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

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 OR 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): September 1, 2016

VALERO ENERGY PARTNERS LP
(Exact name of registrant as specified in its charter)

Delaware
 
1-36232
 
90-1006559
(State or other jurisdiction
of incorporation)
 
(Commission File Number)
 
(I.R.S. Employer
Identification No.)

One Valero Way
San Antonio, Texas
 
78249
(Address of principal executive offices)
 
(Zip Code)

Registrant’s telephone number, including area code: (210) 345-2000

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2):

o
 
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
 
 
o
 
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
 
 
o
 
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act
(17 CFR 240.14d-2(b))
 
 
 
o
 
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act
(17 CFR 240.13e-4(c))





Item 1.01 Entry into a Material Definitive Agreement.
Effective September 1, 2016 , Valero Energy Partners LP (the Partnership) entered into a contribution agreement (the Contribution Agreement) pursuant to which Valero Energy Corporation, through its wholly owned subsidiaries, Valero Terminaling and Distribution Company (VTDC) and Valero Energy Partners GP LLC (the General Partner) contributed to the Partnership (the Contribution) all of the outstanding membership interests of Valero Partners Meraux, LLC (Valero Meraux) and Valero Partners Three Rivers, LLC (Valero Three Rivers), in exchange for (i) a cash distribution of $276.0 million to VTDC, (ii) the issuance of 1,149,905  common units representing limited partner interests in the Partnership (Common Units) to VTDC and (iii) the issuance of 23,467  general partner units representing general partner interests in the Partnership (General Partner Units) to the General Partner. The cash distribution was funded with $66.0 million of cash on hand and $210.0 million of borrowings under the Partnership’s revolving credit facility.
The term “Valero,” when used in this report, may refer to Valero Energy Corporation, to one or more of its subsidiaries, or all of them taken as a whole (other than the Partnership or its subsidiaries or the General Partner) as the context requires.
Valero Meraux and Valero Three Rivers are engaged in the business of terminaling crude oil, intermediates, and refined petroleum products at terminals in Meraux, Louisiana and Three Rivers, Texas, as more fully described below:
Valero Meraux . Valero Meraux operates a crude oil, intermediates, and refined petroleum products terminal (the Meraux Terminal) that supports Valero’s Meraux Refinery located in Meraux, Louisiana. The terminal is located southeast of New Orleans along the Mississippi River and has storage tanks with 3.9 million barrels of storage capacity.
Valero Three Rivers . Valero Three Rivers operates a crude oil, intermediates, and refined petroleum products terminal (the Three Rivers Terminal) that supports Valero’s Three Rivers Refinery located in Three Rivers, Texas. The terminal is located in South Texas between Corpus Christi and San Antonio and has storage tanks with 2.3 million barrels of storage capacity.
Valero owns (i) the 2% general partner interest in the Partnership, (ii) all incentive distribution rights in the Partnership, and (iii) a 66.6% limited partner interest in the Partnership. Certain officers of Valero (including Joseph W. Gorder who is Valero’s Chairman of the Board, President and Chief Executive Officer) also serve as officers and/or directors of the Partnership and its subsidiaries. Additionally, the Partnership and Valero have certain commercial relationships as further described in the Partnership’s Annual Report on Form 10‑K for the year ended December 31, 2015, which descriptions are incorporated herein by reference.
The terms of the Contribution Agreement were determined pursuant to negotiations between the Partnership and the conflicts committee of the board of directors of the General Partner, which is composed solely of independent directors. The conflicts committee retained independent legal and financial advisors to assist in evaluating and negotiating the Contribution Agreement. The conflicts committee approved the Contribution Agreement and recommended approval of the Contribution Agreement to the General Partner’s board of directors, which then approved the Contribution Agreement.
Effective September 1, 2016 , the following documents were executed in connection with the Contribution Agreement.
Contribution Agreement
The Partnership entered into the Contribution Agreement with VTDC, which provides for, among other things, the contribution by VTDC and the General Partner of their interests in Valero Meraux and Valero Three Rivers, in exchange for (i) a cash distribution of $276.0 million to VTDC, (ii) the issuance of


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1,149,905  Common Units to VTDC and (iii) the issuance of 23,467  General Partner Units to the General Partner. The Contribution Agreement contains customary representations, warranties, covenants, and indemnities.
The foregoing description of the Contribution Agreement is not complete and is qualified in its entirety by reference to the full text of the Contribution Agreement, which is attached as Exhibit 10.01 to this Current Report on Form 8-K and incorporated herein by reference.
Amended and Restated Schedules to Omnibus Agreement
The Partnership entered into amended and restated schedules (the Amended Omnibus Schedules) to the Amended and Restated Omnibus Agreement, dated as of July 1, 2014 (the Omnibus Agreement), among Valero, the General Partner, the Partnership, and certain of their respective subsidiaries. The Amended Omnibus Schedules join each of Valero Meraux and Valero Three Rivers as a party to the Omnibus Agreement and include the following modifications, among others:
the indemnification obligations of Valero and the Partnership under the Omnibus Agreement were extended to apply to the Meraux Terminal and the Three Rivers Terminal in substantially the same manner as the assets acquired by the Partnership in its initial public offering;
the annual administrative fee payable by the Partnership was increased from $11.7 million per year to $12.5 million per year. The increase in the fee of $0.8 million will be prorated for the remainder of 2016 based on the number of days from September 1, 2016 to December 31, 2016; and
the grant to Valero of a right of first refusal with respect to the Meraux Terminal and the Three Rivers Terminal.
The Amended Omnibus Schedules are governed by the terms of the Omnibus Agreement, which is incorporated by reference to this Current Report on Form 8-K as Exhibit 10.02. The foregoing description of the Amended Omnibus Schedules is not complete and is qualified in its entirety by reference to the Amended Omnibus Schedules, which are filed as Exhibit 10.03 to this Current Report on Form 8-K and incorporated herein by reference.
Amended and Restated Exhibits to Services and Secondment Agreement
The General Partner entered into amended and restated exhibits (the Amended Services Exhibits) to the Amended and Restated Services and Secondment Agreement (the Services Agreement), dated as of March 1, 2015, with Valero. The Amended Services Exhibits provide for the additional secondment of employees to the General Partner for the provision of services with respect to the Meraux Terminal and the Three Rivers Terminal.
The Amended Services Exhibits are governed by the terms of the Services Agreement, which is incorporated by reference to this Current Report on Form 8-K as Exhibit 10.04. The forgoing description of the Amended Services Exhibits is not complete and is qualified in its entirety by reference to the Amended Services Exhibits, which are filed as Exhibit 10.05 to this Current Report on Form 8-K and incorporated herein by reference.
Terminal Services Schedules
The Partnership and Valero entered into commercial agreements with respect to the Meraux Terminal and the Three Rivers Terminal in the form of additional schedules (the Schedules) to the Master Terminal Services Agreement (together with the schedules thereto, the Terminal Services Agreement) entered into on December 16, 2013 in connection with the Partnership’s initial public offering. The Schedules provide for


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inflation escalators, have an initial term of 10 years, and provide Valero an option to renew for one additional five-year term. The Schedules are governed by the terms of the Master Terminal Services Agreement, which is incorporated by reference to this Current Report on Form 8-K as Exhibit 10.06. The description of the Master Terminal Services Agreement in the Partnership’s Current Report on Form 8-K dated December 16, 2013 is incorporated herein by reference.
Pursuant to the Schedules, the Partnership will charge Valero for terminaling services at the Meraux Terminal and the Three Rivers Terminal. With regards to the Meraux Terminal, Valero will pay a fee of $0.463 per barrel for throughput volumes up to 211,000 barrels per day and $0.05 per barrel for throughput volumes in excess of 211,000 barrels per day. With regards to the Three Rivers Terminal, Valero will pay a fee of $0.313 per barrel for throughput volumes up to 172,000 barrels per day and $0.05 per barrel for throughput volumes in excess of 172,000 barrels per day. Valero will be obligated to deliver for throughput a quarterly average of at least 165,000 barrels per day at the Meraux Terminal and at least 141,000 barrels per day at the Three Rivers Terminal.
The foregoing descriptions of the Schedules are not complete and are qualified in their entirety by reference to the Schedules, which are filed as Exhibits 10.07 and 10.08 to this Current Report on Form 8-K and incorporated herein by reference.
Lease and Access Agreements
Valero Meraux and Valero Three Rivers each entered into Lease and Access Agreements with Valero (the Lease and Access Agreements) pursuant to which Valero Meraux will lease the land on which the Meraux Terminal is located and Valero Three Rivers will lease the land on which the Three Rivers Terminal is located. The term of each Lease and Access Agreement is for 10 years with four automatic successive renewal periods of five years each. Each party may terminate by providing written notice within 180 days of such period. Initially, Valero Meraux will pay $536,004 per year as base rent and Valero Three Rivers will pay $435,000 per year as base rent, both subject to an annual inflation escalator. Valero Meraux and Valero Three Rivers will also pay customary expense reimbursement for taxes, utilities, and similar costs incurred by Valero related to the leased premises.
Each Lease and Access Agreement contains customary terms regarding the rights and obligations of the parties with respect to maintenance of the leased premises, alterations to the leased premises, and maintenance of certain types of insurance, as well as customary default, remedy, and indemnity provisions.
The foregoing descriptions of the Lease and Access Agreements are not complete and are qualified in their entirety by reference to the Lease and Access Agreements, which are filed as Exhibits 10.09 and 10.10 to this Current Report on Form 8-K and incorporated herein by reference.
Item 2.01 Completion of Acquisition or Disposition of Assets.
On September 1, 2016 , the Partnership completed the Contribution pursuant to the terms of the Contribution Agreement. The Partnership, the General Partner, and Valero have various relationships with one another. The information set forth in Item 1.01 regarding the Contribution Agreement and the relationships among the Partnership, the General Partner, and Valero is incorporated by reference into this Item 2.01.
Item 3.02 Unregistered Sales of Equity Securities.
The information set forth in Item 1.01 regarding the issuance of Common Units to VTDC and the issuance of General Partner Units to the General Partner in connection with the Contribution is incorporated into this Item 3.02 by reference. The issuance of the Common Units and General Partner Units was completed in reliance upon the exemption from the registration requirements of the Securities Act of 1933, as amended under Section 4(a)(2), as a transaction by an issuer not involving a public offering.


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Item 9.01 Financial Statements and Exhibits.
(a) Financial Statements of Businesses Acquired.
Audited historical combined financial statements of the Meraux and Three Rivers Terminal Services Business as of and for the year ended December 31, 2015, and unaudited historical combined financial statements as of June 30, 2016 and for the six months ended June 30, 2016 and 2015, together with the related notes to the combined financial statements, a copy of which is filed as Exhibit 99.1 hereto and incorporated herein by reference.
(b) Pro Forma Financial Information.
Unaudited pro forma consolidated financial statements of Valero Energy Partners LP as of and for the six months ended June 30, 2016 and for each of the years in the three-year period ended December 31, 2015, together with the related notes to the unaudited pro forma consolidated financial statements, a copy of which is filed as Exhibit 99.2 hereto and incorporated herein by reference.
(d) Exhibits.
Exhibit No.
 
Description
 
 
 
10.01
 
Contribution Agreement, dated September 1, 2016, by and between Valero Terminaling and Distribution Company and Valero Energy Partners LP.
10.02
 
Amended and Restated Omnibus Agreement, dated July 1, 2014, by and among the various parties thereto - incorporated by reference to Exhibit 10.2 to the Partnership’s Current Report on Form 8-K dated July 1, 2014, and filed July 1, 2014 (SEC File No. 1-36232).
10.03
 
Amendment and Restatement of Schedules to Amended and Restated Omnibus Agreement, dated September 1, 2016, by and among the various parties thereto.
10.04
 
Amended and Restated Services and Secondment Agreement, dated March 1, 2015, by and among Valero Services, Inc., Valero Refining Company-Tennessee, L.L.C., Valero Refining-Texas, L.P., and Valero Energy Partners GP LLC - incorporated by reference to Exhibit 10.04 to the Partnership’s Current Report on Form 8-K dated March 1, 2015, and filed March 5, 2015 (SEC File No. 1-36232).
10.05
 
Amendment and Restatement of Exhibits to Amended and Restated Services and Secondment Agreement, dated September 1, 2016, by and among Valero Services, Inc., Valero Refining Company-Tennessee, L.L.C., Valero Refining-Texas, L.P., and Valero Energy Partners GP LLC.
10.06
 
Master Terminal Services Agreement, dated December 16, 2013, by and between Valero Partners Operating Co. LLC and Valero Marketing and Supply Company - incorporated by reference to Exhibit 10.7 to the Partnership’s Current Report on Form 8-K dated December 16, 2013, and filed December 20, 2013 (SEC File No. 1-36232).
10.07
 
Terminal Services Schedule (Meraux Terminal), dated September 1, 2016, by and between Valero Partners Operating Co. LLC and Valero Marketing and Supply Company.
10.08
 
Terminal Services Schedule (Three Rivers Terminal), dated September 1, 2016, by and between Valero Partners Operating Co. LLC and Valero Marketing and Supply Company.
10.09
 
Lease and Access Agreement, dated September 1, 2016, between Valero Refining-Meraux LLC and Valero Partners Meraux, LLC.
10.10
 
Lease and Access Agreement, dated September 1, 2016, between Diamond Shamrock Refining Company, L.P. and Valero Partners Three Rivers, LLC.


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Exhibit No.
 
Description
23.1
 
Consent of KPMG LLP, independent registered public accounting firm.
99.1
 
Audited historical combined financial statements of the Meraux and Three Rivers Terminal Services Business as of and for the year ended December 31, 2015, and unaudited historical combined financial statements as of June 30, 2016 and for the six months ended June 30, 2016 and 2015, together with the related notes to the combined financial statements.
99.2
 
Unaudited pro forma consolidated financial statements of Valero Energy Partners LP as of and for the six months ended June 30, 2016 and for each of the years in the three-year period ended December 31, 2015, together with the related notes to the unaudited pro forma consolidated financial statements.



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SIGNATURE

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



 
 
VALERO ENERGY PARTNERS LP
 
 
                      (Registrant)
 
 
 
 
 
 
By:
Valero Energy Partners GP LLC,
 
 
 
its general partner
 
 
 
 
Date:
September 1, 2016
By:
/s/ Donna M. Titzman
 
 
 
Donna M. Titzman
 
 
 
Senior Vice President, Chief Financial Officer,
 
 
 
and Treasurer
 
 
 
(Principal Financial and Accounting Officer)



6
Exhibit 10.01

    











CONTRIBUTION AGREEMENT
by and between
VALERO TERMINALING AND DISTRIBUTION COMPANY,
and
VALERO ENERGY PARTNERS LP
September 1, 2016







TABLE OF CONTENTS

ARTICLE I DEFINED TERMS
1

1.1
Defined Terms
1

ARTICLE II TRANSACTIONS
7

2.1
Assignment
7

2.2
Consideration
8

2.3
Proration of Certain Taxes
8

2.4
Certain Adjustments
9

ARTICLE III CLOSING
9

3.1
Closing
9

3.2
Deliveries by VTDC
9

3.3
Deliveries by the Partnership
10

ARTICLE IV REPRESENTATIONS AND WARRANTIES OF VTDC
10

4.1
Organization; Ownership; Preemptive Rights
10

4.2
Authorization
12

4.3
No Conflicts or Violations; No Consents or Approvals Required
12

4.4
Absence of Litigation; Compliance with Law
12

4.5
Bankruptcy
13

4.6
Brokers and Finders
13

4.7
Tax Matters
13

4.8
Title to and Condition of Assets
14

4.9
Financial Matters
14

4.10
No Adverse Changes
14

4.11
Environmental Matters
14

4.12
Contracts
15

4.13
Employees
15

4.14
Investment Company Act
15

4.15
Acquisition as Investment
15

4.16
Conflicts Committee Matters
15

4.17
Opportunity for Independent Investigation
16

ARTICLE V REPRESENTATIONS AND WARRANTIES OF THE PARTNERSHIP 
16

5.1
Organization
16

5.2
Authorization
16

5.3
Validly Issued Units
17

5.4
No Conflicts or Violations; No Consents or Approvals Required
17

5.5
Absence of Litigation
17

5.6
Brokers and Finders
17

5.7
Opportunity for Independent Investigation
18

5.8
Acquisition as Investment
18

ARTICLE VI COVENANTS
18

6.1
Additional Agreements
18


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6.2
Further Assurances
18

6.3
Cooperation on Tax Matters
19

6.4
Cooperation for Litigation and Other Actions
19

6.5
Retention of and Access to Books and Records
19

6.6
Tanks Under Construction
20

6.7
NYSE
20

ARTICLE VII INDEMNIFICATION
20

7.1
Indemnification
20

7.2
Defense of Third-Party Claims
21

7.3
Direct Claims
22

7.4
Limitations
22

7.5
Remedies Under Ancillary Documents
22

7.6
Tax Related Adjustments and Tax Reporting of Transactions
23

7.7
Express Negligence Rule
23

ARTICLE VIII MISCELLANEOUS
23

8.1
WAIVERS AND DISCLAIMERS
23

8.2
Expenses
24

8.3
Notices
24

8.4
Severability
25

8.5
Governing Law
25

8.6
Confidentiality
25

8.7
Parties in Interest
26

8.8
Assignment of Agreement
27

8.9
Captions
27

8.10
Counterparts
27

8.11
Integration
27

8.12
Amendment; Waiver
27

ARTICLE IX INTERPRETATION
27

9.1
Interpretation
27

9.2
References, Gender, Number
28


Exhibits:

Exhibit A
Amended and Restated Omnibus Agreement Schedules
Exhibit B-1
Meraux Terminal Services Schedule
Exhibit B-2
Three Rivers Terminal Services Schedule
Exhibit C-1
Meraux Lease Agreement
Exhibit C-2
Three Rivers Lease Agreement
Exhibit D
Assignment Document
Exhibit E
Amended Services and Secondment Exhibits
Exhibit F-1
Meraux Assignment
Exhibit F-2
Three Rivers Assignment

ii



CONTRIBUTION AGREEMENT
THIS CONTRIBUTION AGREEMENT (this “ Agreement ”), is entered into on September 1, 2016, by and between Valero Terminaling and Distribution Company, a Delaware corporation (“ VTDC ”), and Valero Energy Partners LP, a Delaware limited partnership (the “ Partnership ”). The above-named entities are sometimes referred to in this Agreement each as a “ Party ” and collectively as the “ Parties .”
WHEREAS, VTDC owns (a) all of the issued and outstanding membership interests (the “ Meraux Interests ”) in Valero Partners Meraux, LLC, a Delaware limited liability company (“ Valero Meraux ”), which owns certain tankage and related assets located in Meraux, Louisiana and (b) all of the issued and outstanding membership interests (the “ Three Rivers Interests ” and, together with the Meraux Interests, the “ Subject Interests ”) in Valero Partners Three Rivers, LLC (“ Valero Three Rivers ” and, together with Valero Meraux, the “ Subject Entities ”), which owns certain tankage and related assets located in Three Rivers, Texas;
WHEREAS, (a) VTDC wishes to contribute (directly or indirectly) all of the Subject Interests to the Partnership and (b) subsequent thereto, the Partnership wishes to contribute the Subject Interests to Valero Partners Operating Co. LLC, a Delaware limited liability company and wholly owned subsidiary of the Partnership (“ Valero Operating ”); and
WHEREAS, the Parties wish to enter into, or cause to be entered into, amended and restated schedules (the “ Restated Schedules ”) to that certain Amended and Restated Omnibus Agreement, dated as of July 1, 2014, among Valero Energy Corporation, a Delaware corporation (“ Valero ”), the Partnership, Valero Energy Partners GP LLC, a Delaware limited liability company and general partner of the Partnership (the “ General Partner ”), and the various other parties thereto, as amended to date (the “ Omnibus Agreement ”).
NOW, THEREFORE, in consideration of the foregoing and the mutual covenants set forth herein and in the Omnibus Agreement, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties, intending to be legally bound, hereby agree as follows:
ARTICLE I
DEFINED TERMS
1.1     Defined Terms. Unless the context expressly requires otherwise, the respective terms defined in this Section 1.1 shall, when used in this Agreement, have the respective meanings herein specified, with each such definition to be equally applicable both to the singular and the plural forms of the term so defined.
Affiliate ” has the meaning set forth in the Partnership Agreement; provided that, for purposes of this Agreement, Valero and its subsidiaries (other than the General Partner and the Partnership and its subsidiaries), including VTDC, on the one hand, and the General Partner and the Partnership and its subsidiaries, on the other hand, shall not be considered Affiliates of each other.

