sunsplash Natural Foods For Less
Cape Cod Natural Foods
Sprouts

Maryland :

Sunsplash Natural Foods For Less
Railway Market
Village Natural Grocers

NRG also acquired substantially all of the assets of the following Persons:

Village Natural Grocers, Inc., a Maryland corporation;
Railway Market, Inc., a Maryland corporation;
Down Home Natural Foods, Inc., a Massachusetts corporation;
Sunsplash Market, Inc., a Florida corporation;
Second Nature of Gainesville, Inc., d/b/a Mother Earth Market, Newberry Crossing Store, Inc., d/b/a Mother Earth Market,, Ocala Store, Inc., d/b/a Mother Earth Market, Sarasota Store, Inc., d/b/a Mother Earth Market, Stickney Point Store, Inc., d/b/a/ The Granary, North Tail Store, Inc., d/b/a The Granary, and Mother Earth Market, Inc., all Florida corporations;
Natures Finest Foods, Inc., a Florida corporation;
Hodges Management, Inc., a Florida corporation d/b/a Palm Harbor Natural Foods


 
 

 

State ID #s:

BORROWERS :
     
       
United Natural Foods, Inc.
Delaware
2377138
Corporation
       
Albert's Organics, Inc.
California
C1326751
Corporation
       
GUARANTORS:
     
       
United Natural Foods West, Inc.
California
C1657486
Corporation
       
United Natural Trading Co. d/b/a Hershey Imports Co., Inc. (NJ)
Delaware
2852049
Corporation
       
Distribution Holdings, Inc.
Delaware
4230723
Corporation
       
Springfield Development LLC
Delaware
3579704
Limited Liability Company
       
Millbrook Distribution Services Inc.
Delaware
2882792
Corporation
       
Natural Retail Group, Inc.
Delaware
2345969
Corporation
       
Fantastic Foods, Inc.
California
C0830190
Corporation
       
Mt. Vikos, Inc.
Delaware
3318140
  Corporation
 
 
 
 
 
 

 
 
Exhibits E and F
BORROWERS AND GUARANTORS
Corporate Names & EINs
 
 
       
Parent
State of
Date of
 
Company
 
Chief Executive Office
 
Company
Incorporation
Incorporation
EIN
               
BORROWERS
             
United Natural Foods, Inc.
 
260 Lake Road, Dayville, CT  06241
 
N/A
Delaware
2/11/1994
05-0376157
               
Albert's Organics, Inc.
 
3268 E. Vernon Ave, Vernon, CA  90058
 
United Natural Foods, Inc.
California
12/19/1984
95-3934152
               
GUARANTORS
             
United Natural Foods West, Inc. (f/k/a Mountain People's Warehouse Incorporated)
 
1101 Sunset Boulevard, Rocklin, CA 95765
 
United Natural Foods, Inc.
California
1/16/1990
68-0221552
               
United Natural Trading Co. d/b/a Hershey Imports Co., Inc.
 
96 Executive Drive, Edison, NJ  08817
 
United Natural Foods, Inc.
Delaware
1/28/1998
06-1505797
               
Distribution Holdings, Inc.
 
260 Lake Road, Dayville, CT  06241
 
United Natural Foods, Inc.
Delaware
10/5/2006
65-1296934
               
Millbrook Distribution Services Inc.
 
88 Huntoon Memorial Hwy, Leicester, MA 01524
 
Distribution Holdings, Inc.
Delaware
4/27/1998
41-0754020
               
Springfield Development, LLC (f/k/a United Northeast LLC)
 
260 Lake Road, Dayville, CT  06241
 
United Natural Foods, Inc.
Delaware
11/6/2002
13-4221549
               
               
               
Natural Retail Group, Inc.
 
Seabreeze Shopping Plaza, 30555 US Hwy 19N, Palm Harbor, FL
 
United Natural Foods, Inc.
Delaware
8/2/1993
06-1383344
               
               
               
               
Fantastic Foods, Inc.
 
260 Lake Road, Dayville, CT 06241
 
United Natural Foods, Inc.
California
10/24/1977
94-2447092
               
Mt. Vikos, Inc.
 
1291 Ocean St., Marshfield, MA 02050
 
United Natural Foods, Inc.
Delaware
11/28/2000
04-3540616
 
There are no open tax matters for any of the Borrowers or Guarantors.
 

 
 

 



Exhibit F

Amended and Restated Exhibit F
 
 
 
 

 
 
Exhibits E and F
BORROWERS AND GUARANTORS
Corporate Names & EINs
 
       
Parent
State of
Date of
 
Company
 
Chief Executive Office
 
Company
Incorporation
Incorporation
EIN
               
BORROWERS
             
United Natural Foods, Inc.
 
260 Lake Road, Dayville, CT  06241
 
N/A
Delaware
2/11/1994
05-0376157
               
Albert's Organics, Inc.
 
3268 E. Vernon Ave, Vernon, CA  90058
 
United Natural Foods, Inc.
California
12/19/1984
95-3934152
               
GUARANTORS
             
United Natural Foods West, Inc. (f/k/a Mountain People's Warehouse Incorporated)
 
1101 Sunset Boulevard, Rocklin, CA 95765
 
United Natural Foods, Inc.
California
1/16/1990
68-0221552
               
United Natural Trading Co. d/b/a Hershey Imports Co., Inc.
 
96 Executive Drive, Edison, NJ  08817
 
United Natural Foods, Inc.
Delaware
1/28/1998
06-1505797
               
Distribution Holdings, Inc.
 
260 Lake Road, Dayville, CT  06241
 
United Natural Foods, Inc.
Delaware
10/5/2006
65-1296934
               
Millbrook Distribution Services Inc.
 
88 Huntoon Memorial Hwy, Leicester, MA 01524
 
Distribution Holdings, Inc.
Delaware
4/27/1998
41-0754020
               
Springfield Development, LLC (f/k/a United Northeast LLC)
 
260 Lake Road, Dayville, CT  06241
 
United Natural Foods, Inc.
Delaware
11/6/2002
13-4221549
               
               
               
Natural Retail Group, Inc.
 
Seabreeze Shopping Plaza, 30555 US Hwy 19N, Palm Harbor, FL
 
United Natural Foods, Inc.
Delaware
8/2/1993
06-1383344
               
               
               
               
Fantastic Foods, Inc.
 
260 Lake Road, Dayville, CT 06241
 
United Natural Foods, Inc.
California
10/24/1977
94-2447092
               
Mt. Vikos, Inc.
 
1291 Ocean St., Marshfield, MA 02050
 
United Natural Foods, Inc.
Delaware
11/28/2000
04-3540616
 
There are no open tax matters for any of the Borrowers or Guarantors.

 
 
 

 



Exhibit I

Amended and Restated Exhibit I
 
 

 
 

 

Exhibit I

List of Leases

Industrial Lease dated November 30, 2001 between RREEF America REIT II Corp. VVV ( successor to State of California Public Employees’ Retirement System) and Albert’s Organics, Inc. (successor to Blooming Prairie Cooperative Warehouse) for property located at 5222 Quincy Street, Mounds View, Minnesota

Industrial Office Lease dated April 25, 2005 between Santa Cruz Freeholders and Albert’s Organics, Inc. for property located at 2450 17 th Avenue, Santa  Cruz,  California

Agreement of Lease dated January 24, 2002 between Two Seventy – M- Edison and United Natural Trading Co. d/b/a Hershey Import Co. for property located at 96 Executive Drive, Edison, New Jersey

Rental  Agreement dated August 1, 2003 between Lancaster Self Storage and Millbrook Distribution Services Inc. for property located at 6509 Transit Road, Bowmansville, New York

Oral month to month storage agreement between _______ and Millbrook Distribution Services Inc. for property located at 493 South Main Street, Canadaigua, New York

Agreement dated December 21, 2006 between Jax LLC and Millbrook Distribution Services Inc. for property located at 4531 22 nd Street, NW, Canton, Ohio

Rental Agreement dated October 26, 2005 between OB Companies d/b/a Simply Self Storage (successor to Storage Xtra Self Storage) and Millbrook Distribution Services Inc. for property located at 6751 Macon Road, Columbus, Georgia

Agreement and Lease dated March 12, 1997 between  Paul and Barry Cummins and Millbrook Distribution Services Inc. for property located at Center Street and Genesee Street, Cuba, New York

Lease dated December 1, 1997 between Highview Properties-Two, LLC (successor to Highview-Harts Investments) and Millbrook Distribution Services Inc. (successor to Epstein & Sons, Inc.) for property located at 8 Joanna Court, East Brunswick, New Jersey

Storage USA Rental Agreement dated June 10 between Extra Space Storage (successor to Storage USA and Millbrook Distribution Services Inc. for property located at 2420 East Stop 11 Road, Indianapolis, Indiana

 
1

 

Oral month to month storage agreement between __________ and Millbrook Distribution Services Inc. for property located at 3204 Flovana Avenue, Jamestown, New York

Attic Storage Rental Agreement dated July 31, 2001 between Attic Storage of Omaha and Millbrook Distribution Services Inc. for property located at 6915 South 120 th Street, La Vista, Nebraska

Lease dated December 1, 1986  between RDJ Realty Trust and Millbrook Distribution Services Inc. (successor to Millbrook Distributors, Inc.) for property located at 88 Huntoon Memorial Highway, Leicester, Massachusetts

Lease dated December 11, 2007 between Minuteman Packaging Corp. and Millbrook Distribution Services Inc. for property located at 143 Clark Street, Leicester, Massachusetts

Oral month to month storage agreement between ________ Millbrook Distribution Services Inc. for property located at 6812 Fountain Avenue, Orlando, Florida

Lease Agreement dated January 19, 2007 between Ashton, LLC and Millbrook Distribution Services Inc. for property located at 1315 West Chestnut Expressway, Springfield, Missouri

Lease and Security Agreement dated February 2, 2001 between BLR Properties, L.L.C. and Millbrook Distribution Services Inc. for property located at 5837 South Garnett, Tulsa, Oklahoma

 Lease dated May 31, 2007 between D’Amico Limited Partnership and Mt. Vikos, Inc. for property located at 1291 Ocean Street, Marshfield, Massachusetts.

Lease dated as of May 6, 1985 between Colonial Village Company LLC and Natural Retail Group, Inc. (successor to Village Natural Grocers, Inc.) for property located at 700 Reistertown, Baltimore, Maryland

Lease Agreement dated November, 2002 between Bell Tower Corporation and Natural Retail Group, Inc. for property located at 1600 Route 28, Centerville, Massachusetts

Lease dated April 1, 1994 between Marlboro Plaza, Inc. and Natural Retail Group, Inc. for property located at 108 Marlboro Avenue, Easton, Maryland

Lease dated June 28, 1977 between Snead Y. Davis and Natural Retail Group, Inc. (successor to Sam’s Style Shop) for property located at 521 NW 13 th Blvd, Gainesville, Florida

 
2

 

Lease dated May 11, 1993 between Newberry Crossing, Ltd. and Natural Retail Group (as successor to Newberry Crossing Store, Inc.) for property located at 1237 NW 76 th Blvd, Gainesville, Florida

Lease Agreement dated July 4, 2007 between Morgan McPherson, Chairman of the Caroline Street Corridor and Bahama Village Community Redevelopment Agency and Natural Retail Group, Inc. (as successor to Southard Markets, Inc.) for property located at 201 William Street, Key West, Florida

Lease Agreement dated February 21, 2007 between Morgan McPherson, Chairman of the Caroline Street Corridor and Bahama Village Community Redevelopment Agency and Natural Retail Group, Inc. (as successor to Southard Markets, Inc.) for property located at 201 William Street, Key West, Florida

Lease dated June 24, 1994 between Neopolitan Way South Land Trust and Natural Retail Group (as successor to Sunsplash Market, Inc.) for property located at 850 Neopolitan Way, Naples, Florida

Shopping Center Lease dated as of December 15, 1995 between Ocala SC Company, Ltd. and Natural Retail Group, Inc. (as successor to Ocala Store, Inc.) for property located at 1917  East Silver Springs Blvd, Ocala, Florida

Lease dated February 15, 1985 between Seabreeze Associates Limited and Natural Retail Group, Inc. (as successor to Eckard Drugs of Florida, Inc.) for property located at 30555 US Highway 19N, Palm Harbor, Florida

Lease dated October 11, 2000 between TCW Special Credits and Natural Retail Group, Inc. for property located at 1900-2000 Tamiami Trial, Port Charlotte, Florida

Commercial Lease dated December 23, 2003 between Southpoints Shopping Center of Sarasota, Ltd. and Natural Retail Group, Inc. for property located at 1930 Stickney Point Road, Sarasota, Florida

Lease Agreement dated February 18, 1997 between Beneva Market Place Associates and Natural Retail Group, Inc. (as successor to Sarasota Store, Inc,) for property located at 1279 Beneva Road South, Sarasota, Florida