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Agreement ” has the meaning set forth in the preamble.
Amended Services and Secondment Exhibits ” has the meaning set forth in Section 3.2(e) .
Ancillary Documents ” means, collectively, the Partnership Ancillary Documents and the VTDC Ancillary Documents.
Applicable Law ” means any applicable statute, law, regulation, ordinance, rule, judgment, rule of law, decree, Permit, requirement, or other governmental restriction or any similar form of decision of, or any provision or condition issued under any of the foregoing by, or any determination by any Governmental Authority having or asserting jurisdiction over the matter or matters in question, whether now or hereafter in effect and in each case as amended (including all of the terms and provisions of the common law of such Governmental Authority), as interpreted and enforced at the time in question, including Environmental Law.
Assignment Document ” has the meaning set forth in Section 3.2(d) .
Books and Records ” means all of the records and files primarily related to the Subject Entities or the ownership and operation of the assets owned by the Subject Entities as of the Closing Date, including the minutes books and other corporate records of the Subject Entities and any plans, drawings, instruction manuals, operating and technical data and records, whether computerized or hard copy, tax files, books, records, tax returns and tax work papers, supplier lists, surveys, engineering records, maintenance records and studies, environmental records, environmental reporting information, emission data, testing and sampling data and procedures, construction, inspection and operating records, and any and all information necessary to meet compliance obligations with respect to Applicable Law, in each case only to the extent primarily related to the Subject Entities or the assets owned by the Subject Entities and existing as of the Closing Date.
Business ” means the assets and operations that are owned by the Subject Entities as of immediately prior to the Effective Time, including the Meraux Terminal Assets and the Three Rivers Terminal Assets.
Business Day ” has the meaning set forth in the Omnibus Agreement.
Cash Distribution ” has the meaning set forth in Section 2.2(a) .
Claim ” means any existing or threatened future claim, demand, suit, action, investigation, proceeding, inquiry, condemnation, audit or cause of action of any kind or character (in each case, whether civil, criminal, investigative or administrative) before any court or other Governmental Authority or any arbitration proceeding, known or unknown, under any theory, including those based on theories of contract, tort, statutory liability, strict liability, employer liability, premises liability, products liability, breach of warranty or malpractice.
Closing ” has the meaning set forth in Section 3.1 .
Closing Date ” has the meaning set forth in Section 3.1 .

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Code ” means the Internal Revenue Code of 1986, as amended.
Common Units ” means common units representing limited partner interests in the Partnership.
Confidential Information ” means any proprietary or confidential information that is competitively sensitive material or otherwise of value to a Party or its Affiliates and not generally known to the public, including trade secrets, scientific or technical information, design, invention, process, procedure, formula, improvements, product planning information, marketing strategies, financial information, information regarding operations, consumer and/or customer relationships, consumer and/or customer identities and profiles, sales estimates, business plans, and internal performance results relating to the past, present or future business activities of a Party or its Affiliates and the consumers, customers, clients and suppliers of any of the foregoing. Confidential Information includes such information as may be contained in or embodied by documents, substances, engineering and laboratory notebooks, reports, data, specifications, computer source code and object code, flow charts, databases, drawings, pilot plants or demonstration or operating facilities, diagrams, specifications, bills of material, equipment, prototypes and models, and any other tangible manifestation (including data in computer or other digital format) of the foregoing; provided , however , that Confidential Information does not include information that a receiving Party can show (a) has been published or has otherwise become available to the general public as part of the public domain without breach of this Agreement; (b) has been furnished or made known to the receiving Party without any obligation to keep it confidential by a third party under circumstances which are not known to the receiving Party to involve a breach of the third party’s obligations to a Party; or (c) was developed independently of information furnished or made available to the receiving Party as contemplated under this Agreement. From and after the Closing Date, Confidential Information disclosed by VTDC to the Partnership that relates to the Subject Entities shall become, and be treated as, Confidential Information of the Partnership disclosed to VTDC.
Conflicts Committee ” has the meaning set forth in the Partnership Agreement.
Consents ” means all notices to, authorizations, consents, orders or approvals of, or registrations, declarations or filings with, or expiration of waiting periods imposed by, any Governmental Authority, and any notices to, consents or approvals of any other third party.
Contract ” means any written contract, agreement, indenture, instrument, note, bond, loan, lease, easement, mortgage, franchise, license agreement, purchase order, binding bid or offer, binding term sheet or letter of intent or memorandum, commitment, letter of credit or any other legally binding arrangement, including any amendments or modifications thereof and waivers relating thereto.
Effective Time ” has the meaning set forth in Section 3.1 .
Encumbrance ” means any mortgage, pledge, charge, hypothecation, easement, right of purchase, security interest, deed of trust, conditional sales agreement, encumbrance, interest, option, lien, right of first refusal, right of way, defect in title, encroachments or other restriction, whether

3


or not imposed by operation of Applicable Law, any voting trust or voting agreement, stockholder agreement or proxy.
Environmental Laws ” has the meaning set forth in the Omnibus Agreement.
Environmental Permit ” has the meaning set forth in the Omnibus Agreement.
Financial Statements ” has the meaning set forth in Section 4.9(a) .
Fundamental Representations ” has the meaning set forth in Section 7.4(a) .
GAAP ” means generally accepted accounting principles in the United States of America.
General Partner ” has the meaning set forth in the recitals.
Governmental Authority ” has the meaning set forth in the Omnibus Agreement.
Hazardous Substance ” has the meaning set forth in the Omnibus Agreement.
Indemnified Costs ” means the Partnership Indemnified Costs and the VTDC Indemnified Costs, as applicable.
Indemnified Party ” means the Partnership Indemnified Parties and the VTDC Indemnified Parties.
Indemnifying Party ” has the meaning set forth in Section 7.2 .
Lease Agreements ” has the meaning set forth in Section 3.2(c) .
Losses ” has the meaning set forth in the Omnibus Agreement.
Material Adverse Effect ” means, with respect to any Person, any material adverse change, circumstance, effect or condition in or relating to the assets, financial condition, results of operations, or business of such Person, or that materially impedes the ability of such Person to consummate the transactions contemplated hereby, other than any change, circumstance, effect or condition in the refining, pipeline transportation or terminaling industries generally (including any change in the prices of crude oil, natural gas, natural gas liquids, feedstocks or refined products or other hydrocarbon products, industry margins or any regulatory changes or changes in Applicable Law) or in United States or global economic conditions or financial markets in general. Any determination as to whether any change, circumstance, effect or condition has a Material Adverse Effect shall be made only after taking into account all effective insurance coverages and effective third-party indemnifications with respect to such change, circumstance, effect or condition.
Material Contracts ” has the meaning set forth in Section 4.12(a) .

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Meraux Assignment ” means that certain Bill of Sale and Assignment Agreement effective as of August 31, 2016, by and between Valero Refining-Meraux LLC and Valero Meraux attached hereto as Exhibit F-1 .
Meraux Interests ” has the meaning set forth in the recitals.
Meraux Terminal Assets ” means those crude oil, refined products and intermediates storage tanks and other “Transferred Interests,” each as more particularly described in the Meraux Assignment.
New General Partner Units ” has the meaning set forth in Section 2.2(a) .
Omnibus Agreement ” has the meaning set forth in the recitals.
Partnership ” has the meaning set forth in the preamble.
Partnership Agreement ” means the First Amended and Restated Agreement of Limited Partnership of the Partnership, dated as of December 16, 2013, as the same may be amended from time to time.
Partnership Ancillary Documents ” means each agreement, document, instrument or certificate to be delivered by the Partnership, or its Affiliates, at the Closing pursuant to Section 3.3 hereof and each other document or Contract entered into by the Partnership, or its Affiliates, contemplated by this Agreement.
Partnership Indemnified Costs ” means any and all Losses that any of the Partnership Indemnified Parties incurs and that arise out of or relate to any breach of a representation, warranty or covenant of VTDC hereunder. Notwithstanding anything in the foregoing to the contrary, Partnership Indemnified Costs shall exclude any and all Special Damages (other than those that are a result of (a) a third-party Claim for Special Damages or (b) the gross negligence or willful misconduct of VTDC).
Partnership Indemnified Parties ” means the Partnership and its Affiliates, including their respective officers, directors, partners, managers, employees, consultants and equity holders.
Party ” and “ Parties ” have the meanings set forth in the preamble.
Permits ” means permits, licenses, sublicenses, certificates, approvals, Consents, notices, waivers, variances, franchises, registrations, orders, filings, accreditations, or other similar authorizations, including pending applications or filings therefor and renewals thereof, required by any Applicable Law or Governmental Authority or granted by any Governmental Authority.
Permitted Encumbrances ” means with respect to a Person (a) Encumbrances for taxes, impositions, assessments, fees, rents or other governmental charges not yet due and payable or being diligently contested in good faith and which will be paid, if payable, by such Person; (b) Encumbrances of mechanics, laborers, suppliers, workers and materialmen incurred in the ordinary course of business for sums not yet due or being diligently contested in good faith and

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which will be paid, if payable, by such Person; (c) statutory and contractual Encumbrances incurred in the ordinary course of business securing rental, storage, throughput, handling or other fees, charges or obligations owing from time to time to landlords, warehousemen, common carriers and other third parties; (d) easements, restrictive covenants, reservations and exceptions to title, and any defects, imperfections or irregularities of title that do not and could not reasonably be expected to materially interfere with the use of such Person’s assets, as applicable, in a manner consistent with their use by such Person in the ordinary course of business on the day immediately prior to Closing; (e) terms of Contracts and Permits being assigned or transferred in connection with this Agreement or any Ancillary Document; and (f) the terms of the Partnership Ancillary Documents.
Person ” means an individual or a corporation, firm, limited liability company, partnership, joint venture, trust, unincorporated organization, association, Governmental Authority or other entity.
Receiving Party Personnel ” has the meaning set forth in Section 8.6(d) .
Restated Schedules ” has the meaning set forth in the recitals.
Right-of-Way Consents ” has the meaning set forth in the Omnibus Agreement.
Securities Act ” means the Securities Act of 1933, as amended.
Special Damages ” means any consequential, indirect, incidental, punitive, exemplary, special or similar damages or lost profits (including any diminution in nature of any investments) suffered directly or indirectly.
Subject Entities ” has the meaning set forth in the recitals.
Subject Interests ” has the meaning set forth in the recitals.
Terminal Services Schedules ” has the meaning set forth in Section 3.2(b) .
third-party action ” has the meaning set forth in Section 7.2 .
Three Rivers Assignment ” means that certain Bill of Sale and Assignment Agreement effective as of August 31, 2016, by and between Diamond Shamrock Refining Company, L.P. and Valero Three Rivers attached hereto as Exhibit F-2 .
Three Rivers Interests ” has the meaning set forth in the recitals.
Three Rivers Terminal Assets ” means those crude oil, refined products and intermediates storage tanks and other “Transferred Interests,” each as more particularly described in the Three Rivers Assignment.
Under Construction Tanks ” has the meaning set forth in Section 2.2(a) .
Unit Consideration ” has the meaning set forth in Section 2.2(a) .

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Valero ” has the meaning set forth in the recitals.
Valero Meraux ” has the meaning set forth in the recitals.
Valero Operating ” has the meaning set forth in the recitals.
Valero Three Rivers ” has the meaning set forth in the recitals.
VMSC ” means Valero Marketing and Supply Company, a Delaware corporation.
VRT ” means Valero Refining-Texas, L.P., a Texas limited partnership.
VTDC ” has the meaning set forth in the preamble.
VTDC Ancillary Documents ” means each agreement, document, instrument or certificate to be delivered by VTDC, or its Affiliates, at the Closing pursuant to Section 3.2 hereof and each other document or Contract entered into by VTDC, or its Affiliates, contemplated by this Agreement (including, for the sake of clarity, the Meraux Assignment and the Three Rivers Assignment).
VTDC Indemnified Costs ” means any and all Losses that any of the VTDC Indemnified Parties incurs and that arise out of or relate to any breach of a representation, warranty or covenant of the Partnership hereunder. Notwithstanding anything in the foregoing to the contrary, VTDC Indemnified Costs shall exclude any and all Special Damages (other than those that are a result of (a) a third-party Claim for Special Damages or (b) the gross negligence or willful misconduct of the Partnership).
VTDC Indemnified Parties ” means VTDC and its Affiliates, including Valero, and their respective officers, directors, partners, managers, employees, consultants and equity holders.
VTDC Tax Obligation ” has the meaning set forth in Section 2.3(c) .
ARTICLE II
TRANSACTIONS
2.1     Assignment . Subject to all of the terms and conditions of this Agreement and the Assignment Document:
(a)    VTDC hereby agrees to contribute, assign, transfer and convey (i) 2.0% of each of the issued and outstanding Subject Interests to the General Partner and (ii) 98.0% of each of the issued and outstanding Subject Interests to the Partnership; and
(b)    VTDC hereby agrees to cause the General Partner to contribute, assign, transfer and convey such 2.0% of each of the issued and outstanding Subject Interests to the Partnership;

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and the Partnership hereby agrees to accept from VTDC and the General Partner all of such Subject Interests, in each case free and clear of all Encumbrances, other than transfer restrictions under applicable federal and state securities laws.
2.2     Consideration .
(a)    In exchange for the contribution of the Subject Interests, the Partnership shall (i) (A) make a cash distribution to VTDC of $276,00,000 (the “ Cash Distribution ”) and (B) issue 1,149,905 Common Units to VTDC (the “ Unit Consideration ”) and (ii) issue 23,467 general partner units representing general partner interests in the Partnership (the “ New General Partner Units ”) to the General Partner.
(b)    The Cash Distribution shall be paid by wire transfer(s) of immediately available funds to the account(s) specified by VTDC, and the Unit Consideration shall be issued to VTDC in book-entry form, in each case within three (3) Business Days of Closing.
2.3     Proration of Certain Taxes .
(a)    On the Closing Date, or as promptly as practicable following the Closing Date, but in no event later than 120 calendar days thereafter, the real and personal property taxes with respect to the Subject Entities shall be prorated between the Partnership, on the one hand, and VTDC, on the other hand, effective as of the Effective Time, with VTDC being responsible for amounts related to the period prior to but excluding the Effective Time and the Partnership being responsible for amounts related to the period at and after the Effective Time. If the final property tax rate or final assessed value for the current tax year is not established by the Closing Date, the prorations shall be made on the basis of the rate or assessed value in effect for the preceding tax year and shall be adjusted when the exact amounts are determined. All such prorations shall be based upon the most recent available assessed value available prior to the Closing Date.
(b)    With respect to any tax return covering a taxable period ending on or before the Closing Date that is required to be filed after the Closing Date with respect to any Subject Entity that is not described in Section 2.3(a) , VTDC shall (i) cause such tax return to be prepared; (ii) cause to be included in such tax return all tax items required to be included therein; (iii) furnish a copy of such tax return to the Partnership; (iv) cause such tax return to be filed timely with the appropriate taxing authority; and (v) be responsible for the timely payment (and entitled to any refund) of all taxes due with respect to the period covered by such tax return.
(c)    With respect to any tax return covering a taxable period beginning on or before the Closing Date and ending after the Closing Date that is required to be filed after the Closing Date with respect to any Subject Entity, the Partnership shall (i) cause such tax return to be prepared; (ii) cause to be included in such tax return all tax items required to be included therein, shall furnish a copy of such tax return to VTDC; (iii) file timely such tax return with the appropriate taxing authority; and (iv) be responsible for the timely payment of all taxes due with respect to the period covered by such tax return. The Partnership shall determine the amount of tax due that is not described in Section 2.3(a) with respect to the portion of the period ending on the Closing Date based on a closing of the books method with respect to the applicable Subject Entity (the “ VTDC Tax