Lease Agreement dated November 26, 1993 between West Central Shopping Center and Natural Retail Group, Inc. (as successor to Nature’s Finest Foods Inc,) for property located at 6651 Central Avenue, St. Petersburg, Florida

 
3

 

Lease Agreement dated as of February 1, 2004 between Andreassi, LLC and United Natural Foods, Inc., (successor by merger to Select Nutrition Distributors, Inc.) for property located at 2722 Commerce Way, Philadelphia, Pennsylvania

Agreement of Lease dated as of September 1, 2004 between Reckson Operating Partnership, L.P. and United Natural Foods, Inc. (successor by merger to Select Nutrition Distributors, Inc.) for property located at 60 Charles Lindbergh Blvd, Uniondale, New York

Lease dated March 2, 1998 between P&C Property Management and United Natural Foods, Inc. (assignee of Tumaro’s, Inc.) for property located at 5300 Santa Monica Blvd., Los Angeles, California

Lease dated September, 2004 between the Savings Institute Bank & Trust Company and United Natural Foods, Inc. for property located at 190 Main Street, Danielson, Connecticut

Office Lease dated October 16, 2008 between Alco Cityside Federal LLC and United Natural Foods, Inc. for property located at 555 Valley Street, Providence, Rhode Island

Lease dated as of February 15, 2007 between World Learning, Inc. and United Natural Foods, Inc. for property located at 25 Mr. Arthur Drive, Chesterfield, New Hampshire

Lease dated March 16, 2007 between Meridian-Hudson McIntosh LLC and United Natural Foods, Inc. for property located at 6100 McIntosh Road,  Sarasota, Florida

Standard Form Industrial Building Lease (Single-Tenant) dated March 14, 2008 between FR York Property Holding, LP and United Natural Foods, Inc. for property located at 225 Cross Farm Lane, York, Pennsylvania

Lease dated August 3, 1998 between Valley Center I, LLC and United Natural Foods, Inc. for property located at 22 30 th North  East, Auburn, Washington

Standard Form Lease (Industrial, Multi-Tenant, Net) dated July 11, 1997 between ADC, L.L.C. (as successor to Amberjack, Ltd.) and United Natural Foods, Inc. for property located at 15965 and 15755 East 32 nd Avenue, Aurora, Colorado

NNN Lease (Multi-Tenant) dated as of July 31, 2001 between Metropolitan Life Insurance Company and United Natural Foods, Inc. for property located at 13204 Philadelphia Street, Fontana, California

 
4

 

Lease Agreement dated December 3, 2007 between Cactus Commerce, LLC and United Natural Foods, Inc. for property located at 22150 Goldencrest Drive, Moreno Valley, California.

 
5

 

EXHIBIT B and I
BORROWERS AND GUARANTORS
BUSINESS LOCATIONS

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in Excess of $100,000
                 
OWNED
               
O
Albert's Organics
Office/Warehouse
200 Eagle Court
Bridgeport
NJ
8014
35,700
Yes
O
Albert's Organics
Warehouse
3268 E. Vernon Avenue
Vernon
CA
90058
34,500
Yes
O
Millbrook
Office/Warehouse
401 Highway 43 East
Harrison
AR
72601
1,200,000
Yes
O
UNFI-East
Warehouse
100 Lake View Court
Atlanta
GA
30336
327,500
Yes
O
UNFI-East
Office/Warehouse
71 Stow Drive
Chesterfield
NH
03443
319,000
Yes
O
UNFI-East
Office/Warehouse
260 Lake Road
Dayville
CT
06241
352,900
Yes
O
UNFI-East
Office/Warehouse
300 Lake Road
Dayville
CT
06241
90,200
No
O
UNFI-East
Warehouse
655 Commerce Parkway
Greenwood
IN
46143
311,100
Yes
O
UNFI-East
Warehouse
2340 Heinz Road
Iowa City
IA
52240
274,800
Yes
O
UNFI-East
Warehouse
100 Lincoln Street
New Oxford
PA
17350
271,200
No
O
UNFI-West
Warehouse
12745 Earhart Avenue
Auburn
CA
95602
150,000
No
O
UNFI-West
Warehouse
7909 S. Union Parkway
Ridgefield
WA
98642
239,000
Yes
O
UNFI-West
Office/Warehouse
1101 Sunset Blvd
Rocklin
CA
95765
487,000
Yes
                 
LEASED
               
L
Albert's Organics
Warehouse
15965 E 32nd Ave
Aurora
CO
80110
23,930
Yes
L
Albert's Organics
Warehouse
71 Stow Dr
Chesterfield
NH
3443
20,540
Yes
L
Albert's Organics
Warehouse
5222 Quincy Street
Mounds View
MN
55112
39,900
Yes
L
Albert's Organics
Office
2450 17th Ave Suite 250
Santa Cruz
CA
95062
3,935
No
L
Albert's Organics
Warehouse
6272 Mcintosh Rd
Sarasota
FL
34238
22,522
Yes
L
Hershey
Office/Warehouse
96 Executive Drive
Edison
NJ
08817
110,000
Yes
L
Millbrook
MTM Storage
6509 Transit Road
Bowmansville
NY
14026
75
No


 
 
 
 

 
 
EXHIBIT B and I
BORROWERS AND GUARANTORS
BUSINESS LOCATIONS

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in Excess of $100,000
L
Millbrook
MTM Storage
493 South Main Street
Canadaigua
NY
14424
200
No
L
Millbrook
MTM Storage
4531 22nd St., N.W.
Canton
OH
44708
300
No
L
Millbrook
MTM Storage
6751 Macon Road
Columbus
GA
31907
750
No
L
Millbrook
MTM Storage
Center St. & Genesee St.
Cuba
NY
 
 
No
L
Millbrook
Warehouse
8 Joanna Court
E. Brunswick
NJ
08816
177,600
Yes
L
Millbrook
MTM Storage
2420 E. Stop 11 Road
Indianapolis
IN
46227
200
No
L
Millbrook
MTM Storage
3204 Flovana Avenue
Jamestown
NY
 
25
No
L
Millbrook
MTM Storage
6915 S. 120th Street
La Vista
NE
68128
400
No
L
Millbrook
Office/Warehouse
88 Huntoon Memorial Highway
Leicester
MA
01524
188,000
Yes
L
Millbrook
Warehouse
82 Huntoon Memorial Hwy
Leicester
MA
01524
40,000
Yes
L
Millbrook
MTM Storage
6812 Fountain Ave., E-17
Orlando
FL
32807
200
No
L
Millbrook
MTM Storage
1315 W. Chestnut Expressway
Springfield
MO
     
L
Millbrook
MTM Storage
5837 South Garnett
Tulsa
OK
74146
1,650
No
L
Mt. Vikos
Office
1291 Ocean Street
Marshfield
MA
02050
appr 1500
No
L
NRG
Retail Store
700 Reistertown
Baltimore
MD
21215
4,000
Yes
L
NRG
Retail Store
1600 Route 28
Centerville
MA
02632
3,000
Yes
L
NRG
Retail Store
108 Marlboro Ave
Easton
MD
21601
3,500
Yes
L
NRG
Retail Store
521 NW 13 Blvd
Gainesville
FL
32601
4,600
Yes
L
NRG
Retail Store
1237 NW 76th Blvd
Gainesville
FL
32606
4,750
Yes
L
NRG
Retail / Wholesale
201 William Street
Key West
FL
33040
11,178
Yes
L
NRG
Wholesale
201 William Street
Key West
FL
33040
4,471
Yes
L
NRG
Retail Store
850 Neopolitan Way
Naples
FL
34103
4,800
Yes
L
NRG
Retail Store
1917 E Silver Springs Blvd
Ocala
FL
34470
5,000
Yes
L
NRG
Retail Store
30555 US Highway 19N
Palm Harbor
FL
34684
12,270
Yes
L
NRG
Retail Store
1900-2000 Tamiami Trail
Port Charlotte
FL
33948
9,600
Yes
L
NRG
Retail Store
1930 Stickney Point Rd
Sarasota
FL
34231
4,700
Yes
L
NRG
Retail Store
1279 Beneva Rd S.
Sarasota
FL
34232
8,260
Yes
L
NRG
Retail Store
6651 Central Ave.
St. Petersburg
FL
33710
4,750
Yes
L
Select Nutrition
Warehouse
2722 Commerce Way
Philadelphia
PA
19154
100,000
Yes
L
Select Nutrition
Office
60 Charles Lindebergh Blvd
Uniondale
NY
11553
 
No
L
Tumaro's
Office/Warehouse
5300 Santa Monica Blvd.
Los Angeles
CA
90029
          5,875
Yes
L
UNFI
Office
190 Main Street
Danielson
CT
06239
 
No
L
UNFI
Office
555 Valley Street
Providence
RI
02908
50,000
No
L
UNFI-East
Office
25 Mr. Arthur Drive
Chesterfield
NH
03443
4,000
No
L
UNFI-East
Office/Warehouse
6100 MacIntosh Road
Sarasota
FL
34238
345,000
Yes
L
UNFI-East
Warehouse
225 Cross Farm Lane
York
PA
17406
675,000
Yes
L
UNFI-West
Warehouse
22 30th North East
Auburn
WA
98002
204,700
Yes
L
UNFI-West
Warehouse
15965 E. 32nd Ave.
Aurora
CO
80011
180,000
Yes

 
 
 

 
 
EXHIBIT B and I
BORROWERS AND GUARANTORS
BUSINESS LOCATIONS

Owned/
Leased
Entity
Use
Address
City
State
Zip
Sq. Ft.
Inventory in Excess of $100,000
L
UNFI-West
Warehouse
15965 E. 32nd Ave.
Aurora
CO
80011
19,708
No
L
UNFI-West
Office
15755 East 32nd Avenue
Aurora
CO
80011
3,500
No
L
UNFI-West
Warehouse
15755 East 32nd Avenue
Aurora
CO
80011
40,000
Yes
L
UNFI-West
Warehouse
13204 Philadelphia St.
Fontana
CA
92337
220,200
vacant
L
UNFI-West
Warehouse
22150 Goldencrest
Moreno Valley
CA
92553
613,000
Yes

Fantastic Foods, Inc. commonly has inventory in excess of $100,000 located at its manufacturer, Wixon, Inc., 1390 East Bulavar Avenue, St. Francis, Wisconsin 53235.

Fantastic Foods, Inc. commonly has inventory worth in excess of $100,000 stored at its warehousing and distribution vendor, Distribution 2000, Inc., 505 Crossroads Parkway, Bolingbrook, IL 60440

Mt. Vikos, Inc.commonly has inventory worth in excess of $100,000 stored at its warehouse, East Coast Warehousing & Dist. Cor., 1140 Polaris Street, Elizabeth, NJ  07201

 
 
 
 

 

 
Exhibit M

Amended and Restated Exhibit M
 
 
 
 

 

 
EXHIBIT M

GUARANTEES


UNF has guaranteed the obligations of the ESOT under the Loan Agreement dated 11/1/88 between the ESOT and Norman Cloutier, Steven Townsend, Daniel Atwood and Theodore Cloutier; original principal amount of the Note issued under the Loan Agreement is $4,080,000.

UNF has guaranteed the obligations of Fantastic Foods, Inc. under the Contract Manufacturing and Packaging Agreement dated March 20, 2008 between Fantastic Foods, Inc. and Wixon, Inc.
 
 
 
 

 
Exhibit 10.64
 
FIRST AMENDMENT TO OFFICE LEASE
 
THIS FIRST AMENDMENT TO OFFICE LEASE (this “ First Amendment ”) is made as of May 12, 2009, by and between ALCO CITYSIDE FEDERAL LLC, a Rhode Island limited liability company (“ Landlord ”), and UNITED NATURAL FOODS, INC., a Delaware corporation (“ Tenant ”).
 
RECITALS
 
WHEREAS, Landlord is the master lessee of certain buildings located at 317 Iron Horse Way in Providence, Rhode Island, and commonly known as American Locomotive Works, consisting of two buildings known as “Building #51” (containing approximately 90,000 rentable square feet of space) and “Building #52” (containing approximately 40,737 rentable square feet of space) (collectively, the “ Building ”);
 
WHEREAS, Landlord and Tenant are the parties to that certain Office Lease dated October 16, 2008 (the “ Lease ”) relating Tenant’s lease from Landlord of certain space having a Rentable Area of 52,560 square feet and located on the first and second floor of Building #52 and the second floor of Building #51 of the Building (the “ Premises ”);
 
WHEREAS, Landlord and Tenant desire to modify certain provisions in the Lease as set forth in this First Amendment; and
 
WHEREAS, capitalized terms used but not defined herein will have the meanings given to such terms in the Lease.
 