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Obligation ”), and shall notify VTDC of its determination of the VTDC Tax Obligation. VTDC shall pay to the Partnership an amount equal to the VTDC Tax Obligation not later than five (5) days after the filing of such tax return. Any refund attributable to tax returns filed pursuant to this Section 2.3(c) shall be apportioned between the Partnership and VTDC in a manner consistent with calculation of the VTDC Tax Obligation.
(d)    If the Partnership, on the one hand, or VTDC, on the other hand, pays any tax agreed to be borne by the other Party hereunder, such other Party shall promptly reimburse the paying Party for the amounts so paid. If either Party receives any tax refund or credit applicable to a tax paid by the other Party hereunder, the receiving Party shall promptly pay such amounts to the Party entitled thereto.
2.4     Certain Adjustments . On the Closing Date, or as promptly as practicable following the Closing Date, but in no event later than 60 calendar days thereafter, the following items shall be prorated between the Partnership, on the one hand, and VTDC, on the other hand, effective as of the Effective Time, with VTDC being responsible for amounts that relate to the period prior to but excluding the Effective Time, and the Partnership being responsible for amounts that relate to the period at and after the Effective Time: (a) rents and other amounts payable under any Contracts to which the Subject Entities are a party or which are otherwise being assigned to the Partnership or its Affiliates by VTDC in connection herewith; (b) fees and charges paid or payable to any Governmental Authority exclusively with respect to any Subject Entity or its assets or operations (including under any Permits assigned to the Partnership or its Affiliates hereunder); and (c) charges for water, sewer, telephone, electricity, natural gas and other utilities serving any assets or operations of the Subject Entities. If any such amounts are not known at Closing, then such proration shall be made based on VTDC’s good faith estimate, with a true-up payment to be made from VTDC to the Partnership, or vice-versa, as promptly as practicable after exact amounts are determined.
ARTICLE III
CLOSING
3.1     Closing . The closing of the transactions contemplated hereby (the “ Closing ”) shall take place on September 1, 2016 (the “ Closing Date ”), and the Closing is deemed to be effective as of 12:01 a.m., San Antonio, Texas time, on the Closing Date (the “ Effective Time ”).
3.2     Deliveries by VTDC . At the Closing, VTDC shall deliver, or cause to be delivered, to the Partnership the following:
(a)    counterparts of the Restated Schedules substantially in the form attached hereto as Exhibit A , duly executed by Valero and each applicable subsidiary of Valero (excluding the General Partner and the Partnership and its subsidiaries);
(b)    counterparts of the terminal services schedules substantially in the form attached hereto as Exhibit B-1 and Exhibit B-2 (the “ Terminal Services Schedules ”), each duly executed by VMSC;

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(c)    counterparts of the lease agreements substantially in the forms attached hereto as Exhibit C-1 and Exhibit C-2 (the “ Lease Agreements ”), each duly executed by VTDC or the Affiliates of VTDC that are parties thereto;
(d)    a counterpart of the Assignment of Membership Interests, substantially in the form attached hereto as Exhibit D (the “ Assignment Document ”), duly executed by VTDC and the General Partner;
(e)    counterparts of the Amendment and Restatement of Exhibits to Amended and Restated Services and Secondment Agreement substantially in the form attached hereto as Exhibit E (the “ Amended Services and Secondment Exhibits ”), duly executed by Valero Services, Inc., Valero Refining Company-Tennessee, L.L.C. and VRT; and
(f)    an executed statement described in Treasury Regulation § 1.1445-2(b)(2) certifying that VTDC is not a foreign person within the meaning of the Code and the Treasury Regulations promulgated thereunder.
3.3     Deliveries by the Partnership . At the Closing, the Partnership shall deliver, or cause to be delivered, to VTDC the following:
(a)    counterparts of the Restated Schedules, duly executed by the General Partner, the Partnership and its applicable subsidiaries;
(b)    counterparts of the Terminal Services Schedules, each duly executed by Valero Operating;
(c)    counterparts of the Lease Agreements, each duly executed by the Partnership or the Affiliates of the Partnership that are parties thereto;
(d)    a counterpart of the Assignment Document, duly executed by the Partnership; and
(e)    a counterpart of the Amended Services and Secondment Exhibits, duly executed by the General Partner.
ARTICLE IV
REPRESENTATIONS AND WARRANTIES OF VTDC
VTDC hereby represents and warrants to the Partnership that, as of the date of this Agreement:
4.1     Organization; Ownership; Preemptive Rights .
(a)    VTDC is a corporation duly incorporated and validly existing, under the Applicable Laws of the State of Delaware. VTDC has full corporate power and authority to carry on its business and to own and use the assets owned or operated by it and is in good standing under the Applicable Laws of each jurisdiction where such qualification is required, except where the lack

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of such qualification, individually or in the aggregate, would not have a Material Adverse Effect with respect to VTDC, the Business or the Subject Entities, taken as a whole.
(b)    Valero Meraux is a limited liability company duly formed and validly existing under the Applicable Laws of the State of Delaware. Valero Meraux has full limited liability company power and authority to carry on its business and to own and use the assets owned or operated by it and is in good standing under the Applicable Laws of each jurisdiction where such qualification is required, except where the lack of such qualification, individually or in the aggregate, would not have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole. Valero Meraux does not own or hold an ownership interest in any other entities. VTDC has heretofore delivered to the Partnership true, complete and correct copies of the certificate of formation and limited liability company agreement of Valero Meraux, and no breach or violation thereof has occurred and is continuing.
(c)    Valero Three Rivers is a limited liability company duly formed and validly existing under the Applicable Laws of the State of Delaware. Valero Three Rivers has full limited liability company power and authority to carry on its business and to own and use the assets owned or operated by it and is in good standing under the Applicable Laws of each jurisdiction where such qualification is required, except where the lack of such qualification, individually or in the aggregate, would not have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole. Valero Three Rivers does not own or hold an ownership interest in any other entities. VTDC has heretofore delivered to the Partnership true, complete and correct copies of the certificate of formation and limited liability company agreement of Valero Three Rivers, and no breach or violation thereof has occurred and is continuing.
(d)    The Meraux Interests have been duly authorized and validly issued in accordance with the limited liability company agreement of Valero Meraux, and are fully paid (to the extent required under the limited liability company agreement of Valero Meraux) and nonassessable (except as such nonassessability may be affected by matters described in Sections 18-607 and 18-804 of the Delaware Limited Liability Company Act). VTDC owns the Meraux Interests free and clear of all Encumbrances, other than transfer restrictions under applicable federal and state securities laws. There is no other membership or equity interest (or any interest convertible into or exchangeable or exercisable for any membership or equity interest) in Valero Meraux that is outstanding.
(e)    The Three Rivers Interests have been duly authorized and validly issued in accordance with the limited liability company agreement of Valero Three Rivers, and are fully paid (to the extent required under the limited liability company agreement of Valero Three Rivers) and nonassessable (except as such nonassessability may be affected by matters described in Sections 18-607 and 18-804 of the Delaware Limited Liability Company Act). VTDC owns the Three Rivers Interests free and clear of all Encumbrances, other than transfer restrictions under applicable federal and state securities laws. There is no other membership or equity interest (or any interest convertible into or exchangeable or exercisable for any membership or equity interest) in Valero Three Rivers that is outstanding.

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(f)    No Person (other than the Partnership and its subsidiaries) has any statutory or contractual preemptive or other right of any kind (including any right of first offer or refusal) to acquire any securities of the Subject Entities.
4.2     Authorization . VTDC and each of its Affiliates party to a VTDC Ancillary Document has full corporate, limited partnership or limited liability company power and authority, as the case may be, to execute, deliver, and perform this Agreement and any VTDC Ancillary Documents to which it is a party. The execution, delivery and performance of this Agreement by VTDC and of the VTDC Ancillary Documents by each of VTDC and its Affiliates party thereto and the consummation by VTDC and its Affiliates of the transactions contemplated hereby and thereby, have been duly authorized by all necessary corporate, limited partnership or limited liability company action, as the case may be. This Agreement has been duly executed and delivered by VTDC and constitutes, and each VTDC Ancillary Document executed or to be executed by VTDC or any Affiliate thereof party thereto has been, or when executed will be, duly executed and delivered by VTDC or such Affiliate thereof party thereto and constitutes, or when executed and delivered will constitute, a valid and legally binding obligation of each such party thereto, enforceable against each such party thereto in accordance with their terms, except to the extent that such enforceability may be limited by (a) applicable bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance or other similar Applicable Laws affecting creditors’ rights and remedies generally and (b) equitable principles which may limit the availability of certain equitable remedies (such as specific performance) in certain instances.
4.3     No Conflicts or Violations; No Consents or Approvals Required . Except with respect to Right-of-Way Consents, the execution, delivery and performance of this Agreement and each VTDC Ancillary Document by VTDC and its Affiliates party thereto does not, and the consummation of the transactions contemplated hereby and thereby will not, (a) violate, conflict with, or result in any breach of any provision of the certificates of incorporation or bylaws or similar governing documents of VTDC or such Affiliates; (b) violate in any material respect any Applicable Law to which VTDC or such Affiliates is subject or to which any of their respective assets are subject; or (c) result in a breach of, constitute a default under, result in the acceleration of, result in the loss of a material benefit under, create in any party the right to accelerate, terminate, modify, or cancel, or require any notice or trigger any rights to payment or other compensation under (in each case, with or without notice or lapse of time or both) any Contract to which VTDC or the Subject Entities is a party or by which any such entity is bound, or that could prevent or materially delay the consummation of the transactions contemplated by this Agreement. Except with respect to Right-of-Way Consents and Environmental Permits, no Consent of any Governmental Authority or third party is required in connection with the execution, delivery and performance of this Agreement or any VTDC Ancillary Document by VTDC and its Affiliates party thereto or the consummation of the transactions contemplated hereby or thereby.
4.4     Absence of Litigation; Compliance with Law . Except with respect to any Claims under any Environmental Laws which are addressed exclusively in Section 4.11 , there is no Claim pending or, to the knowledge of VTDC, threatened against VTDC, the Subject Entities or any of their Affiliates or relating to any of their respective assets which, if adversely determined, would, individually or in the aggregate, have a Material Adverse Effect with respect to the Business or the

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Subject Entities, taken as a whole. To the knowledge of VTDC, the operations and business of each of the Subject Entities have been conducted by the Subject Entities in substantial compliance with all Applicable Laws except (a) as would not, individually or in the aggregate, have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole, and (b) with respect to Environmental Laws, which are addressed exclusively in Section 4.11 .
4.5     Bankruptcy . There are no bankruptcy, reorganization or rearrangement proceedings under any bankruptcy, insolvency, reorganization, moratorium or other similar Applicable Laws with respect to creditors pending against, being contemplated by, or, to the knowledge of VTDC, threatened, against VTDC or the Subject Entities.
4.6     Brokers and Finders . No investment banker, broker, finder, financial advisor or other intermediary has been (directly or indirectly) retained by or is authorized to act on behalf of VTDC or its Affiliates who is entitled to receive from the Partnership any fee or commission in connection with the transactions contemplated by this Agreement.
4.7     Tax Matters .
(a)    Except as would not result in a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole, (i) all tax returns required to be filed by or with respect to the Subject Entities and their respective assets and operations have been duly filed on a timely basis (taking into account all extensions of due dates) and such tax returns are true, correct and complete; (ii) all taxes owed by the Subject Entities or with respect to their respective assets and operations which are or have become due have been timely paid in full; (iii) there are no Encumbrances for taxes on any of the assets of the Subject Entities, other than those not yet due and payable and which will, if payable, be paid by VTDC; (iv) there is not in force any extension of time with respect to the due date for the filing of any tax return of or with respect to the Subject Entities nor is there any outstanding agreement or waiver by or with respect to the Subject Entities extending the period for assessment or collection of any tax; and (v) there is no pending or, to the knowledge of VTDC, threatened action, audit, required for ruling, proceeding or investigation for assessment or collection of tax and no tax assessment, deficiency or adjustment has been asserted or proposed in writing with respect to the Subject Entities or their respective assets that has not been resolved.
(b)    Neither of the Subject Entities is a party to any tax allocation or tax sharing agreement that will be binding on such entity after Closing.
(c)    Immediately prior to Closing, the Subject Entities will be partnerships or disregarded entities for federal income tax purposes.

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4.8     Title to and Condition of Assets .
(a)    The Subject Entities have good and valid title to their respective assets (including those comprising the Business), free and clear of all Encumbrances other than Permitted Encumbrances. The assets of the Subject Entities, when considered together with the services to be provided pursuant to the Ancillary Documents, are sufficient to conduct the operations and business historically conducted by Valero and its Affiliates with respect to the Business.
(b)    Except as would not, individually or in the aggregate, have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole, to the knowledge of VTDC, the assets owned or operated by the Subject Entities are, in the aggregate, in good operating condition and repair (normal wear and tear excepted), free from any material defects (other than Permitted Encumbrances) and suitable for the purposes for which they are currently used.
4.9     Financial Matters .
(a)    VTDC has made available to the Partnership true, complete and correct copies of the audited annual combined balance sheet of the Business as of December 31, 2015 and the related audited combined statement of income for the year then ended and the unaudited combined balance sheet of the Business as of June 30, 2016, and the related unaudited combined statement of income for the six months then ended (collectively, the “ Financial Statements ”). Except as noted in the Financial Statements (including any notes thereto), the Financial Statements have been prepared in accordance with GAAP applied on a consistent basis throughout the periods covered thereby and present fairly the financial condition of the Business as of such dates and the results of operations of the Business for such periods (other than for changes in accounting principles disclosed therein and, with respect to the unaudited financial statements, for normal and recurring year-end adjustments and the absence of general and administrative expense allocations and financial footnotes).
(b)    There are no liabilities or obligations of the Subject Entities (whether accrued, absolute, contingent or otherwise) and there are no facts or circumstances that would result in any such liabilities or obligations, other than (i) liabilities or obligations reflected or reserved against in the Financial Statements; (ii) liabilities or obligations incurred in the ordinary course of business consistent with past practices since June 30, 2016; (iii) liabilities or obligations arising under executory Contracts entered into in the ordinary course of business consistent with past practices; (iv) liabilities not required to be presented by GAAP in unaudited financial statements; (v) liabilities or obligations under this Agreement; and (vi) other liabilities or obligations which, in the aggregate, would not have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole.
4.10     No Adverse Changes . Since June 30, 2016, except as disclosed in Valero’s public filings with the Securities and Exchange Commission, there has not been any Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole.
4.11     Environmental Matters . Except as do not (individually or in the aggregate) have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole, the

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Business and the Subject Entities (a) are in substantial compliance with all applicable Environmental Laws and Environmental Permits; (b) are not the subject of any outstanding administrative or judicial order, judgment, agreement or arbitration award from any Governmental Authority under any Environmental Law relating to the Subject Entities or their assets and requiring remediation or the payment of a fine or penalty; (c) have all Environmental Permits needed to operate the assets of the Subject Entities as they have been operated immediately prior to Closing; and (d) are not subject to any pending Claims under any Environmental Laws with respect to which VTDC or the Subject Entities have been notified in writing by or on behalf of a plaintiff or claimant.
4.12     Contracts .
(a)    VTDC has made available to the Partnership a correct and complete copy of (i) each Contract (other than any Contract granting any Permits, servitudes, easements or rights-of-way) materially affecting the Subject Entities and their assets, the loss of which could have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole and (ii) each other Contract to which VTDC or any Subject Entity is a party that provides for revenues to or commitments of a Subject Entity or with respect to its assets in an amount greater than $100,000 during a calendar year. The contracts described in clauses (i)  and (ii)  are referred to herein as the “ Material Contracts .”
(b)    Each Material Contract is in full force and effect, and none of VTDC, the Subject Entities or, to the knowledge of VTDC, any other party, is in breach or default thereunder and no event has occurred that upon receipt of notice or lapse of time or both would constitute any breach or default thereunder, except for such breaches or defaults as would not, individually or in the aggregate, have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole.
4.13     Employees . The Subject Entities have no employees.
4.14     Investment Company Act . None of VTDC or the Subject Entities is subject to regulation under the Investment Company Act of 1940, as amended.
4.15     Acquisition as Investment . VTDC is acquiring the Unit Consideration for its own account as an investment without the present intent to sell or offer the same to any other Person or effect a distribution of the Unit Consideration. VTDC acknowledges that the Unit Consideration has not been registered pursuant to the Securities Act or any state securities laws, and that none of the Unit Consideration may be transferred except pursuant to registration or an applicable exemption thereunder. VTDC is an “accredited investor” as defined under Rule 501 promulgated under the Securities Act.
4.16     Conflicts Committee Matters .
(a)    No representation or warranty or other statement made by VTDC in this Agreement, the VTDC Ancillary Documents, the certificates delivered pursuant to this Agreement or otherwise in connection with the transactions contemplated by this Agreement contains any