NOW, THEREFORE, in consideration of the foregoing and the mutual promises set forth herein and for other good and valuable consideration, the receipt of which is hereby acknowledged, the parties do hereby agree as follows:
 
1.                                        The following new definition is added to Section 1.1 of the Lease, after the definition of “ Default Rate ”:
 
“Initial Liquidated Damages” shall be defined as the daily rate of $3,157.22 per day calculated from May 15, 2009 to the Rent Commencement Date as defined in Section 3.1.2., as long as such Rent Commencement Date is no later than September 1, 2009.  By way of example, if the Rent Commencement Date is September 1, 2009, a period of 108 days will have elapsed, the Initial Liquidated Damages amount would be $340,979.76.  If the Rent Commencement Date is August 1, 2009, a period of 77 days will have elapsed, the Initial Liquidated Damages amount would be $243,105.94.
 
2.                                        The following new definition is added to Section 1.1 of the Lease, after the definition of “ Landlord ”:
 
Landlord Delay ” means a delay in the completion of Landlord’s Work if and to the extent caused primarily by Landlord’s failure to timely comply with the requirements set forth in the Landlord’s Work (as defined in Section 10.1.1) beyond the Target Delivery
 

 
 

 
 
Date.  Unavoidable Delay or delay caused by Tenant (meaning a delay constituting a Tenant Delay, as defined in Section 1.1 hereunder) shall not constitute Landlord Delay.
 
3.                                        The following new definition is added to Section 1.1 of the Lease, after the definition of “ Landlord Delay ”:
 
Late Delivery Liquidated Damages ” shall be defined as the daily rate of $6,314.44 (two times the Initial Liquidated Damages daily rate of $3,157.22) per day for the period commencing September 1, 2009 through September 15, 2009; and the daily rate of $9,471.66 (three times the Initial Liquidated Damages daily rate of $3,157.22) per day for the period commencing September 15, 2009 until Tenant’s Outside Termination Date.  By way of example, if the Rent Commencement Date is September 15, 2009, the Initial Liquidated Damage amount would be $340,979.76 and the Late Delivery Liquidated Damages amount would be $88,402.16 for a total of $429,381.92.
 
4.                                        The following new definition is added to Section 1.1 of the Lease, after the definition of “ Operating Year ”:
 
Outside Termination Date ” shall mean November 1, 2009.
 
5.                                        The following new definition is added to Section 1.1 of the Lease, after the definition of “ Rules and Regulations ”:
 
Target Delivery Date ” shall mean September 1, 2009, as further defined set forth in Section 3.1.2.
 
6.                                        The following new definition is added to Section 1.1 of the Lease, after the definition of “ Tenant Electric ”:
 
Tenant Upgrade Change Order Memorandum ” shall have the meaning set forth in Section 10.1.2., and as provided as Exhibit E-1 .
 
7.                                        The following new definition is added to Section 1.1 of the Lease, after the definition of “ Term ”:
 
Unavoidable Delay ” means a delay in the prescribed schedule or meeting a deadline in the Lease which is caused by (a) acts of God or extreme weather;   (b) labor strikes or deliberate actions by labor to disrupt construction; (c)    inordinate delays in the building inspection process by state or city agencies; (d) inordinate delays in utility service installation or inspection; and (e) shortages or late delivery of specialized materials specific to Tenant Change Orders and required for Substantial Completion.  Any instance of Unavoidable Delay will not constitute Tenant Delay or Landlord Delay, and such days shall not be calculated for purposes of Initial Liquidated Damages and/or Late Delivery Liquidated Damages payments.
 
8.                                        The following is added at the end of Section 3.1.2 of the Lease:
 

 
 

 
 
Landlord and Tenant expect that the Rent Commencement Date will be September 1, 2009 (the “ Target Delivery Date ”).
 
9.                                        Landlord and Tenant agree to explore a possible amendment to Section 6.5 and Exhibit H related to parking to support the LEED certification process.  No modification to Section 6.5 shall occur without the written consent of Landlord and Tenant.
 
10.                                  Section 8.6 of the Lease is hereby deleted in its entirety and substituted therefore is the following:
 
8.6                                  Central HVAC System; Photovoltaic Power .  Electricity costs for powering the central HVAC system serving the Building shall be a part of Operating Costs.  If Tenant desires to install a photovoltaic power system, Landlord shall provide Tenant with reasonable and necessary rights through a licensing agreement or other acceptable vehicle for access to and use of the roof and related common areas and shall cooperate relative to the installation of roof penetrations, conduit installations, switchgear, metering and the like.  Landlord shall be responsible, at Landlord’s expense, for project management, legal and other reasonable expenses incurred by Landlord in cooperating with Tenant relative to the installation and licensing of a photovoltaic system.  Tenant shall be permitted use of the roof for this system at no additional rental cost.  Tenant shall be responsible for any additional costs associated with the photovoltaic system including design, engineering, structural requirements, roof penetrations, repair and electrical requirements.  Tenant shall be the sole beneficiary of energy generated by the system for the entire Term.  At the end of the Original Term or any Renewal Term, so long as Tenant shall not be in default of its obligations hereunder, the photovoltaic power system shall not become a Fixture under Section 10.4.  Instead, Tenant shall have ninety (90) days from Lease termination to remove the photovoltaic power system from the Premises.  Tenant shall be responsible for the cost of removing such system and for the cost of restoring any damage to the Building in accordance with Section 10.2.2.  Tenant shall have no right to remove such system if Tenant is in default of its obligations hereunder.  Alternatively, Tenant shall have the right, exercisable by written notice to Landlord within such 90-day period, to abandon and hence relinquish all right, title and interest to such system in favor of Landlord.  Together with any written notice of abandonment, Tenant shall deliver to Landlord a fully executed bill of sale (“as is”, “where is” and without warranty) and copies of documentation relating to the purchase, installation, specifications and warranties concerning such system.  Tenant shall be the sole beneficiary of any renewable energy tax credits related to expenses incurred by Tenant in connection with the photovoltaic system.
 
11.                                  The following is added to the end of Section 10.1.1 of the Lease, after “Landlord’s Work”:
 
If the Rent Commencement Date occurs on or before September 1, 2009, Landlord shall pay to Tenant Initial Liquidated Damages,   as calculated using the formula set forth in the definition of “ Initial Liquidated Damages ”.  If the Rent Commencement Date occurs after September 1, 2009, Landlord shall pay to Tenant Late Delivery Liquidated Damages,   as calculated using the formula set forth in the definition of “ Late Delivery
 

 
 

 
 
Liquidated Damages ”.  Initial Liquidated Damages and Late Delivery Liquidated Damages shall be paid by Landlord as a credit against Tenant Excess.  Landlord shall provide an accounting of all Tenant Change Orders to Tenant, and Landlord shall credit against such Tenant Change Orders the amount of (up to) the Initial Liquidated Damages.  Once the Initial Liquidated Damages amount has been fully credited by Landlord against Tenant Change Orders, Landlord shall invoice Tenant monthly for Tenant Change Order work in place on a percent complete basis.  Such payment shall be due in five (5) days and, to the extent not timely paid, shall accrue interest at an annualized rate of eighteen percent (18%) Upon Substantial Completion, Landlord shall provide Tenant with a final accounting of the Tenant Change Order and aggregate Liquidated Damages.  To the extent the aggregate Liquidated Damages exceed the total cost of Tenant Change Orders, Tenant shall invoice Landlord.  If the Rent Commencement Date does not occur by the Outside Termination Date, either Landlord or Tenant shall have the option, at their discretion, to terminate this Lease.  In the event of such termination, Landlord shall pay within five (5) days of Tenant’s written demand, to Tenant, in cash, the applicable amount of Initial Liquidated Damages and Late Delivery Liquidated Damages.  In the event Landlord does not timely pay such liquidated damages, interest shall accrue on the unpaid balance at the annualized rate of eighteen percent (18%).
 
12.                                  The following sentence is stricken from the end of Section 10.1.2:  “If Tenant provides such additional funding, the promissory note and lease amendment in connection therewith shall be in substantially the form attached hereto as Exhibit E .”  In addition, the forms of First Amendment to Lease and Promissory Note appearing at Exhibit E to the Lease are deleted, and substituted therefor is “Intentionally Omitted”.
 
13.                                  The following is added to the end of Section 10.1.2 of the Lease, after “Term of the Lease”:
 
Attached hereto as Exhibit E-1 is a schedule showing items of Tenant Excess requested by Tenant and approved by Landlord (the “ Tenant Upgrade Change Order Memorandum ”).  The procurement of Tenant Change Orders as defined in 10.1.2 shall be performed on an “open book” basis, with all project professional, general and subcontractor bids and costs being available for review by Tenant or Tenant’s representative.  Such costs shall limit the aggregated general conditions and general requirements to five (5%) percent of hard costs related specifically to the Tenant Change Order, and fee shall be limited to five (5%) of hard costs.  Tenant shall have the right to approve such bids prior to the execution of contracts related specifically to Tenant Change Orders, but such approval shall not be unreasonably withheld, conditioned or delayed, and Tenant’s failure to approve within five (5) business days may result in Tenant Delay as defined in Section 1.1.
 
14.                                  The following is added to the end of Section 10.1.3 of the Lease, after “by written notice to Tenant”:
 
In order to ensure compliance by Landlord with its obligations to perform Landlord’s Work, Tenant shall work with representatives from Peregrine Group LLC (“Peregrine”).  Peregrine has been retained on behalf of Landlord to serve as the primary point of contact
 

 
 

 
 
for project coordination.  Peregrine will remain on-site during the build-out, monitor work and advise Tenant of any deviations from the approved plans and specifications.  At its reasonable discretion, Tenant may elect to employ a third party tenant representative (“Tenant’s Inspector”).  Tenant’s Inspector will remain on-site during the build-out, monitor work and advise Tenant of any possible deviations from the plans and specifications.  Tenant’s Inspector will not deal directly with the general contractor, nor will Tenant’s Inspector have any authority to act on behalf of Tenant, modify any plans and specifications and/or stop any work.  Tenant’s Inspector shall report directly to Tom Dziki or his designee.  The fact that Tenant’s Inspector was present during any non-compliant work does not serve as a waiver by Tenant of any non-compliance.  Landlord shall reimburse Tenant for Tenant’s Inspector services up to $15,000.
 
15.                                  Exhibit C attached to the Lease, the Schedule of Landlord’s Work, is hereby amended to include the Project Manual and Specifications, Volume 1 & 2 dated 2/10/09 prepared by DBWV Architects; Construction Drawings for ALCO Building 51 & 52 for United Natural Foods, Inc. Tenant Fit Out dated 2/10/09 prepared by DBWV Architects, DBVW Addendum 1 dated March 5, 2009, AHA Addendum 1 dated 3.4.09.  Note that exceptions to the Landlord’s obligations included in Exhibit C are described in Exhibit E-1 , the Tenant Upgrade Change Order Memorandum.
 
16.                                  Exhibit F attached to the Lease, the Schedule of Deliveries, is hereby deleted in its entirety and substituted therefore is Exhibit F dated April 29, 2009 attached hereto.
 
17.                                  Section 20 of the Lease governing Notices is hereby amended to require that a copy of any notice delivered to Landlord be simultaneously delivered to Chevron U.S.A. Inc., c/o Chevron TCI, Inc., 345 California Street, San Francisco, CA 94104, Attention:  Nadine R. Barroca.
 
18.                                  Landlord shall provide appropriate documentation to Tenant on an open book basis relative to sales tax receipts associated with the construction of Tenant’s space.  Landlord shall use best efforts to cooperate fully with Tenant to maximize any economic benefits available to Tenant associated with government or economic development agency incentives or subsidies.
 
19.                                  Landlord and Tenant hereby acknowledge that the Lease remains in full force and effect, except to the extent amended by this First Amendment, and is enforceable in accordance with its terms, as amended hereby.
 
20.                                  The Lease, as amended hereby, constitutes the entire agreement between the parties hereto and supersedes all prior dealings between them with respect to such subject matter, and there are no verbal or collateral understandings, agreements, representations or warranties not expressly set forth in the Lease or this First Amendment.  No subsequent alteration, amendment, change or addition to this Lease shall be binding upon Landlord or Tenant, unless reduced to writing and signed by the party or parties to be charged therewith.
 

 
 

 
 
21.                                  This First Amendment may be executed in several counterparts and all so executed shall constitute one agreement binding on all parties hereto, notwithstanding that all the parties have not signed the original or the same counterpart.
 
22.                                  Each provision of this First Amendment shall be considered separable and (a) if for any reason any provision or provisions herein are determined to be invalid and contrary to any existing or future law, such invalidity shall not impair the operation of or affect those portions of this First Amendment which are valid.
 
23.                                  The covenants and agreements contained herein shall be binding upon, and inure to the benefit of, the heirs, legal representatives, successors and assigns of the respective parties hereto.
 