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untrue statement of material fact or omits to state a material fact necessary to make the statements in this Agreement or therein, in light of the circumstances in which they were made, not misleading.
(b)    VTDC has not intentionally withheld disclosure from the Conflicts Committee or its advisors of any fact that would, individually or in the aggregate, have a Material Adverse Effect with respect to the Business or the Subject Entities, taken as a whole.
(c)    The projections and budgets provided in writing to the Conflicts Committee (including those provided to any financial advisor to the Conflicts Committee) as part of the Conflicts Committee’s review in connection with this Agreement have a reasonable basis and are consistent with VTDC’s management’s current expectations with respect to the Business and the Subject Entities. All other financial and operational information provided in writing to the Conflicts Committee (including to any financial advisor to the Conflicts Committee) as part of its review of the proposed transaction is derived from and is consistent with VTDC’s, and the Subject Entities’ books and records, as applicable.
4.17     Opportunity for Independent Investigation . VTDC, together with its Affiliates, has such knowledge and experience in financial and business matters that it is capable of evaluating the merits and risks of the transactions contemplated herein and in the Ancillary Documents. VTDC has conducted its own independent review and analysis of the Partnership and the Unit Consideration, including with respect to the Partnership’s liabilities, results of operations, financial condition and prospects, and acknowledges that it has been provided access to personnel, properties, premises and records of the Partnership. In entering into this Agreement, VTDC has relied solely upon the representations, warranties and covenants contained herein and in the Ancillary Documents and upon its own investigation and analysis of the Partnership (such investigation and analysis having been performed by VTDC).
ARTICLE V
REPRESENTATIONS AND WARRANTIES OF THE PARTNERSHIP
The Partnership hereby represents and warrants to VTDC that, as of the date of this Agreement:
5.1     Organization . The Partnership is a limited partnership, duly formed and validly existing and in good standing under the Applicable Laws of the State of Delaware.
5.2     Authorization . The Partnership and each Affiliate thereof party to a Partnership Ancillary Document has full limited partnership or limited liability company power and authority to execute, deliver, and perform this Agreement and any Partnership Ancillary Documents to which it is a party. The execution, delivery, and performance by the Partnership of this Agreement and by the Partnership and each Affiliate thereof party to a Partnership Ancillary Document of the Partnership Ancillary Documents to which it is a party and the consummation by the Partnership of the transactions contemplated hereby and thereby, have been duly authorized by all necessary limited partnership or limited liability company action as the case may be. This Agreement has been duly executed and delivered by the Partnership and constitutes, and each Partnership Ancillary Document executed or to be executed by the Partnership (or Affiliate thereof party thereto) has

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been, or when executed will be, duly executed and delivered by the Partnership (or Affiliate thereof party thereto) and constitutes, or when executed and delivered will constitute, a valid and legally binding obligation of the Partnership (or Affiliate thereof party thereto), enforceable against such party in accordance with their terms, except to the extent that such enforceability may be limited by (a) applicable bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance or other similar Applicable Laws affecting creditors’ rights and remedies generally and (b) equitable principles which may limit the availability of certain equitable remedies (such as specific performance) in certain instances.
5.3     Validly Issued Units . Upon issuance in connection with the Closing, the Unit Consideration and the New General Partner Units will be validly issued, fully paid (to the extent required under the Partnership Agreement) and nonassessable (except as such nonassessability may be affected by Sections 17-303, 17-607 and 17-804 of the Delaware Revised Limited Partnership Act) and free of any preemptive or similar rights.
5.4     No Conflicts or Violations; No Consents or Approvals Required . The execution, delivery and performance by the Partnership of this Agreement and by the Partnership and each Affiliate thereof party to a Partnership Ancillary Document of the Partnership Ancillary Documents to which it is a party does not, and the consummation of the transactions contemplated hereby and thereby will not, (a) violate, conflict with, or result in any breach of any provision of the certificate of limited partnership or the agreement of the limited partnership or other similar governing documents of the Partnership or such Affiliates; (b) violate in any material respect any Applicable Law to which the Partnership or such Affiliates is subject; or (c) result in a breach of, constitute a default under, result in the acceleration of, create in any party the right to accelerate, terminate, modify, or cancel, or require any notice or trigger any rights to payment or other compensation under any Contract to which the Partnership is a party or by which the Partnership is bound that could prevent or materially delay the consummation of the transactions contemplated by this Agreement. Except with respect to Right-of-Way Consents and Environmental Permits, no Consent of any Governmental Authority is required in connection with the execution, delivery and performance by the Partnership of this Agreement and by the Partnership and each Affiliate thereof party to a Partnership Ancillary Document of the Partnership Ancillary Documents to which it is a party or the consummation of the transactions contemplated hereby or thereby.
5.5     Absence of Litigation . There is no Claim pending or, to the knowledge of the Partnership, threatened against the Partnership or its Affiliates relating to the transactions contemplated by this Agreement or the Ancillary Documents or which, if adversely determined, would reasonably be expected to materially impair the ability of the Partnership to perform its obligations and agreements under this Agreement or the Partnership Ancillary Documents to which it is a party and to consummate the transactions contemplated hereby and thereby.
5.6     Brokers and Finders . No investment banker, broker, finder, financial advisor or other intermediary has been (directly or indirectly) retained by or is authorized to act on behalf of the Partnership or its Affiliates who is entitled to receive from VTDC any fee or commission in connection with the transactions contemplated by this Agreement.

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5.7     Opportunity for Independent Investigation . The Partnership, together with its Affiliates, has such knowledge and experience in financial and business matters that it is capable of evaluating the merits and risks of the transactions contemplated herein and in the Ancillary Documents. The Partnership has conducted its own independent review and analysis of the Subject Entities, including with respect to their liabilities, results of operations, financial condition and prospects, and acknowledges that the Partnership has been provided access to personnel, properties, premises and records of VTDC and the Subject Entities for such purpose. In entering into this Agreement, the Partnership has relied solely upon the representations, warranties and covenants contained herein and in the Ancillary Documents and upon its own investigation and analysis of the Subject Entities (such investigation and analysis having been performed by the Partnership).
5.8     Acquisition as Investment . The Partnership is acquiring the Subject Interests for its own account as an investment without the present intent to sell or offer the same to any other Person or effect a distribution of the Subject Interests, other than the conveyance of the Subject Interests to Valero Operating. The Partnership acknowledges that the Subject Interests are not registered pursuant to the Securities Act or any state securities laws, and that none of the Subject Interests may be transferred except pursuant to registration or an applicable exemption thereunder. The Partnership is an “accredited investor” as defined under Rule 501 promulgated under the Securities Act.
ARTICLE VI
COVENANTS
6.1     Additional Agreements . Subject to the terms and conditions of this Agreement, the Ancillary Documents and the Omnibus Agreement, each of the Parties shall use its commercially reasonable efforts to do, or cause to be taken all action and to do, or cause to be done, all things necessary, proper or advisable under Applicable Laws to consummate and make effective the transactions contemplated by this Agreement. If at any time after the Closing Date any further action is necessary or desirable to carry out the purposes of this Agreement, the Parties and their duly authorized representatives shall use commercially reasonable efforts to promptly take all such action.
6.2     Further Assurances . After the Closing, each Party shall use its commercially reasonable efforts to take such further actions, including obtaining or transferring to the other Party all necessary Permits, Consents, orders and Contracts, and executing and causing its Affiliates to execute such further documents, as may be necessary or reasonably requested by the other Party in order to effectuate the intent of this Agreement and the Ancillary Documents and to provide such other Party with the intended benefits of this Agreement and the Ancillary Documents. Without limiting the generality of the foregoing, the Parties acknowledge that the Parties have used their good faith efforts to identify all of the assets and operations to be assigned, transferred, contributed and conveyed to the Partnership in connection with this Agreement. However, due to the age of some of the assets or operations and the difficulties in locating appropriate data with respect to some of the assets included in these operations, it is possible that some of the assets intended to be assigned, transferred, contributed or conveyed ultimately to the Partnership were not identified and therefore are not assigned, transferred, contributed or conveyed (directly or indirectly) to the Partnership as of the Effective Time. To the extent that any assets were not identified but form an integral part of

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the assets and operations of the Subject Entities and are not needed for the conduct of any of the businesses conducted by Valero and its Affiliates, then the intent of the Parties is that all such unidentified assets are intended to be assigned, transferred, contributed and conveyed to the Partnership pursuant to this Agreement. To the extent any such assets are identified at a later date, the Parties shall take all appropriate action required in order to assign, transfer, contribute or convey such assets to the Partnership. Likewise, to the extent that any assets or operations that are indirectly assigned, transferred, contributed or conveyed to the Partnership hereunder are later identified by the Parties as assets and operations that the Parties did not intend to assign, transfer, contribute or convey to the Partnership, the Parties shall take all appropriate action required to assign, transfer, contribute or convey such assets and operations to VTDC.
6.3     Cooperation on Tax Matters . Following the Closing Date, the Parties shall cooperate fully with each other and shall make available to the other, as reasonably requested and at the expense of the requesting Party, and to any Governmental Authority responsible for the administration of any tax, all information, records or documents relating to tax liabilities or potential tax liabilities of the Subject Entities for all periods at or prior to the Effective Time and any information which may be relevant to determining the amount payable hereunder, and shall preserve all such information, records and documents at least until the expiration of any applicable statute of limitations or extensions thereof.
6.4     Cooperation for Litigation and Other Actions . Each Party shall cooperate reasonably with each other Party, at the requesting Party’s expense (but including only out-of-pocket expenses to unaffiliated third parties, photocopying and delivery costs and not the costs incurred by either Party for the wages or other benefits paid to its officers, directors or employees), in furnishing reasonably available information, testimony and other assistance in connection with any Claims or other disputes involving any of the Parties hereto (other than in connection with disputes between the Parties).
6.5     Retention of and Access to Books and Records .
(a)    As promptly as practicable and in any event before 90 days after the Closing Date, VTDC will deliver or cause to be delivered to the Partnership, the Books and Records that are in the possession or control of VTDC or its Affiliates.
(b)    The Partnership agrees to afford VTDC and its Affiliates and their respective accountants, counsel and other designated individuals, during normal business hours, upon reasonable request, at a mutually agreeable time, full access to and the right to make copies of the Books and Records at no cost to VTDC or its Affiliates (other than for reasonable out-of-pocket expenses); provided that such access will not be construed to require the disclosure of Books and Records that would cause the waiver of any attorney-client, work product or like privilege; provided, further , that in the event of any litigation, nothing herein shall limit either Party’s rights of discovery under Applicable Law. Without limiting the generality of the preceding sentences, the Partnership agrees to provide VTDC and its Affiliates reasonable access to and the right to make copies of the Books and Records after the Closing for the purposes of assisting VTDC and its Affiliates (i) in complying with VTDC’s obligations under this Agreement and any Ancillary Document; (ii) in adjusting, prorating and settling the charges and credits provided for under this Agreement and any

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Ancillary Document; (iii) in preparing tax returns; (iv) in responding to or disputing any tax audit; (v) in asserting, defending or otherwise dealing with any Claim or dispute, known or unknown, under this Agreement; (vi) in asserting, defending or otherwise dealing with any third-party Claim or dispute by or against VTDC or its Affiliates relating to the Subject Entities; or (vii) in performing their obligations under the Omnibus Agreement.
(c)    Notwithstanding the foregoing provisions of this Section 6.5 or anything else to the contrary in this Agreement, with respect to any Books and Records the transfer or other disclosure of which to the Partnership would waive (or would reasonably risk the waiver of) any attorney/client, work product, tax practitioner, audit or other privilege relating to the Retained Liabilities, VTDC shall not be required to transfer such Books and Records (or any copies thereof) to the Partnership until the Parties enter into a mutually-agreed joint defense agreement to allow for the sharing of common defense privileged materials.
6.6     Tanks Under Construction . Following the Closing, VTDC agrees that it will complete or cause to be completed, the construction of tank TK-80-2 owned by Valero Meraux and tank TK-201 owned by Valero Three Rivers (collectively, the “ Under Construction Tanks ”) in an expeditious, diligent and good and workmanlike manner and at VTDC’s sole cost and expense, and the Partnership shall be entitled to participate in all stages of planning, scheduling, implementing and oversight of construction. Any Losses, Claims and Encumbrances that may arise out of the performance of such work on the Under Construction Tanks shall constitute Partnership Indemnified Costs, except to the extent they (a) arise out of the acts, omissions or negligence of any of the Partnership Indemnified Parties or (b) constitute Special Damages (other than Special Damages of the types identified in clauses (a) and (b) of the definition of Partnership Indemnified Costs). Neither VTDC nor its Affiliates shall be entitled to any additional consideration by reason of VTDC’s undertakings in this Section 6.6 , other than the consideration set forth in Section 2.2(a) , nor shall VTDC’s undertakings in this Section 6.6  affect VTDC’s or its Affiliates’ obligations under the Terminal Services Schedules.
6.7     NYSE . Prior to the issuance of the Unit Consideration, the Partnership shall cause the Unit Consideration to be approved for listing on the New York Stock Exchange.
ARTICLE VII
INDEMNIFICATION
7.1     Indemnification . From and after the Closing and subject to the provisions of this Article VII , (a) VTDC agrees to indemnify and hold harmless the Partnership Indemnified Parties from and against any and all Partnership Indemnified Costs and (b) the Partnership agrees to indemnify and hold harmless the VTDC Indemnified Parties from and against any and all VTDC Indemnified Costs. For the avoidance of doubt, but subject to Section 7.5 , the foregoing indemnification is intended to be in addition to and not in limitation of any indemnification to which the Parties may be entitled under the Ancillary Documents. For purposes of calculating Indemnified Costs (but not determining whether a breach has occurred), no effect shall be given to any qualifications of representations or warranties as to materiality or Material Adverse Effect.

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7.2     Defense of Third-Party Claims . An Indemnified Party shall give prompt written notice to VTDC or the Partnership, as applicable (the “ Indemnifying Party ”), of the commencement or assertion of any Claim by a third party (collectively, a “ third-party action ”) in respect of which such Indemnified Party seeks indemnification hereunder. Any failure so to notify the Indemnifying Party shall not relieve the Indemnifying Party from any liability that it, he, or she may have to such Indemnified Party under this Article VII unless the failure to give such notice materially and adversely prejudices the Indemnifying Party. The Indemnifying Party shall have the right to assume control of the defense of, settle, or otherwise dispose of such third-party action on such terms as it deems appropriate; provided, however , that:
(a)    The Indemnified Party shall be entitled, at its own expense, to participate in the defense of such third-party action ( provided, however , that the Indemnifying Party shall pay the attorneys’ fees of the Indemnified Party if (i) the employment of separate counsel shall have been authorized in writing by the Indemnifying Party in connection with the defense of such third-party action; (ii) the Indemnifying Party shall not have employed counsel reasonably satisfactory to the Indemnified Party to have charge of such third-party action; (iii) the Indemnified Party shall have reasonably concluded that there may be defenses available to such Indemnified Party that are different from or additional to those available to the Indemnifying Party; or (iv) the Indemnified Party’s counsel shall have advised the Indemnified Party in writing, with a copy delivered to the Indemnifying Party, that there is a material conflict of interest that could violate applicable standards of professional conduct to have common counsel);
(b)    The Indemnifying Party shall obtain the prior written approval of the Indemnified Party before entering into or making any settlement, compromise, admission, or acknowledgment of the validity of such third-party action or any liability in respect thereof if, pursuant to or as a result of such settlement, compromise, admission, or acknowledgment, injunctive or other equitable relief would be imposed against the Indemnified Party or if, in the opinion of the Indemnified Party, such settlement, compromise, admission, or acknowledgment could have a Material Adverse Effect with respect to the Indemnified Party;
(c)    The Indemnifying Party shall not consent to the entry of any judgment or enter into any settlement without the consent of the Indemnified Party that does not include as an unconditional term thereof the giving by each claimant or plaintiff to the Indemnified Party of a release from all liability in respect of such third-party action; and
(d)    The Indemnifying Party shall not be entitled to control (but shall be entitled to participate at its own expense in the defense of), and the Indemnified Party shall be entitled to have sole control over, the defense or settlement, compromise, admission, or acknowledgment of any third-party action (i) as to which the Indemnifying Party fails to assume the defense within a reasonable length of time or (ii) to the extent the third-party action seeks an order, injunction, or other equitable relief against the Indemnified Party which, if successful, would materially adversely affect the business, operations, assets, or financial condition of the Indemnified Party; provided, however , that the Indemnified Party shall make no settlement, compromise, admission, or acknowledgment that would give rise to liability on the part of any Indemnifying Party without the prior written consent of such Indemnifying Party.

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The Parties shall extend reasonable cooperation in connection with the defense of any third-party action pursuant to this Article VII and, in connection therewith, shall furnish such records, information, and testimony and attend such conferences, discovery proceedings, hearings, trials, and appeals as may be reasonably requested.
7.3     Direct Claims . In any case in which an Indemnified Party seeks indemnification hereunder which is not subject to Section 7.2 because no third-party action is involved, the Indemnified Party shall notify the Indemnifying Party in writing of any Indemnified Costs which such Indemnified Party claims are subject to indemnification under the terms hereof. Subject to the limitations set forth in Section 7.4(a) , the failure of the Indemnified Party to exercise promptness in such notification shall not amount to a waiver of such claim unless the resulting delay materially prejudices the position of the Indemnifying Party with respect to such claim.
7.4     Limitations . The following provisions of this Section 7.4 shall limit the indemnification obligations hereunder:
(a)    The Indemnifying Party shall not be liable for any Indemnified Costs pursuant to this Article VII unless a written claim for indemnification in accordance with Section 7.2 or Section 7.3 is given by the Indemnified Party to the Indemnifying Party with respect thereto on or before 5:00 p.m., San Antonio, Texas time, on or prior to the date that is 18 months after of the Closing Date; provided, however , that written claims for indemnification (i) for Indemnified Costs arising out of a breach of any representation or warranty contained in Sections 4.1 , 4.2 , 4.6 , 5.1 , 5.2 and 5.6 (the “ Fundamental Representations ”) may be made at any time and (ii) for Indemnified Costs arising out of a breach of any covenant may be made at any time prior to the expiration of such covenant according to its terms.
(b)    An Indemnifying Party shall not be obligated to pay for any Indemnified Costs under this Article VII until the amount of all such Indemnified Costs exceeds, in the aggregate, $2,437,500 (with the Indemnifying Party only being responsible for Indemnified Costs in excess of such amount). The aggregate liability of an Indemnifying Party under this Article VII shall not exceed $48,750,000. The limitations in the previous two sentences shall not apply to Indemnified Costs to the extent such costs arise out of a breach of any Fundamental Representations.
(c)    Each Party acknowledges and agrees that, after the Closing Date, notwithstanding any other provision of this Agreement to the contrary, the Partnership’s and the other Partnership Indemnified Parties’ and VTDC’s and the other VTDC Indemnified Parties’ sole and exclusive remedy with respect to the Indemnified Costs shall be in accordance with, and limited by, the provisions set forth in this Article VII .
7.5     Remedies Under Ancillary Documents . Each Party acknowledges and agrees that this Article VII is not the remedy for and does not limit the Parties’ remedies for matters covered by the indemnification provisions contained in the Ancillary Documents. Any indemnification obligation of VTDC to the Partnership Indemnified Parties, on the one hand, or the Partnership to the VTDC Indemnified Parties, on the other hand, pursuant to this Article VII shall be reduced by an amount equal to any indemnification recovery by such Indemnified Parties pursuant to the other Ancillary Documents between the Parties to the extent that such other indemnification recovery

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arises out of the same event or circumstance giving rise to the indemnification obligation of VTDC or the Partnership, respectively, hereunder.
7.6     Tax Related Adjustments and Tax Reporting of Transactions .
(a)    VTDC and the Partnership agree that any payment of Indemnified Costs made hereunder will be treated by the Parties on their tax returns as an adjustment to the Cash Distribution.
(b)    Except as otherwise provided in clause (iii) of this Section 7.6(b) , VTDC and the Partnership further acknowledge and agree that the transactions described in this Agreement are properly characterized as transactions described in Sections 721(a) and 731 of the Code and agree to file all tax returns in a manner consistent with such treatment. In this regard, VTDC and the Partnership agree that the Cash Distribution shall be treated (i) as a “debt-financed transfer” to VTDC under Treasury Regulation Section 1.707-5(b) to the extent the cash is traceable under the principles of Treasury Regulation Section 1.163-8T to VTDC’s allocable share, determined under Treasury Regulation Section 1.707-5(b)(2), of indebtedness of the Partnership, (ii) as a reimbursement of capital expenditures (within the meaning of Treasury Regulation Section 1.707-4(d)) with respect to the tankage and related assets owned by either Subject Entity, to the extent that VTDC provides to the Partnership on or before January 15, 2017 a statement that states the amount of qualifying capital expenditures and evidence satisfactory to the Partnership documenting the capital expenditures and their qualification, and (iii) as the proceeds of a sale of assets by VTDC to the Partnership to the extent clause (i), clause (ii), or any other exception to the “disguised sale” rules under Section 707 and the Treasury Regulations thereunder, are inapplicable. The Parties acknowledge that the Subject Entities are disregarded for federal income tax purposes as entities apart from VTDC. Except with the prior written consent of VTDC, the Partnership agrees to act at all times in a manner consistent with the foregoing intended treatment of the Cash Distribution, including, if required, disclosing the distribution of the Cash Distribution in accordance with the requirements of Treasury Regulation Section 1.707-3(c)(2).
7.7     Express Negligence Rule . THE FOREGOING INDEMNITIES ARE INTENDED TO BE ENFORCEABLE AGAINST THE PARTIES IN ACCORDANCE WITH THE EXPRESS TERMS AND SCOPE THEREOF NOTWITHSTANDING ANY EXPRESS NEGLIGENCE RULE OR ANY SIMILAR DIRECTIVE THAT WOULD PROHIBIT OR OTHERWISE LIMIT INDEMNITIES BECAUSE OF THE SOLE, CONCURRENT, ACTIVE OR PASSIVE NEGLIGENCE, STRICT LIABILITY OR FAULT OF ANY OF THE INDEMNIFIED PARTIES.
ARTICLE VIII
MISCELLANEOUS
8.1     WAIVERS AND DISCLAIMERS . NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS AGREEMENT, EXCEPT FOR THE EXPRESS REPRESENTATIONS AND WARRANTIES AND OTHER COVENANTS AND AGREEMENTS MADE BY THE PARTIES IN THIS AGREEMENT, THE ANCILLARY DOCUMENTS AND THE OMNIBUS AGREEMENT, THE PARTIES HERETO ACKNOWLEDGE AND AGREE THAT NONE OF THE PARTIES HAS MADE, DOES NOT MAKE, AND EACH SUCH PARTY

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SPECIFICALLY NEGATES AND DISCLAIMS, ANY REPRESENTATIONS, WARRANTIES, PROMISES, COVENANTS, AGREEMENTS OR GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER, WHETHER EXPRESS, IMPLIED OR STATUTORY, ORAL OR WRITTEN, PAST OR PRESENT, REGARDING (A) THE VALUE, NATURE, QUALITY OR CONDITION OF THE SUBJECT ENTITIES OR THEIR ASSETS, INCLUDING THE WATER, SOIL, GEOLOGY OR ENVIRONMENTAL CONDITION OF THE ASSETS OF THE SUBJECT ENTITIES GENERALLY, THE PRESENCE OR LACK OF HAZARDOUS SUBSTANCES OR OTHER MATTERS ON THE ASSETS OF THE SUBJECT ENTITIES, (B) THE INCOME TO BE DERIVED FROM THE SUBJECT ENTITIES OR THEIR ASSETS, (C) THE SUITABILITY OF THE ASSETS OF THE SUBJECT ENTITIES FOR ANY AND ALL ACTIVITIES AND USES THAT MAY BE CONDUCTED THEREON, (D) THE COMPLIANCE OF OR BY THE ASSETS OF THE SUBJECT ENTITIES OR THEIR OPERATION WITH ANY APPLICABLE LAWS (INCLUDING ANY ZONING, ENVIRONMENTAL PROTECTION, POLLUTION OR LAND USE LAWS, RULES, REGULATIONS, ORDERS OR REQUIREMENTS) OR (E) THE HABITABILITY, MERCHANTABILITY, MARKETABILITY, PROFITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OF THE ASSETS OF THE SUBJECT ENTITIES. EXCEPT TO THE EXTENT PROVIDED IN THIS AGREEMENT, THE ANCILLARY DOCUMENTS OR THE OMNIBUS AGREEMENT, NONE OF THE PARTIES IS LIABLE OR BOUND IN ANY MANNER BY ANY ORAL OR WRITTEN STATEMENTS, REPRESENTATIONS OR INFORMATION PERTAINING TO THE SUBJECT ENTITIES OR THEIR ASSETS FURNISHED BY ANY AGENT, EMPLOYEE, SERVANT OR THIRD PARTY. THIS SECTION 8.1 SHALL SURVIVE THE ASSIGNMENT, TRANSFER, CONTRIBUTION OR CONVEYANCE OF THE SUBJECT INTERESTS OR THE TERMINATION OF THIS AGREEMENT. THE PROVISIONS OF THIS SECTION 8.1 HAVE BEEN NEGOTIATED BY THE PARTIES AFTER DUE CONSIDERATION AND ARE INTENDED TO BE A COMPLETE EXCLUSION AND NEGATION OF ANY REPRESENTATIONS OR WARRANTIES, WHETHER EXPRESS, IMPLIED OR STATUTORY, WITH RESPECT TO THE SUBJECT ENTITIES OR THEIR ASSETS THAT MAY ARISE PURSUANT TO APPLICABLE LAW NOW OR HEREAFTER IN EFFECT, OR OTHERWISE, EXCEPT AS SET FORTH IN THIS AGREEMENT, THE ANCILLARY DOCUMENTS OR THE OMNIBUS AGREEMENT.
8.2     Expenses . Except as expressly provided in this Agreement, or as provided in the Ancillary Documents or the Omnibus Agreement, all costs and expenses incurred by the Parties in connection with the consummation of the transactions contemplated hereby shall be borne solely and entirely by the Party which has incurred such expense. For the avoidance of doubt, the Partnership shall be responsible for all costs and expenses (including attorneys’ fees and expenses) incurred by the conflicts committee of the General Partner in connection with this Agreement and the transactions contemplated herein.
8.3     Notices . All notices, requests, demands and other communications hereunder will be in writing and will be deemed to have been duly given: (a) if by transmission by facsimile or hand delivery, when delivered; (b) if mailed via the official governmental mail system, five (5) Business Days after mailing, provided that said notice is sent first class, postage pre-paid, via certified or registered mail, with a return receipt requested; (c) if mailed by an internationally recognized overnight express mail service such as FedEx, UPS, or DHL Worldwide when delivery is confirmed

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by the carrier; or (d) if by e-mail, one (1) Business Day after delivery with receipt is confirmed. All notices will be addressed to the Parties at the respective addresses as follows:
if to VTDC:
Valero Terminaling and Distribution Company
c/o Valero Energy Corporation
One Valero Way
San Antonio, Texas 78249
Attn: President
Facsimile: (210) 345-2413

if to the Partnership:
Valero Energy Partners LP
c/o Valero Energy Partners GP LLC
One Valero Way
San Antonio, Texas 78249
Attn: President
Facsimile: (210) 370-5161

or to such other address or to such other person as either Party will have last designated by notice to the other Parties.
8.4     Severability . Whenever possible, each provision of this Agreement will be interpreted in such manner as to be valid and effective under Applicable Law, but if any provision of this Agreement or the application of any such provision to any person or circumstance will be held invalid, illegal or unenforceable in any respect by a court of competent jurisdiction, such invalidity, illegality or unenforceability will not affect any other provision hereof, and the Parties will negotiate in good faith with a view to substitute for such provision a suitable and equitable solution in order to carry out, so far as may be valid and enforceable, the intent and purpose of such invalid, illegal or unenforceable provision.
8.5     Governing Law . This Agreement shall be subject to and governed by the laws of the State of Texas, excluding any conflicts-of-law rule or principle that might refer the construction or interpretation of this Agreement to the laws of another state.
8.6     Confidentiality .
(a)     Obligations . Each Party shall use commercially reasonable efforts to retain the other Party’s Confidential Information in confidence and not disclose the same to any third party nor use the same, except as authorized by the disclosing Party in writing or as expressly permitted in this Section 8.6 . Each Party further agrees to take the same care with the other Party’s Confidential Information as it does with its own, but in no event less than a reasonable degree of care.

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(b)     Required Disclosure . Notwithstanding Section 8.6(a) above, if the receiving Party becomes legally compelled to disclose the Confidential Information by a court, Governmental Authority or Applicable Law, including the rules and regulations of the Securities and Exchange Commission, or is required to disclose pursuant to the rules and regulations of any national securities exchange upon which the receiving Party or its parent entity is listed, any of the disclosing Party’s Confidential Information, the receiving Party shall promptly advise the disclosing Party of such requirement to disclose Confidential Information as soon as the receiving Party becomes aware that such a requirement to disclose might become effective, in order that, where possible, the disclosing Party may seek a protective order or such other remedy as the disclosing Party may consider appropriate in the circumstances. The receiving Party shall disclose only that portion of the disclosing Party’s Confidential Information that it is required to disclose and shall cooperate with the disclosing Party in allowing the disclosing Party to obtain such protective order or other relief.
(c)     Return of Information . Upon written request by the disclosing Party, all of the disclosing Party’s Confidential Information in whatever form shall be returned to the disclosing Party upon termination of this Agreement or destroyed with destruction certified by the receiving Party, without the receiving Party retaining copies thereof except that one copy of all such Confidential Information may be retained by a Party’s legal department for purposes of resolving any dispute that may arise hereunder or for complying with Applicable Law or the rules of any securities exchange applicable to the Party, and the receiving Party shall be entitled to retain any Confidential Information in electronic form stored on automatic computer back-up archiving systems during the period such backup or archived materials are retained under such Party’s customary procedures and policies; provided, however , that any Confidential Information retained by the receiving Party shall be maintained subject to confidentiality pursuant to the terms of this Section 8.6 , and such archived or back-up Confidential Information shall not be accessed except as required by Applicable Law.
(d)     Receiving Party Personnel . The receiving Party will limit access to the Confidential Information of the disclosing Party to those of its employees, attorneys, representatives and contractors that have a need to know such information in order for the receiving Party to exercise or perform its rights and obligations under this Agreement and any Ancillary Document (the “ Receiving Party Personnel ”). The Receiving Party Personnel who have access to any Confidential Information of the disclosing Party will be made aware of the confidentiality provision of this Agreement, and will be required to abide by the terms thereof.
(e)     Survival . The obligation of confidentiality under this Section 8.6 shall survive until the second anniversary the Closing Date.
8.7     Parties in Interest . This Agreement shall be binding upon and inure solely to the benefit of each Party hereto and their successors and permitted assigns, and nothing in this Agreement, express or implied, is intended to confer upon any other Person (other than the Indemnified Parties with respect to Article VII and the Parties’ respective Affiliates with respect to Section 8.1 ) any rights or remedies of any nature whatsoever under or by reason of this Agreement.

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8.8     Assignment of Agreement . Neither this Agreement nor any of the rights, interests, or obligations hereunder may be assigned by either Party without the prior written consent of the other Party hereto.
8.9     Captions . The captions in this Agreement are for purposes of reference only and shall not limit or otherwise affect the interpretation hereof.
8.10     Counterparts . This Agreement may be executed in one or more counterparts (including by facsimile or portable document format (pdf)) for the convenience of the Parties hereto, each of which counterparts will be deemed an original, but all of which counterparts together will constitute one and the same agreement.
8.11     Integration . This Agreement, the Ancillary Documents and the Omnibus Agreement supersede any previous understandings or agreements among the Parties, whether oral or written, with respect to their subject matter. This Agreement, the Ancillary Documents and the Omnibus Agreement contain the entire understanding of the Parties with respect to the subject matter hereof and thereof. No understanding, representation, promise or agreement, whether oral or written, is intended to be or shall be included in or form part of this Agreement, the Ancillary Documents or the Omnibus Agreement unless it is contained in a written amendment hereto or thereto and executed by the Parties hereto or thereto after the date of this Agreement, the Ancillary Documents or the Omnibus Agreement.
8.12     Amendment; Waiver . This Agreement may be amended only in a writing signed by all Parties. Any waiver of rights hereunder must be set forth in writing. A waiver of any breach or failure to enforce any of the terms or conditions of this Agreement shall not in any way affect, limit or waive either Party’s rights at any time to enforce strict compliance thereafter with every term or condition of this Agreement.
ARTICLE IX
INTERPRETATION
9.1     Interpretation . It is expressly agreed that this Agreement shall not be construed against either Party, and no consideration shall be given or presumption made, on the basis of who drafted this Agreement or any particular provision hereof or who supplied the form of Agreement. Each Party agrees that this Agreement has been purposefully drawn and correctly reflects its understanding of the transaction that this Agreement contemplates. In construing this Agreement:
(a)    examples shall not be construed to limit, expressly or by implication, the matter they illustrate;
(b)    the word “includes” and its derivatives means “includes, but is not limited to” and corresponding derivative expressions;
(c)    a defined term has its defined meaning throughout this Agreement and each Exhibit to this Agreement, regardless of whether it appears before or after the place where it is defined;

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(d)    each Exhibit to this Agreement is a part of this Agreement, but if there is any conflict or inconsistency between the main body of this Agreement and any Exhibit, the provisions of the main body of this Agreement shall prevail;
(e)    the term “cost” includes expense and the term “expense” includes cost;
(f)    the headings and titles herein are for convenience only and shall have no significance in the interpretation hereof;
(g)    currency amounts referenced herein, unless otherwise specified, are in U.S. Dollars;
(h)    unless the context otherwise requires, all references to time shall mean time in San Antonio, Texas;
(i)    whenever this Agreement refers to a number of days, such number shall refer to calendar days unless Business Days are specified; and
(j)    if a term is defined as one part of speech (such as a noun), it shall have a corresponding meaning when used as another part of speech (such as a verb).
9.2     References, Gender, Number . All references in this Agreement to an “ Article ,” “ Section ,” “ subsection ” or “ Exhibit ” shall be to an Article, Section, subsection or Exhibit of this Agreement, unless the context requires otherwise. Unless the context clearly requires otherwise, the words “this Agreement,” “hereof,” “hereunder,” “herein,” “hereby,” or words of similar import shall refer to this Agreement as a whole and not to a particular Article, Section, subsection, clause or other subdivision hereof. Cross references in this Agreement to a subsection or a clause within a Section may be made by reference to the number or other subdivision reference of such subsection or clause preceded by the word “Section.” Whenever the context requires, the words used herein shall include the masculine, feminine and neuter gender, and the singular and the plural.
[ Signature page follows. ]

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IN WITNESS WHEREOF , the Parties have executed this Agreement as of the date first set forth above.

VALERO TERMINALING AND
DISTRIBUTION COMPANY
 
 
VALERO ENERGY PARTNERS LP
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
By: Valero Energy Partners GP LLC, as the
 General Partner of Valero Energy Partners LP
By:
 /s/ R. Lane Riggs
 
 
 
 
 
Name: R. Lane Riggs
Title: Executive Vice President
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
By:
 /s/ Richard F. Lashway
 
 
 
Name: Richard F. Lashway
Title: President and Chief Operating Officer


[Signature Page to Contribution Agreement]



EXHIBIT A
Amended and Restated Omnibus Agreement Schedules

    


EXHIBIT B-1
Meraux Terminal Services Schedule

    


EXHIBIT B-2
Three Rivers Terminal Services Schedule


    


EXHIBIT C-1
Meraux Lease Agreement

    


EXHIBIT C-2
Three Rivers Lease Agreement


    


EXHIBIT D
Assignment Document


    



ASSIGNMENT OF MEMBERSHIP INTERESTS
This ASSIGNMENT OF LIMITED LIABILITY COMPANY INTERESTS (the “ Assignment ”) in Valero Partners Meraux, LLC, a Delaware limited liability company (“ Valero Meraux ”), and Valero Partners Three Rivers, LLC, a Delaware limited liability company (“ Valero Three Rivers ” and, together with Valero Meraux, the “ Assigned Entities ”) is effective as of the Effective Time on September 1, 2016, by and between Valero Terminaling and Distribution Company, a Delaware corporation (the “ Assignor ”), Valero Energy Partners GP LLC (the “ General Partner ”) and Valero Energy Partners LP, a Delaware limited partnership (the “ Assignee ”).
WHEREAS, the Assignor owns 100% of the membership interests of the Assigned Entities (the “ Subject Interests ”), and desires to assign, transfer, contribute and convey, directly or indirectly, to Assignee all of such Assignor’s right, title and interest in and to the Subject Interests, in accordance with that certain Contribution Agreement, dated as of September 1, 2016, among the Assignor and the Assignee (the “ Contribution Agreement ” and capitalized terms that are used but not defined herein having the meanings ascribed to them in the Contribution Agreement);
NOW, THEREFORE, for good and valuable consideration, as detailed in the Contribution Agreement, the receipt and sufficiency of which are hereby acknowledged and confessed by the Assignor, the undersigned do hereby agree as follows:
1.     Assignment and Assumption .
(a)     The Assignor does hereby BARGAIN, CONTRIBUTE, ASSIGN, TRANSFER, CONVEY, SET OVER and DELIVER 2.0% of each of the Subject Interests in accordance with the Contribution Agreement to the General Partner, its successors and assigns, forever. The General Partner hereby accepts the Assignor’s assignment and hereby assumes all obligations attributable to such Subject Interests.
(b)    The Assignor and the General Partner do hereby BARGAIN, CONTRIBUTE, ASSIGN, TRANSFER, CONVEY, SET OVER and DELIVER the Subject Interests in accordance with the Contribution Agreement to Assignee, its successors and assigns, forever. Assignee hereby accepts Assignor’s and the General Partner’s assignment and hereby assumes all obligations attributable to the Subject Interests.    
2.     Admission as Member . The Assignor and the General Partner hereby consent to the admission of the Assignee as a member of each of the Assigned Entities. Immediately following the admission of Assignee as a member of each of the Assigned Entities, the Assignor and the General Partner shall and do hereby withdraw from each of the Assigned Entities as a member of each of the Assigned Entities, and shall thereupon cease to be a member of each of the Assigned Entities, and shall thereupon cease to have or exercise any right or power as a member of each of the Assigned Entities.
3.     General . THIS ASSIGNMENT IS GOVERNED BY AND SHALL BE CONSTRUED IN ACCORDANCE WITH THE LAW OF THE STATE OF TEXAS. This Assignment is binding on and shall inure to the benefit of the signatories hereto and their respective

Exhibit D-1



successors and assigns. This Assignment may be executed in counterparts, including faxed counterparts.
4.    Notwithstanding anything in this Assignment, this Assignment is being executed solely for the purpose of implementing, and carrying out the intentions of the parties under, the Contribution Agreement, and is not intended to enlarge, limit or alter the rights or obligations of any party under the Contribution Agreement. In the event that any provision of this Assignment conflicts with, or is inconsistent with, any provision of the Contribution Agreement, the provisions of the Contribution Agreement shall control.
[ Signature page follows. ]

Exhibit D-2


IN WITNESS WHEREOF, the parties hereto have executed this Assignment effective as of the Effective Time on the Closing Date.