24.                                  This First Amendment shall be governed by and construed in accordance with the domestic laws of the State of Rhode Island without giving effect to any choice or conflict of law provision or rule (whether of the State of Rhode Island or any other jurisdiction) that would cause the application of the laws of any jurisdiction other than the State of Rhode Island.
 
[signatures appear on next page]
 
 
 
 

 
 
IN WITNESS WHEREOF, each party hereto has executed this First Amendment, or caused it to be executed on its behalf by its duly authorized representative, on the date first above written.
 
LANDLORD :
 
ALCO CITYSIDE FEDERAL LLC, a Rhode Island limited liability company, by its manager, ALCO 85 MANAGER LLC, a Rhode Island limited liability company
       
       
   
By:
/s/ John R. Kovacs
     
John R. Kovacs
     
Vice President and Treasurer
       
       
TENANT :
 
UNITED NATURAL FOODS, INC., a Delaware corporation
     
     
   
By:
/s/ Mark Shamber
     
Mark Shamber
     
Chief Financial Officer
 

 
 

 
 
EXHIBIT C
 
Amendment to Exhibit C
 
Schedule of Landlord’s Work
 
The following plans and specifications, with the exceptions noted in Exhibit E-1 , shall constitute Landlord’s obligations for improvements under the Lease:
 
  ·
  Project Manual and Specifications, Volume 1 & 2 dated 2/10/09 prepared by DBWV Architects;
 
 
  ·
Construction Drawings for ALCO Building 51 & 52 for United Natural Foods, Inc. Tenant Fit Out dated 2/10/09 prepared by DBWV Architects, DBVW Addendum 1 dated March 5, 2009, AHA Addendum 1 dated 3.4.09; and
 
 
  ·
Sketch Drawings SK01 — SK11 dated 4/13/09 prepared by DBWV Architects.
 
Note that exceptions to the Landlord’s obligations included in Exhibit C are described in Exhibit E-1 , the Tenant Upgrade Change Order Memorandum.
 

 
 

 
 
EXHIBIT E-1
 
Tenant Upgrade Change Order Memorandum
 
This exhibit is based on the following information which will be updated by addenda and field revisions throughout the design and construction process:
 
  ·
Project Manual and Specifications, Volume 1 & 2 dated 2/10/09 prepared by DBWV Architects;
 
 
  ·
Construction Drawings for ALCO Building 51 & 52 for United Natural Foods, Inc. Tenant Fit Out dated 2/10/09 prepared by DBWV Architects, DBVW Addendum 1 dated March 5, 2009, AHA Addendum 1 dated 3.4.09; and
 
 
  ·
Sketch Drawings SK01 — SK11 dated 4/13/09 prepared by DBWV Architects.
 
TENANT UPGRADES:
 
Tenant Upgrades shall include, but not be limited to, the list of Tenant directed alterations below.  It is understood by both Tenant and Landlord that the Schedule of Deliveries attached as Exhibit F, which defines a target Rent Commencement Date of September 1, 2009, includes the completion of the Tenant Upgrades listed below.  Additional Tenant Change Order beyond the list below may be subject to the definition of Tenant Delay in Section 1.  Both Tenant and Landlord agree to make best efforts to expedite decision-making to support the delivery schedule.
 
It is further agreed by both Tenant and Landlord that the list below in its current form is an outline specification, and that the scope of Tenant Upgrades shall be approved or rejected by the Tenant on an item by item basis or in total as detailed specifications and full pricing is available.  While recognizing the need for efficient decision making, both Tenant and Landlord acknowledge the likelihood of a certain level of value engineering, particularly on design solutions that are solely for aesthetic purposes, such as the entry vestibule staircase.
 
Additional soft costs shall also be included from any tenant upgrade design work required during the design and construction phases, including but not limited to architectural, interior design, mechanical, electrical, plumbing and structural design and code enforcement.
 
Division
 
Tenant Upgrade
 
Div 3-300
 
 
 
Concrete - Cut and Patch at Training Kitchen
 
 
Div 3-300
 
 
 
Concrete - Cut and Patch for Conference Room (3)
 
 
Div 5-520
 
 
 
Handrails and Railing - Rework Steel Stairs
 
 
Div 6-220
 
 
 
Millwork - Display Board
 
 
Div 6-220
 
 
 
Millwork - Demo Table Cooktop
 
 
Div 6-220
 
 
 
Millwork - Solid Surfacing Countertops
 
 
Div 6-220
 
 
 
Millwork - Maple Veneer Cabinets Upgrade
 
 

 
 

 
 
 
Div 6-220
 
 
 
Millwork - Wood Bench
 
 
Div 6-220
 
 
 
Millwork - Built In Mail Cubbies
 
 
Div 6-220
 
 
 
Millwork - Wood Panels
 
 
Div 6-220
 
 
 
Millwork - Wood Base
 
 
Div 6-600
 
 
 
Plastic Fabrications - Acrylic Panels
 
 
Div 8-800
 
 
 
Glazing - Borrowed Light Glazing
 
 
Div 8-800
 
 
 
Glazing - Door Type A& C Glazing
 
 
Div 8-800
 
 
 
Glazing - Glass at open stair / guardrail
 
 
Div 8-800
 
 
 
Glazing - Vestibule at 52 1st Floor
 
 
Div 9-250
 
 
 
Gypsum Wallboard - Drywall Upgrades
 
 
Div 9-250
 
 
 
Gypsum Wallboard - Wood Blocking
 
 
Div 9-300
 
 
 
Tile - Ceramic Tile at 52 - 117 Waiting Area
 
 
Div 9-300
 
 
 
Tile - Ceramic Tile at Lobby
 
 
Div 9-300
 
 
 
Tile - Ceramic Tile at Stairs
 
 
Div 9-510
 
 
 
Acoustical Ceiling - Acoustical Ceiling
 
 
Div 9-510
 
 
 
Acoustical Ceiling - Lobby Acoustical Ceiling
 
 
Div 9-650
 
 
 
Resilient Flooring - Vinyl Flooring upgrade from standard VCT to Forbo sheet and tile flooring
 
 
Div 9-680
 
 
 
Carpeting — Upgrade to carpet tile at $28.75 + $6.75 installed
 
 
Div 9-900
 
 
 
Paint Complete - Paint Strip at Brick
 
 
Div 11-450
 
 
 
Residential Equipment - Appliances
 
 
Div 12-490
 
 
 
Window Treatments - Window Treatment at Skylights, mechanical blinds
 
 
Div 15-400
 
 
 