ASSIGNOR :

VALERO TERMINALING AND DISTRIBUTION COMPANY



By:
 
Name:
 
Title:
 


GENERAL PARTNER :

VALERO ENERGY PARTNERS GP LLC


By:
 
Name:
 
Title:
 


ASSIGNEE :

VALERO ENERGY PARTNERS LP

By: VALERO ENERGY PARTNERS GP LLC,
as general partner of Valero Energy Partners LP


By:
 
Name:
 
Title:
 


Exhibit D-3


EXHIBIT E
Amended Services and Secondment Exhibits


    


EXHIBIT F-1

Meraux Assignment

    

    



EXHIBIT F-2

Three Rivers Assignment



    
Exhibit 10.03

Amendment and Restatement of
Schedules to Amended and Restated Omnibus Agreement

September 1, 2016
An Amended and Restated Omnibus Agreement was executed as of July 1, 2014 (as the same may be amended, supplemented or modified from time to time, the “ Omnibus Agreement ”) by and among Valero Energy Corporation, Valero Energy Partners LP and the other parties thereto. Capitalized terms not otherwise defined in this document shall have the terms set forth in the Omnibus Agreement.
The Parties agree that, as of the date first written above, the Schedules to the Omnibus Agreement are hereby amended and restated in their entirety to be as attached hereto (the “ Amended Schedules ”). Pursuant to Section 8.12 of the Omnibus Agreement, such Amended Schedules shall replace the prior Schedules as of the date hereof and shall be incorporated by reference into the Omnibus Agreement for all purposes.
Each of Valero Partners Meraux, LLC and Valero Partners Three Rivers, LLC hereby agree to be bound by all of the terms and provisions of the Omnibus Agreement with the same force and effect as if it were originally a Party to the Omnibus Agreement. For the avoidance of doubt, any terms or definitions used in the Omnibus Agreement which refer to a Party referenced in the schedules thereto shall include Valero Partners Meraux, LLC and Valero Partners Three Rivers, LLC, as applicable, as set forth in the Amended Schedules. As amended hereby, the Omnibus Agreement is hereby ratified and affirmed and shall continue in full force and effect.
[ Remainder of page intentionally left blank . ]








IN WITNESS WHEREOF, each of the undersigned has executed this Amendment and Restatement of Schedules to Amended and Restated Omnibus Agreement on, and effective as of, the date first written above.
VALERO ENERGY CORPORATION

By:  /s/ R. Lane Riggs                                                   
Name: R. Lane Riggs
Title: Executive Vice President - Refining Operations
and Engineering
VALERO MARKETING AND SUPPLY
COMPANY

By:  /s/ R. Lane Riggs                                                   
Name: R. Lane Riggs
Title: Executive Vice President
VALERO TERMINALING AND DISTRIBUTION COMPANY

By:   /s/ R. Lane Riggs                                                   
Name: R. Lane Riggs
Title: Executive Vice President
THE PREMCOR REFINING GROUP INC.

By:   /s/ R. Lane Riggs                                                   
Name: R. Lane Riggs
Title: Executive Vice President
THE PREMCOR PIPELINE CO.

By:   /s/ R. Lane Riggs                                                   
Name: R. Lane Riggs
Title: Executive Vice President

VALERO ENERGY PARTNERS LP
By: Valero Energy Partners GP LLC, its general partner

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO ENERGY PARTNERS GP LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer

VALERO PARTNERS OPERATING CO. LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS EP, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS LUCAS, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS MEMPHIS, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS NORTH TEXAS, LLC  

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer

Signature Page to Amendment and Restatement of Schedules



VALERO PARTNERS SOUTH TEXAS, LLC

By: /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS WYNNEWOOD, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS LOUISIANA, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS HOUSTON, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS CORPUS EAST, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS CORPUS WEST, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS CCTS, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS MCKEE, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS MERAUX, LLC

By:   /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer
VALERO PARTNERS THREE RIVERS, LLC

By: /s/ Richard F. Lashway                                           
Name: Richard F. Lashway
Title: President and Chief Operating Officer


Signature Page to Amendment and Restatement of Schedules



Schedule A
Environmental Matters
Notwithstanding any other provision in this Agreement or in any other Transaction Agreement to the contrary, and subject to the conditions set forth below:
1.
For purposes of this Schedule, the following terms shall have the meanings set forth below:
API 653 ” means American Petroleum Institute (API) Standard 653 for Aboveground Storage Tanks.

Corpus East Lease ” means the Lease and Access Agreement (Corpus East Terminal) dated October 1, 2015, by and between Valero Refining–Texas, L.P., as Lessor, and Valero Partners Corpus East, LLC, as Lessee, in connection with the land on which the Corpus East Terminal Assets are located as more particularly described therein.

Corpus East Tanks ” means the crude oil, intermediates and refined product storage tanks which are included in the Corpus East Terminal Assets.

Corpus West Lease ” means the Lease and Access Agreement (Corpus West Terminal) dated October 1, 2015, by and between Valero Refining–Texas, L.P., as Lessor, and Valero Partners Corpus West, LLC, as Lessee, in connection with the land on which the Corpus West Terminal Assets are located as more particularly described therein.

Corpus West Tanks ” means the crude oil, intermediates and refined product storage tanks which are included in the Corpus West Terminal Assets.

Houston Lease ” means the Lease and Access Agreement (Houston Terminal) dated March 1, 2015, by and between Valero Refining–Texas, L.P., as Lessor, and Valero Partners Houston, LLC, as Lessee, in connection with the land on which the Houston Terminal Assets are located as more particularly described therein.

Houston Tanks ” means the crude oil, intermediates and refined product storage tanks which are included in the Houston Terminal Assets.

McKee Lease ” means the Lease and Access Agreement (McKee Terminal) dated April 1, 2016, by and between Diamond Shamrock Refining Company, L.P., as Lessor, and Valero Partners McKee, LLC, as Lessee, in connection with the land on which the McKee Terminal Assets are located as more particularly described therein.

McKee Tanks ” means the crude oil, intermediates and refined product storage tanks which are included in the McKee Terminal Assets.

Meraux Lease ” means the Lease and Access Agreement (Meraux Terminal) dated September 1, 2016, by and between Valero Refining-Meraux LLC, as Lessor, and Valero

Schedule A – Page 1



Partners Meraux, LLC, as Lessee, in connection with the land on which the Meraux Terminal Assets are located as more particularly described therein.

Meraux Tanks ” means the crude oil, intermediates and refined product storage tanks which are included in the Meraux Terminal Assets.

St. Charles Lease ” means the Lease and Access Agreement (St. Charles Terminal) dated March 1, 2015 by and between Valero Refining–New Orleans, L.L.C., as Lessor, and Valero Partners Louisiana, LLC, as Lessee, in connection with the land on which the St. Charles Terminal Assets are located as more particularly described therein.

St. Charles Tanks ” means the crude oil, intermediates and refined product storage tanks which are included in the Houston Terminal Assets.

Three Rivers Lease ” means the Lease and Access Agreement (Three Rivers Terminal) dated September 1, 2016, by and between Diamond Shamrock Refining Company, L.P., as Lessor, and Valero Partners Three Rivers, LLC, as Lessee, in connection with the land on which the Three Rivers Terminal Assets are located as more particularly described therein.

Three Rivers Tanks ” means the crude oil, intermediates and refined product storage tanks which are included in the Three Rivers Terminal Assets.

2.
As it relates to the Lucas Terminal and the West Memphis Terminal:

(a)
Valero shall indemnify the Partnership Group for the remediation of, other corrective actions required with respect to, and other Losses (if any) arising out of any Hazardous Substances on, under, about or migrating from the Lucas Terminal or the West Memphis Terminal prior to December 16, 2013 (collectively, “ Existing Contamination Liabilities ”) with respect to which Valero, prior to December 16, 2013 (i) received indemnification from a third party pursuant to a written agreement (an “Indemnification Agreement”) or (ii) placed a third party on notice that Valero believes such third party is legally liable (whether such liability arises by contract, statute, common law or otherwise); provided that such indemnification of the Partnership by Valero shall apply only if and to the extent that Valero is actually able to secure payment or performance by the third party with respect to the Existing Contamination Liabilities; and

(b)
As between Valero and the Partnership Group, Valero shall retain responsibility for Existing Contamination Liabilities to the extent, and only to the extent that Valero is actually able to secure payment or performance by a third party with respect to the Existing Contamination Liabilities as provided in paragraph (a) above.


Schedule A – Page 2



(c)
The obligations of Valero under paragraphs (a) and (b) above are subject to the satisfaction of each of the following conditions, the failure of any one or more of which shall excuse Valero from its obligations, to the extent it is prejudiced thereby:
(i)
The Partnership Group shall fully cooperate with Valero and its designees in facilitating any remediation or other corrective action activities at the Lucas Terminal or West Memphis Terminal, as applicable, and in seeking to recover from third parties for any Existing Contamination Liabilities;

(ii)
The Partnership Group shall comply with all applicable requirements of any Indemnification Agreement that requires the cooperation or involvement of the owner of the Lucas Terminal or the West Memphis Terminal, as applicable, including any notifications or filings that must be made by the owner of the Lucas Terminal or the West Memphis Terminal, as applicable; provided that the Partnership Group has been made aware of the relevant requirements in such Indemnification Agreement; and

(iii)
No member of the Partnership Group shall take any actions or omit to act in any manner that would (A) violate or cause a violation of any of Valero’s obligations, or a waiver or release of any third party’s obligations, under any Indemnification Agreement or (B) otherwise relieve a third party of any of its legal obligations; in each case provided that the Partnership Group has been made aware of the relevant obligations.

3.
As it relates to the Houston Terminal Assets and St. Charles Terminal Assets:

(a)
For the following Houston Tanks and St. Charles Tanks (the “ Houston/St. Charles Scheduled A Tanks ”):

St. Charles Tanks: T-55-5, T-55-6, T-425-2, T-425-3, T-425-4, T-150-4, T-150-5, T-150-8, T-130-1, T-150-17, T-130-8, T-150-7, T-325-1, T-425-1, T-625-1, T-130-2, T-130-5

Houston Tanks: 506 and either T-3 or T-5, at the Partnership Group’s election.

Valero and its Subsidiaries, Valero Refining–New Orleans, L.L.C. (“ VRNO ”), with respect to the St. Charles Tanks that are Houston/St. Charles Scheduled A Tanks, and Valero Refining–Texas, L.P. (“ VRT ”), with respect to the Houston Tanks that are Houston/St. Charles Scheduled A Tanks, acknowledge and agree that there currently exist obligations to complete the removal from service, cleaning, waste disposal, initial inspection and repairs to have the Houston/St. Charles Scheduled A Tanks ready for final API 653 inspection and fitness for duty. The Partnership Group shall control the completion of, and cooperate with VRNO and VRT on the logistics for completing these

Schedule A – Page 3



obligations and shall undertake the final inspection and return the Houston/St. Charles Scheduled A Tanks to service. Until completion of these obligations, Valero shall retain any environmental liability that arises from the pre-API 653 inspection conditions of the Houston/St. Charles Schedule A Tanks and shall indemnify, defend and hold harmless each Group Member from Losses related to such retained environmental liability and any costs and expenses incurred by the Partnership Group in connection with the removal from service, cleaning, waste disposal, initial inspection and repairs to have the Houston/St. Charles Scheduled A Tanks ready for final API 653 inspection and fitness for duty. Without limitation to the other indemnification provisions of Section 2.1 of the Agreement, following the final API 653 inspection and written determination of fitness of duty, the Partnership Group shall assume any environmental liabilities related to the Houston/St. Charles Scheduled A Tanks arising thereafter.

(b)
For the following St. Charles Tanks (the “ St. Charles Scheduled B Tanks ”):
T-80-1, T-150-22, T-150-24

Valero, (i) by and through VRNO with respect to the St. Charles Tanks that are St. Charles Scheduled B Tanks, represents and warrants that the St. Charles Scheduled B Tanks completed inspection on the date noted in the relevant inspection documentation and that the St. Charles Schedule B Tanks are in good working order and (ii) agrees to indemnify, defend and hold harmless each Group Member from any Losses that arise from a breach of such representation and warranty. Valero’s representations and warranties set forth in this Section 3(b) shall expire when the St. Charles Scheduled B Tanks are pulled from service for inspection, or the Identification Deadline, whichever comes first.

4.
As it relates to the Corpus East Terminal Assets and the Corpus West Terminal Assets:  

(a)
For the following Corpus East Tanks and Corpus West Tanks (the “ Corpus Christi Scheduled A Tanks ”):
Corpus East Tanks: 177TK52, 177TK097, 177TK352, 177TK70, 177TK351, 177TK370 and 177TK098

Corpus West Tanks: 70TK108, 70TK150 and 70TK105

Valero and VRT acknowledge and agree that there currently exist obligations to complete the removal from service, cleaning, waste disposal, initial inspection and repairs to have the Corpus Christi Scheduled A Tanks ready for final API 653 inspection and fitness for duty. The Partnership Group shall control the completion of, and cooperate with VRT on the logistics for completing these obligations and shall undertake the final inspection and return the Corpus Christi Scheduled A Tanks to service. Until completion of these obligations, Valero shall retain any environmental liability that arises from the pre-API

Schedule A – Page 4



653 inspection conditions of the Corpus Christi Schedule A Tanks and shall indemnify, defend and hold harmless each Group Member from Losses related to such retained environmental liability and any costs and expenses incurred by the Partnership Group in connection with the removal from service, cleaning, waste disposal, initial inspection and repairs to have the Corpus Christi Scheduled A Tanks ready for final API 653 inspection and fitness for duty. Without limitation to the other indemnification provisions of Section 2.1 of the Agreement, following the final API 653 inspection and written determination of fitness of duty, the Partnership Group shall assume any environmental liabilities related to the Corpus Christi Scheduled A Tanks arising thereafter. In the event that (i) it is discovered that a Corpus East Tank or Corpus West Tank not listed above as part of the Corpus Christi Scheduled A Tanks was due or overdue for a timely API 653 inspection on the Closing Date, and (ii) Valero is notified in writing of such fact prior to the Identification Deadline, such Corpus East Tank or Corpus West Tank, as applicable, shall be deemed to be part of the Corpus Christi Schedule A Tanks as of the Closing Date and subject to the provisions of this Section 4(a) .

(b)
For the following Corpus East Tanks and Corpus West Tanks (the “ Corpus Christi Scheduled B Tanks ”):
Corpus East Tanks: 177TK350 and 177TK054

Corpus West Tanks: 50TK61, 70TK149 and 72TK111

Valero, (i) by and through VRT with respect to the Corpus East Tanks and Corpus West Tanks that are Corpus Christi Scheduled B Tanks, represents and warrants that the Corpus Christi Scheduled B Tanks completed inspection on the date noted in the relevant inspection documentation and that the Corpus Christi Schedule B Tanks are in good working order and (ii) agrees to indemnify, defend and hold harmless each Group Member from any Losses that arise from a breach of such representation and warranty. Valero’s representations and warranties set forth in this Section 4(b) shall expire when the Corpus Christi Scheduled B Tanks are pulled from service for inspection, or the Identification Deadline, whichever comes first.

5.
As it relates to the McKee Terminal Assets:

(a)
For the following McKee Tanks (the “ McKee Scheduled A Tanks ”):

McKee Tanks: TK200-M1, TK20-M7, TK34, TK300-M2, TK300-M3, TK551, TK5501, TK5502, TK167, TK148, TK1, TK5503 and TK4

Valero and its Subsidiary, Diamond Shamrock Refining Company, L.P. (“ Diamond ”), acknowledge and agree that there currently exist obligations to complete the removal from service, cleaning, waste disposal, initial inspection and repairs to have the McKee

Schedule A – Page 5



Scheduled A Tanks ready for final API 653 inspection and fitness for duty. The Partnership Group shall control the completion of, and cooperate with Diamond on the logistics for completing these obligations and shall undertake the final inspection and return the McKee Scheduled A Tanks to service. Until completion of these obligations, Valero shall retain any environmental liability that arises from the pre-API 653 inspection conditions of the McKee Schedule A Tanks and shall indemnify, defend and hold harmless each Group Member from Losses related to such retained environmental liability and any costs and expenses incurred by the Partnership Group in connection with the removal from service, cleaning, waste disposal, initial inspection and repairs to have the McKee Scheduled A Tanks ready for final API 653 inspection and fitness for duty. Without limitation to the other indemnification provisions of Section 2.1 of the Agreement, following the final API 653 inspection and written determination of fitness of duty, the Partnership Group shall assume any environmental liabilities related to the McKee Scheduled A Tanks arising thereafter. In the event that (i) it is discovered that a McKee Tank not listed above as part of the McKee Scheduled A Tanks was due or overdue for a timely API 653 inspection on the Closing Date, and (ii) Valero is notified in writing of such fact prior to the Identification Deadline, such McKee Tank shall be deemed to be part of the McKee Schedule A Tanks as of the Closing Date and subject to the provisions of this Section 5(a) .

6.
As it relates to the Meraux Terminal Assets and the Three Rivers Terminal Assets:  

(a)
For the following Meraux Tanks and Three Rivers Tanks (the “ MTR Scheduled A Tanks ”):
Meraux Tanks: TK55-7, TK80-15, TK80-16, TK150-1, and TK200-5

Three Rivers Tanks: TK35, TK40, TK43, TK218, and TK303

Valero and its Subsidiaries, Valero Refining-Meraux LLC (“ VRM ”), with respect to the Meraux Tanks that are MTR Scheduled A Tanks, and Diamond, with respect to the Three Rivers Tanks that are MTR Scheduled A Tanks, acknowledge and agree that there currently exist obligations to complete the removal from service, cleaning, waste disposal, initial inspection and repairs to have the MTR Scheduled A Tanks ready for final API 653 inspection and fitness for duty. The Partnership Group shall control the completion of, and cooperate with VRM and Diamond on the logistics for completing these obligations and shall undertake the final inspection and return the MTR Scheduled A Tanks to service. Until completion of these obligations, Valero shall retain any environmental liability that arises from the pre-API 653 inspection conditions of the MTR Schedule A Tanks and shall indemnify, defend and hold harmless each Group Member from Losses related to such retained environmental liability and any costs and expenses incurred by the Partnership Group in connection with the removal from service, cleaning, waste disposal, initial inspection and repairs to have the MTR Scheduled A Tanks ready for final API 653 inspection and fitness for duty. Without limitation to the

Schedule A – Page 6



other indemnification provisions of Section 2.1 of the Agreement, following the final API 653 inspection and written determination of fitness of duty, the Partnership Group shall assume any environmental liabilities related to the MTR Scheduled A Tanks arising thereafter. In the event that (i) it is discovered that a Meraux Tank or Three Rivers Tank not listed above as part of the MTR Scheduled A Tanks was due or overdue for a timely API 653 inspection on the Closing Date, and (ii) Valero is notified in writing of such fact prior to the Identification Deadline, such Meraux Tank or Three Rivers Tank, as applicable, shall be deemed to be part of the MTR Schedule A Tanks as of the Closing Date and subject to the provisions of this Section 6(a) .

(b)
For the following Meraux Tanks and Three Rivers Tanks (the “ MTR Scheduled B Tanks ”):
Meraux Tanks: TK80-1, TK80-6, TK80-8, TK80-11, TK80-12, TK200-2, and TK200-7

Three Rivers Tanks: TK38, TK101, TK210, TK315, TK318, TK333, TK334, TK337, and TK340

Valero, (i) by and through VRM with respect to the Meraux Tanks and Diamond with respect to the Three Rivers Tanks that are MTR Scheduled B Tanks, represents and warrants that the MTR Scheduled B Tanks completed inspection on the date noted in the relevant inspection documentation and that the MTR Schedule B Tanks are in good working order and (ii) agrees to indemnify, defend and hold harmless each Group Member from any Losses that arise from a breach of such representation and warranty. Valero’s representations and warranties set forth in this Section 6(b) shall expire when the MTR Scheduled B Tanks are pulled from service for inspection, or the Identification Deadline, whichever comes first.

(c)
For the following Three Rivers Tanks:  TK305, TK309, TK313, and TK317
Valero and its subsidiary Diamond, with respect to those certain Three Rivers Tanks TK305, TK309, TK313, and TK317 that are not MTR Schedule A or B Tanks, acknowledge and agree that there currently exist obligations to complete certain repairs necessary for those tanks to comply with applicable regulations and therefore be fit for duty. The Partnership Group shall control the completion of, and cooperate with Diamond on, the logistics for completing all necessary repairs and inspections necessary for those tanks to return to service. Until completion of those obligations, Valero shall retain any environmental liability that arises from the preceding non-compliance with applicable regulations, and shall indemnify, defend and hold harmless each Group Member from Losses related to such retained environmental liability and any costs and expenses incurred by the Partnership Group in connection with the removal from service, cleaning, waste disposal, inspection and the making of any necessary repairs to have the tanks fit for duty. Without limitation to the other indemnification provisions of Section 2.1 of the Agreement, following the final inspection and written determination of fitness

Schedule A – Page 7



for duty of TK305, TK309, TK313, and TK317, the Partnership Group shall assume any and all environmental liabilities related to such tanks arising thereafter.

7.
As it relates to the St. Charles Terminal Assets, the Houston Terminal Assets, the Corpus East Terminal Assets, the Corpus West Terminal Assets, the McKee Terminal Assets, the Meraux Terminal Assets and the Three Rivers Terminal Assets:

(a)
The Parties acknowledge that certain Facility Pipelines and Refinery Pipelines (as those terms are defined in the St. Charles Lease, the Houston Lease, the Corpus East Lease, the Corpus West Lease, the McKee Lease, the Meraux Lease and the Three Rivers Lease) may be buried below ground. Valero by and through its Subsidiaries as the property owner or for other logistical or environmental reasons may, in its or their sole discretion, desire to relocate all or portions of those buried Facility Pipelines and Refinery Pipelines above ground. If Valero by and through its Subsidiaries desires to relocate all or portions of any buried Facility Pipelines or Refinery Pipelines above ground, Valero by and through its Subsidiaries shall give the Partnership Group written notice that it desires to raise certain sections of the Facility Pipelines and Refinery Pipelines and the Partnership Group and Valero by and through its Subsidiaries shall work together to set a schedule for such work. The cost of raising the Facility Pipelines and Refinery Pipelines shall be borne exclusively by Valero or its applicable Subsidiary performing the work.

(b)
The Partnership Group may also desire that certain of the buried Facility Pipelines be brought above ground. In its sole discretion, the Partnership Group may give notice to Valero or its applicable Subsidiary that it intends to raise certain sections of the Facility Pipelines and the Partnership Group and Valero by and through its Subsidiaries shall work together to set a schedule for such work and all such work shall be performed in compliance with the terms of the St. Charles Lease, the Houston Lease, the Corpus East Lease, the Corpus West Lease, the McKee Lease, the Meraux Lease or the Three Rivers Lease as applicable. In this case, the cost of raising the Facility Pipelines shall be borne exclusively by the Partnership Group or its applicable Subsidiary performing the work.

(c)
Until such time as the buried Facility Pipelines and Refinery Pipelines are raised above grade, there shall be a rebuttable presumption that any contamination found in connection with such buried Facility Pipelines and Refinery Pipelines occurred prior to the respective Closing Date and the liability for such contamination will remain with Valero and Valero shall indemnify, defend and hold harmless each Group Member from any Losses related to such retained liability. Valero may rebut this presumption by establishing by clear and convincing evidence that the contamination resulted from the Partnership Group operations.


Schedule A – Page 8



8.
As it relates to the St. Charles Terminal Assets, the Houston Terminal Assets, the Corpus East Terminal Assets, the Corpus West Terminal Assets, the McKee Terminal Assets, the Meraux Terminal Assets and the Three Rivers Terminal Assets, Valero, by and through its applicable Subsidiary, operates groundwater monitoring and remedial systems at the St. Charles Refinery, the Houston Refinery, the Corpus East Refinery, the Corpus West Refinery, the McKee Refinery, the Meraux Refinery and the Three Rivers Refinery and will retain the liability for contamination existing as of the Closing Date remediated through these systems and the obligation to maintain these existing systems until such time as the relevant Governmental Authority grants closure in writing or the Partnership Group and Valero mutually agree that further operation is not necessary. Further, in the case of the McKee Refinery, Valero will retain any liability arising out of groundwater contamination existing as of the Closing Date regardless of the currently known extent or remediation of such contamination. Valero shall indemnify, defend and hold harmless each Group Member from any Losses related to the retained liabilities described in this paragraph; provided, however, in the event that the Partnership Group has a release to the environment after the Closing Date and this release has a material adverse impact on the existing remedial system or triggers new remedial obligations, the Partnership Group shall reimburse Valero for the additional costs incurred as a result of the post-closure release.

9.
From time to time environmental and safety obligations may arise that the parties had not anticipated. The Partnership Group and Valero agree to cooperate and in good faith to fairly allocate the liabilities and to work cooperatively to minimize the cost of addressing any such environmental and safety obligations.




Schedule A – Page 9



Schedule B

Other Indemnification

None.




Schedule B – Page 1



Schedule C
General and Administrative Services

Administrative Fee

$12,502,500 per year

The Administrative Fee for the remainder of the 2016 fiscal year will be prorated based on the number of days from September 1, 2016 to December 31, 2016.

General and Administrative Services

Ad Valorem Tax Services
Accounting Services, including:
-
Accounting Governance
-
Corporate Accounting
-
Internal and External Reporting
-
Federal income tax services
-
Operations Accounting
-
State and local tax services
-
Transactional tax services    
Business Development
Corporate Aviation and Travel Services
Corporate Communications and Public Relations
Corporate Development
Data Processing and Information Technology Services
Engineering and Project Management
Executive Oversight
Financial Accounting and Reporting
Foreign Trade Zone Reporting and Accounting (if applicable)
Governmental Affairs
Group Accounting
Health, Safety & Environmental Services
Human Resources Services
Internal Audit


Schedule C – Page 1



Legal, including:
-
Acquisitions & Divestitures
-
Commercial
-
Corporate
-
Environmental
-
Labor & Employment
-
Litigation support
-
Procurement / General Contracting
-
Regulatory
-
Tariff Maintenance
Office Services, including:
-
Clinic
-
Health Club
-
Mail Center/ Mail Services
-
Office Space including building maintenance
-
Security
Pipeline Control Center services*
Purchasing / Supply Chain Management
Records Management
Real Estate Management
Risk and Claims Management Services
Shareholder and Investor Relations
Treasury & Banking, including:
-
Finance Services
-
Cash Management
-
Credit Services




Schedule C – Page 2



* When performing operational services with respect to Partnership facilities, personnel working in the Pipeline Control Center shall act at the direction of, and be subject to exclusive supervision by, the General Partner (acting in its capacity as the general partner of, and on behalf of, the Partnership)

Schedule C – Page 3



Schedule D
ROFO Assets

Set forth below is a list of each ROFO Asset and the corresponding ROFO Asset Owner. Please refer to the Registration Statement for a further description of each ROFO Asset.


ROFR Asset
 
ROFR Asset Owner
 
 
 
 
Parkway Products Pipeline*
 
Valero Terminaling and Distribution Company
 
 
 
 
Hartford Crude Terminal
 
The Premcor Refining Group Inc.
 
 
 
 
Fannett Storage Facility
 
The Premcor Pipeline Co.

* The Registration Statement described the Parkway Products Pipeline as being owned by a 50/50 joint venture between Valero Terminaling and Distribution Company and Kinder Morgan. Effective June 30, 2016, Valero Terminaling and Distribution Company acquired Kinder Morgan’s 50% interest in Parkway Pipeline LLC, the joint venture that owns the Parkway Products Pipeline. The right of first offer granted in Section 4.1 of the Omnibus Agreement now applies to Valero Terminaling and Distribution Company’s 100% interest in Parkway Pipeline LLC.
        

Schedule D – Page 1



Schedule E

Certain ROFR Assets

Set forth below is a list of each ROFR Asset and the corresponding ROFR Asset Owner.

ROFR Asset
 
ROFR Asset Owner
 
 
 
 
 
 
McKee Products System (a)†
 
Valero Partners EP, LLC
 
 
 
 
 
 
Memphis truck rack (a)
 
Valero Partners Memphis, LLC
 
 
 
 
 
 
Lucas Crude System (a)
 
Valero Partners Lucas, LLC
 
 
 
 
 
 
McKee Crude System (b)
 
Valero Partners North Texas, LLC
 
 
 
 
 
 
Three Rivers Crude System (b)
 
Valero Partners South Texas, LLC
 
 
 
 
 
 
Wynnewood Products System (b)
 
Valero Partners Wynnewood, LLC
 
 
 
 
 
 
Houston Terminal Assets (c)
 
Valero Partners Houston, LLC
 
 
 
 
 
 
St. Charles Terminal Assets (c)
 
Valero Partners Louisiana, LLC
 
 
 
 
 
 
Corpus East Terminal Assets (d)
 
Valero Partners Corpus East, LLC
 
 
 
 
 
 
Corpus West Terminal Assets (d)
 
Valero Partners Corpus West, LLC
 
 
 
 
 
 
McKee Terminal Assets (e)
 
Valero Partners McKee, LLC
 
 
 
 
 
 
Meraux Terminal Assets (f)
 
Valero Partners Meraux, LLC
 
 
 
 
 
 
Three Rivers Terminal Assets (f)
 
Valero Partners Three Rivers, LLC
 
 
 
 
 
 
(a) Please refer to the Registration Statement for a further description of each such ROFR Asset.

(b) Please refer to the Purchase and Sale Agreement, dated as of July 1, 2014, by and among The Shamrock Pipe Line Corporation, Valero Plains Company LLC, VTDC, Valero Partners North Texas, LLC, Valero Partners South Texas, LLC and OLLC for a further description of the McKee Crude System and the Three Rivers Crude System. The Wynnewood Products System means the assets and operations of Valero Partners Wynnewood, LLC as of the Closing Date with respect to such Purchase and Sale Agreement.



Schedule E – Page 1



(c) The Houston Terminal Assets means the assets and operations of Valero Partners Houston, LLC, and the St. Charles Terminal Assets means the assets and operations of Valero Partners Louisiana, LLC, each as of the Closing Date with respect to the Contribution Agreement, dated as of March 1, 2015, by and among Valero Terminaling and Distribution Company, Valero Refining-New Orleans, L.L.C. and Valero Energy Partners LP.

(d) The Corpus East Terminal Assets means the assets and operations of Valero Partners Corpus East, LLC, and the Corpus West Terminal Assets means the assets and operations of Valero Partners Corpus West, LLC, each as of the Closing Date with respect to the Transaction Agreement, dated as of October 1, 2015, by and between Valero Terminaling and Distribution Company and Valero Energy Partners LP.

(e) The McKee Terminal Assets means the assets and operations of Valero Partners McKee, LLC as of the Closing Date with respect to the Contribution Agreement, dated as of April 1, 2016, by and between Valero Terminaling and Distribution Company and Valero Energy Partners LP.

(f) The Meraux Terminal Assets means the assets and operations of Valero Partners Meraux, LLC, and the Three Rivers Terminal Assets means the assets and operations of Valero Partners Three Rivers, LLC, each as of the Closing Date with respect to the Contribution Agreement, dated as of September 1, 2016, by and between Valero Terminaling and Distribution Company and Valero Energy Partners LP.

† As described in the Registration Statement, Valero Partners EP, LLC owns a 33⅓% undivided interest in the McKee Products System, and the remainder of the system is owned by NuStar. The right of first refusal granted in Section 5.1 of the Omnibus Agreement applies only to Valero Partners EP, LLC’s 33⅓% interest.