Plumbing Complete - Plumbing Upgrades (34 Fixtures to be reviewed against the work letter $4,000)
 
 
Div 15-400
 
 
 
Plumbing Complete - Pumps at Coffee Stations
 
 
Div 15-400
 
 
 
Plumbing Complete - Test Kitchen
 
 
Div 15-400
 
 
 
Plumbing Complete - Photo Shop
 
 
Div 15-700
 
 
 
HVAC - Split System units and ECUH
 
 
Div 16-050
 
 
 
Electrical Complete - Power and CATV in Board Room
 
 
Div 16-050
 
 
 
Electrical Complete - Relocate Conduit at Exterior Brick Walls (currently shown is drawings for aesthetic purposes)
 
 
Div 16-050
 
 
 
Electrical Complete - Electrical Upgrades re: plans vs. work letter for power, tel/data, in slab work, cable tray, door control boxes, mecho shade, PV elec requirements
 
 
Div 16-400
 
 
 
Low Voltage Distribution — Tel/Data Wiring
 
 
Div 17-800
 
 
 
Liability Insurance ($.0045/ $1.00) for Tenant Upgrades Change Order value
 
 
Div 17-999
 
 
 
Contingency / Escalation - General Conditions shall be limited to five (5%) of Hard Costs, and no Contingency shall be applied to Tenant Change Orders.
 
 
Div 18-100
 
 
 
Overhead & Profit (5%) shall be calculated against Hard Costs, and shall not includes Contingency, Payment and Performance Bonds, Insurance or Preconstruction Costs (no Preconstruction Costs are anticipated)
 
 
 
2

 
 

 
 
EXCLUSIONS:
 
All items agreed to be tenant upgrades shall be excluded from the Landlord’s responsibility from the plans and specifications.  In addition, in those instances where the Specifications contain sections that do not apply to this work, these sections are excluded.  Additional exclusions include but are not limited to the following:
 
Specifications
Section 01 91 00-10, 1.07 - Remove footnote 1 on IAQ - Commissioning
Section 033000-3, 1.5, H — Mockups remove exterior ramp and formed surface panels
Section 033000-5, 2.7, A — Slip Resistive Emery Aggregate Finish
Section 033000-12, 3.10 - Liquid Floor Treatments
Section 061000-5, 2.5 - Dimension Lumber Framing
Section 061000-6, 2.7, A,1/B, 1 - Subflooring and Underlayment Thickness shall be 3/8”
Section 061000-9, 3.4 - Wall and Partition Framing Installation
Section 061000-10, 3.5 - Floor Joist Framing Installation
Section 064000-4, 2.1,G - Engineered Quartz Countertop
Section 064000-4, 2.2, A - Grommets for Cable Passage
Section 064000-4, 2.2, C - Clothes Rods
Section 064000-4, 2.2, D - Keyboard Trays
Section 064000-7, 2.8 - Engineered Quartz Countertop
Section 26 00 00-24, 2.23 Telephone Data System — system design and installation by tenant
 
Additional Exclusions
Appliances
AV & sound equipment
Work station furniture
Legal fees specific to Tenant Upgrades
Data wiring & equipment
Overtime for subcontractors, as instructed by Tenant
FF & E
Design Fees
Code variance cost due to tenant upgrades
Modification to base building work for tenant upgrades
 
 
3

 
 

 
 
EXHIBIT F
 
Schedule of Deliveries
 
TRANSMITTED AS A SEPARATE ATTACHMENT
 
 
 
 
4
 

 
 

 

 
 
 
 

 
 
 
 
 

 
 
 
Exhibit 31.1
 
CERTIFICATION PURSUANT TO SECTION 302
OF THE SARBANES-OXLEY ACT OF 2002
 
I, Steven L. Spinner, certify that:
 
 
1.
I have reviewed this report on Form 10-Q of United Natural Foods, Inc.;
 
 
2.
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
 
 
3.
Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;
 
 
4.
The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
 
 
(a)
designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this quarterly report is being prepared;
 
 
(b)
designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
 
 
(c)
evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
 
 
(d)
disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and
 
 
5.
The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):
 
 
(a)
all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
 

 
 

 

 
(b)
any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.
 

 
 
  /s/ Steven L. Spinner
Steven L. Spinner
Chief Executive Officer
 
June 10, 2010
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
Note:
A signed original of this written statement has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.
 
  Exhibit 31.2
 
CERTIFICATION PURSUANT TO SECTION 302
OF THE SARBANES-OXLEY ACT OF 2002
 
I, Mark E. Shamber, certify that:
 
 
1.
I have reviewed this report on Form 10-Q of United Natural Foods, Inc.;
 
 
2.
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
 
 
3.
Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;
 
 
4.
The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
 
 
(a)
designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this quarterly report is being prepared;
 
 
(b)
designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
 
 
(c)
evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
 
 
(d)
disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and
 
 
5.
The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):
 
 
(a)
all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
 

 
 

 

 
(b)
any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.
 

 
 
  /s/ Mark E. Shamber    
Mark E. Shamber
Chief Financial Officer
 
June 10, 2010
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
Note:
A signed original of this written statement has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.
 
Exhibit 32.1
 
 
CERTIFICATION PURSUANT TO SECTION 906
OF THE SARBANES-OXLEY ACT OF 2002
 
The undersigned, in his capacity as the Chief Executive Officer of United Natural Foods, Inc., a Delaware corporation (the “Company”), hereby certifies that the Quarterly Report of the Company on Form 10-Q for the quarterly period ended May 1, 2010, fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934 and that the information contained in such Quarterly Report on Form 10-Q fairly presents in all material respects the financial condition and results of operations of the Company.
 

 
 
 /s/ Steven L. Spinner    
Steven L. Spinner
Chief Executive Officer
 
  June 10, 2010
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
Note:
A signed original of this written statement has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.
 
Exhibit 32.2
 
 
CERTIFICATION PURSUANT TO SECTION 906
OF THE SARBANES-OXLEY ACT OF 2002
 
The undersigned, in his capacity as the Chief Financial Officer of United Natural Foods, Inc., a Delaware corporation (the “Company”), hereby certifies that the Quarterly Report of the Company on Form 10-Q for the quarterly period ended May 1, 2010, fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934 and that the information contained in such Quarterly Report on Form 10-Q fairly presents in all material respects the financial condition and results of operations of the Company.
 

 
 
  /s/ Mark E. Shamber    
Mark E. Shamber
Chief Financial Officer
 
June 10, 2010
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
Note:
A signed original of this written statement has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.