Schedule E – Page 2



Schedule F

Valero Marks
Depiction

Mark

Goods/Services
Status
Application Number
Reg. Number
Reg.
Date
Applicant


VLODROP5ARSCHEDULESTO_IMAGE1.JPG
V Valero Energy Partners LP & Design
Storage, distribution, transportation, shipping and delivery of oil, products derived from oil, renewable fuels such as ethanol and bio-diesel, and other hydrocarbon-based products via pipelines, trucks, railcars, and marine vessels (IC 39)

Application – Intent to Use, filing date August 9, 2013
Serial Number 86033483
4594277
8/26/14
Valero Energy Partners GP LLC
VALERO
VALERO (word mark)
Storage, distribution, transportation, shipping and delivery of oil, products derived from oil, renewable fuels such as ethanol and bio-diesel, and other hydrocarbon-based products via pipelines, trucks, railcars, and marine vessels (IC 39)
Application – Use in commerce, filing date August 1, 2013

Serial Number 86026506
4494828
3/11/14
Valero Marketing and Supply Company

Schedule F – Page 1



Depiction

Mark

Goods/Services
Status
Application Number
Reg. Number
Reg.
Date
Applicant
VLODROP5ARSCHEDULESTO_IMAGE2.JPG
V Valero & Design
Storage, distribution, transportation, shipping and delivery of oil, products derived from oil, renewable fuels such as ethanol and bio-diesel, and other hydrocarbon-based products via pipelines, trucks, railcars, and marine vessels (IC 39)

Application – Use in commerce, filing date August 7, 2013

Serial Number 86031469
4494933
3/11/14
Valero Marketing and Supply Company
VLODROP5ARSCHEDULESTO_IMAGE3.JPG

V & Design
Storage, distribution, transportation, shipping and delivery of oil, products derived from oil, renewable fuels such as ethanol and bio-diesel, and other hydrocarbon-based products via pipelines, trucks, railcars, and marine vessels (IC 39)

Application – Use in commerce, filing date August 5, 2013
Serial Number 86028938
4494906
3/11/14
Valero Marketing and Supply Company


Schedule F – Page 2



Schedule G

Prefunded Projects


Install new meters and line balance on Collierville crude pipeline
Install New Tank Mixers on Tanks 78 & 79 at Collierville
Collierville to Memphis P/L Guard Rails
Collierville Pipeline Integration
Lucas Tank Mixer Upgrades
Lucas Terminal Spare Motor
Lucas Install tank overfill protection
Memphis Truck Rack Additive Blending Install
Memphis Truck Rack Upgrade Oil/Water Separator
Memphis SCADA Network Integration
West Memphis Barge Additive Injection System
West Memphis Install Lab Building
West Memphis Install concrete under barge and receipt manifolds
West Memphis Tank Level Integration
Install debris deflector on Shorthorn pipeline at MM5





Schedule G – Page 1




Schedule H

Transaction Agreements and Applicable Terms

1.
Contribution, Conveyance and Assumption Agreement, dated as of December 16, 2013, by and among the General Partner, the Partnership, Valero, OLLC, VTDC, Premcor Pipeline, Premcor Refining and Valero Refining Company-Tennessee, L.L.C.
Closing Date
Identification Deadline
Environmental De Minimis Loss
Environmental Deductible
Right-of-Way Deductible
Other Losses Deductible
December 16, 2013
December 16, 2018
$10,000
$100,000
$200,000
$200,000
2.
Purchase and Sale Agreement, dated as of July 1, 2014, by and among The Shamrock Pipe Line Corporation, Valero Plains Company LLC, VTDC, Valero Partners North Texas, LLC, Valero Partners South Texas, LLC and Valero Partners Operating Co. LLC.
Closing Date
Identification Deadline
Environmental De Minimis Loss
Environmental Deductible
Right-of-Way Deductible
Other Losses Deductible
July 1, 2014
July 1, 2019
$10,000
$100,000
$200,000
$200,000

3.
Contribution Agreement, dated as of March 1, 2015, by and among Valero Terminaling and Distribution Company, Valero Refining-New Orleans, L.L.C. and Valero Energy Partners LP.
Closing Date
Identification Deadline
Environmental De Minimis Loss
Environmental Deductible
Right-of-Way Deductible
Other Losses Deductible
March 1, 2015
March 1, 2020
$10,000
$100,000
$200,000
$200,000

4.
Transaction Agreement, dated as of October 1, 2015, by and between Valero Terminaling and Distribution Company and Valero Energy Partners LP.
Closing Date
Identification Deadline
Environmental De Minimis Loss
Environmental Deductible
Right-of-Way Deductible
Other Losses Deductible
October 1, 2015
October 1, 2020
$10,000
$100,000
$200,000
$200,000

5.
Contribution Agreement, dated as of April 1, 2016, by and between Valero Terminaling and Distribution Company and Valero Energy Partners LP.
Closing Date
Identification Deadline
Environmental De Minimis Loss
Environmental Deductible
Right-of-Way Deductible
Other Losses Deductible
April 1, 2016
April 1, 2021
$10,000
$100,000
$200,000
$200,000


Schedule H – Page 1



6.
Contribution Agreement, dated as of September 1, 2016, by and between Valero Terminaling and Distribution Company and Valero Energy Partners LP.
Closing Date
Identification Deadline
Environmental De Minimis Loss
Environmental Deductible
Right-of-Way Deductible
Other Losses Deductible
September 1, 2016
September 1, 2021
$10,000
$100,000
$200,000
$200,000


Schedule H – Page 2
Exhibit 10.05


Amendment and Restatement of
Exhibits to Amended and Restated Services and Secondment Agreement

September 1, 2016

An Amended and Restated Services and Secondment Agreement was executed as of March 1, 2015 (the “ Amended and Restated Services and Secondment Agreement ”), among Valero Services, Inc., a Delaware corporation, Valero Refining Company-Tennessee, L.L.C., a Delaware limited liability company, Valero Refining-Texas, L.P., a Texas limited partnership, and Valero Energy Partners GP LLC, a Delaware limited liability company. Capitalized terms not otherwise defined in this document shall have the terms set forth in the Amended and Restated Services and Secondment Agreement.
The Parties agree that, as of the date first written above, the Exhibits are hereby amended and restated in their entirety to be as attached hereto. Pursuant to Section 6.18 of the Amended and Restated Services and Secondment Agreement, such amended and restated Exhibits shall replace the prior Exhibits as of the date hereof and shall be incorporated by reference into the Amended and Restated Services and Secondment Agreement for all purposes. As amended hereby, the Amended and Restated Services and Secondment Agreement is hereby ratified and affirmed and shall continue in full force and effect.
[ Remainder of page intentionally left blank . ]





                

IN WITNESS HEREOF, each of the undersigned have executed this Amendment and Restatement of Exhibits to Amended and Restated Services and Secondment Agreement on, and effective as of, the date first written above.

Valero Services, Inc.
 
 
 
 
By:  /s/ R. Lane Riggs                                      
Name:
R. Lane Riggs
Title:
Executive Vice President


Valero Refining Company-Tennessee, L.L.C.
 
 
 
 
By:  /s/ R. Lane Riggs                                      
Name:
R. Lane Riggs
Title:
Executive Vice President


Valero Refining-Texas, L.P.
 
 
By:
Valero Tejas Company LLC, its
 
general partner

By:  /s/ R. Lane Riggs                                      
Name:
R. Lane Riggs
Title:
Executive Vice President

Valero Energy Partners GP LLC
 
 
 
 
By:  /s/ Richard F. Lashway                            
Name:
Richard F. Lashway
Title:
President and Chief Operating Officer




Signature Page to Amendment and Restatement of Exhibits


EXHIBIT A

Assets

The Assets consist of all above and below-ground equipment, facilities and improvements owned (in whole or in part) or leased by any Partnership Entities, or with respect to which any of the Partnership Entities have the right and/or obligation to operate and/or maintain, at each of the office, terminal and truckhaul locations and comprising each of the pipeline systems set forth in the following chart.
Without limiting the generality of the foregoing, the Assets expressly include all of the following located at or comprising any part of the facilities, locations and systems listed in the following chart, to the extent owned, leased or otherwise under the control of any Partnership Entity:
Piping
Pumps
Valves
Fittings
Interconnects
Lease automatic custody transfer (LACT) units
Metering equipment and associated equipment
Cathodic protection equipment
Fire suppression equipment
Tanks
Tank roofs
Tank dikes and foundations
Truck racks and associated equipment
Vapor recovery equipment
Docks and associated equipment
Buildings and improvements, and all fixtures, furnishings and equipment therein
Security equipment, including fences and gates
Drives, walks and parking areas
Signage
Utilities infrastructure
Environmental monitoring and remediation equipment
SCADA equipment
Oil / water separators
Wastewater treatment equipment
Laboratories and associated equipment

A-1



Exhibit A , continued

As used in the following chart, the following terms have the following respective meanings:

Asset Owner ” means the Partnership Entity that owns the Asset.

Service Date ” means the date that Seconded Employees first began providing Operational Services at and/or for the Asset.

Employing Operator ” means the Operator that employs the Seconded Employees who will be providing Operational Services related to the Asset.

Fee Structure ” refers to the manner in which Operator is to be paid the portion of the Services Reimbursement associated with the Asset, being one of the two following methods:

Pass Through ” means that Seconded Employee Expenses associated with the Asset are being passed through to GP by the Operator on a reimbursable basis in accordance with Sections 3.1 and 3.2.

Flat Fee ” means that the Operator is charging GP a Flat Fee for all Operational Services being provided by Seconded Employees with respect to the Asset in accordance with Section 3.3. The Flat Fee amounts set forth in the chart are initial amounts as of the Service Date, and are subject to periodic adjustment in accordance with Section 3.3.

Key to entity name abbreviations:

Operators:
Asset Owners:
 
 
 
 
VRCT
Valero Refining Company-Tennessee, L.L.C.
VMKS
VPCE
Valero MKS Logistics, L.L.C.
Valero Partners Corpus East, LLC
VRT
Valero Refining-Texas, L.P.
VPCW
Valero Partners Corpus West, LLC
VSI
Valero Services, Inc.
VPEP
Valero Partners El Paso, LLC
 
 
VPH
Valero Partners Houston, LLC
 
 
VP Lucas
Valero Partners Lucas, LLC
 
 
VP La.
Valero Partners Louisiana, LLC
 
 
VPM
Valero Partners Memphis, LLC
 
 
VP Meraux
Valero Partners Meraux, LLC
 
 
VP McKee
Valero Partners McKee, LLC
 
 
VPNT
Valero Partners North Texas, LLC
 
 
VPP
Valero Partners PAPS, LLC
 
 
VPST
Valero Partners South Texas, LLC
 
 
VPTR
Valero Partners Three Rivers, LLC
 
 
VPW
Valero Partners Wynnewood, LLC
 
 
VPWM
Valero Partners West Memphis, LLC

A-2





Asset
Asset Owner
Service Date
Employing
Operator
Fee Structure
 
 
 
 
 
Terminals, Offices and Truckhauls
 
 
 
 
Lucas Terminal
9405 West Port Arthur Road
Beaumont, TX  77705

VP Lucas
Dec. 16, 2013
VSI
Pass Through
El Vista Terminal
6300 W. Port Arthur Road
Port Arthur, TX 77640

VPP
Dec. 16, 2014
VSI
Pass Through
West Memphis Terminal
1282 South 8 th  St.
West Memphis, AR  72301

VPWM
Dec. 16, 2013
VSI
Pass Through
Collierville Terminal
772 Wingo Road
Byhalia, MS  38611

VMKS
Dec. 16, 2013
VRCT
Pass Through
Memphis Truck Terminal
321 West Mallory Ave.
Memphis, TN  38109
VPM
Dec. 16, 2013
VRCT
Pass Through
Wynnewood System:
    Wynnewood Terminal
   Murray County, OK

VPW
July 1, 2014
VSI
Pass Through
Three Rivers Crude System:
CR 422 Crude Oil Terminal
Live Oak County, Texas

Three Rivers Pipeline Office
Live Oak County, Texas

Three Rivers Meter Site
Live Oak County, Texas

VPST
July 1, 2014
VSI
Pass Through
McKee Crude System:
Clawson Station
Hansford County, TX
VPNT
July 1, 2014
VSI
Pass Through
Coble Station
Hutchinson County, TX
 
 
 
 
Farnsworth Station
Ochiltree County, TX
 
 
 
 
Follett Station
Lipscomb County, TX
 
 
 
 

A-3



Frass Station
Lipscomb County, TX
 
 
 
 
Glazier Station
Lipscomb County, TX
 
 
 
 
Gruver Station
Hansford County, TX
 
 
 
 
Hitchland Station
Hansford County, TX
 
 
 
 
Hooker Station
Texas County, OK
 
 
 
 
Mckee Station
Moore County, OK
 
 
 
 
McKee Valve & Meter Site
and 8” Pipeline
Moore County, TX
 
 
 
 
Merten Station
Gray County, TX
 
 
 
 
Perryton Office & Pipe Yard
Ochiltree County, Texas
 
 
 
 
Perryton Station (Nos. 1, 2, 3 and 4)
Ochiltree County, TX
 
 
 
 
Piper Station (Nos. 1, 2 and 3)
Lipscomb County, TX
 
 
 
 
Sunray Pump Station
Sherman County, TX
 
 
 
 
Tubbs Station
Lipscomb County, TX
 
 
 
 
Turpin Terminal
Beaver County, OK
 
 
 
 
Waka Station
Ochiltree County, TX
 
 
 
 
St. Charles Terminal - Located in Norco, Louisiana
VP La.
March 1, 2015
VSI
Flat Fee of $11,067,000 per calendar year
Houston Terminal - Located in Houston, Texas
VPH
March 1, 2015
VRT
Flat Fee of $6,323,000 per calendar year
Corpus Christi East Terminal - Located in Corpus Christi, Texas
VPCE
October 1, 2015
VSI
Flat Fee of $9,866,000 per calendar year

A-4



Corpus Christi West Terminal - Located in Corpus Christi, Texas
VPCW
October 1, 2015
VSI
Included in the Corpus Christi East Terminal Flat Fee
McKee Terminal – Located in Sunray, Texas
VP McKee
April 1, 2016
VSI
Flat Fee of $4,060,000 per calendar year
Meraux Terminal - Located in the St. Bernard Parish in Louisiana
VP Meraux
September 1, 2016
VSI
Flat fee of $3,703,000 per calendar year
Three Rivers Terminal - Located in Three Rivers, Texas
VPTR
September 1, 2016
VSI
Flat fee of $3,998,000 per calendar year
Pipelines
 
 
 
 
Port Arthur System:
Nederland pipeline : A five-mile, 32-inch pipeline that delivers crude oil to the Lucas terminal from the Sunoco Logistics Nederland marine terminal.

VP Lucas

Dec. 16, 2013
VSI
Pass Through
Lucas pipeline : A 12-mile, 30-inch pipeline that delivers crude oil from the Lucas terminal to the Valero Port Arthur refinery (1801 South Gulfway Dr., Port Arthur, Texas  77640).
VP Lucas

 
 
 
PAPS 20” Pipeline : A three-mile, 20-inch pipeline that delivers diesel from the Port Arthur refinery to the PAPS terminal.
VPP

 
 
 
El Vista 20” Pipeline : A four-mile, 20-inch pipeline that delivers gasoline from the Port Arthur refinery to the El Vista terminal.
VPP

 
 
 
12-10 pipeline : An approximately 13 mile, 12-inch and 10-inch pipeline that delivers refined petroleum products from the Port Arthur refinery to the Enterprise TE Products pipeline connection, the Sunoco Logistics MagTex pipeline connection at their Hebert Terminal (15651 West Port Arthur Rd. Beaumont, TX 77705) and Oiltanking’s Beaumont marine terminal (6275 Highway 347 Beaumont TX 77705).
VPP

 
 
 
Memphis System

Collierville pipeline : Approximately 52 miles of 10- to 20-inch pipelines that deliver crude oil to the Valero Memphis refinery (543 West Mallory Ave., Memphis, Tennessee  38109) from the Collierville terminal.

VMKS



Dec. 16, 2013
VRCT
Pass Through

A-5



Shorthorn pipeline : Approximately seven miles of 14-inch pipeline that delivers diesel and gasoline produced at the Valero Memphis refinery to the West Memphis terminal, and two miles of 12-inch pipeline that delivers diesel and gasoline from the West Memphis terminal and the Valero Memphis refinery to Exxon’s Memphis refined petroleum products terminal (454 Wisconsin Ave., Memphis, TN 38106).
Memphis Airport pipeline system : A nine-mile, six-inch pipeline that delivers jet fuel produced at the Valero Memphis refinery to the Swissport Fueling, Inc. terminal (2491 Winchester Rd., Memphis, Tennessee 38116) located at the Memphis International Airport and a two-mile, six-inch pipeline that delivers jet fuel from the Valero Memphis refinery to the FedEx jet fuel terminal (2903 Sprankle Ave, Memphis, TN 38118) located at the Memphis International Airport
 
 
 
 
Wynnewood System:
Wynnewood Pipeline . A twelve inch (12”) nominal diameter pipeline, approximately 30 miles in length, originating at the Valero Ardmore Refinery in Carter County, Oklahoma and terminating at the Valero Wynnewood Terminal in Murray County, Oklahoma
VPW
July 1, 2014
VSI
Pass Through
Three Rivers Crude System:
CR 422 - Valero Ref #1-12 . A twelve inch (12”) nominal diameter pipeline, approximately 3,225 feet / 0.61 miles in length, originating at the Valero CR 422 crude oil facility and terminating the Valero Three Rivers Refinery in Live Oak County, Texas.

VPST
July 1, 2014
VSI
Pass Through
CR 422 - Valero Ref #2-12 . A twelve inch (12”) nominal diameter pipeline, approximately 3,064 feet / 0.58 miles in length, originating at the Valero CR 422 crude oil facility and terminating the Valero Three Rivers Refinery in Live Oak County, Texas.

 
 
 
 

A-6



CR 422 - Valero Ref #3-12. A twelve inch (12”) nominal diameter pipeline, approximately 3,139 feet / 0.59 miles in length, originating at the Valero CR 422 crude oil facility and terminating the Valero Three Rivers Refinery in Live Oak County, Texas.

VPST
July 1, 2014
VSI
Pass Through
McKee Crude System:
Tubbs 4”  – A four inch (4”) nominal diameter pipeline, approximately 73,081 feet / 13.84 miles in length, originating at The Shamrock Pipe Line Corporation’s Tubbs Station in Lipscomb County, Texas and terminating at The Shamrock Pipe Line Corporation’s Tubbs /Citizens scrapper trap site in Lipscomb County, Texas.

VPNT
July 1, 2014
VSI
Pass Through
Citizens 6”   – A six inch (6”) nominal diameter pipeline, approximately 48,762 feet / 9.24 miles in length, originating at The Shamrock Pipe Line Corporation’s Tubbs/Citizens scrapper trap site in Lipscomb County, Texas and terminating at The Shamrock Pipe Line Corporation’s Piper Station in Lipscomb County, Texas.
 
 
 
 
Lipscomb 6”   – A six inch (6”) nominal diameter pipeline, approximately 258,838 feet / 49.02 miles in length, originating at Frass Station in Lipscomb County, Texas and terminating at The Shamrock Pipe Line Corporation’s Perryton Station in Ochiltree County, Texas.

 
 
 
 
Perryton-Waka 10”  - A ten inch (10”) nominal diameter pipeline, approximately 80,135 feet / 15.18 miles in length, originating at The Shamrock Pipe Line Corporation’s Perryton Station in Ochiltree County, Texas and terminating at The Shamrock Pipe Line Corporation’s Waka Station in Ochiltree County, Texas.

 
 
 
 
Perryton-Waka 6”  - A six inch (6”) nominal diameter pipeline, approximately 80,657 feet / 15.28 miles in length, originating at The Shamrock Pipe Line Corporation’s Perryton Station in Ochiltree County, Texas and terminating at The Shamrock Pipe Line Corporation’s Waka Station in Ochiltree County, Texas.

 
 
 
 

A-7



Waka-Gruver 8”  - An eight inch (8”) nominal diameter pipeline, approximately 133,047 feet / 25.19 miles in length, originating at The Shamrock Pipe Line Corporation’s Waka Station in Ochiltree County, Texas and terminating at The Shamrock Pipe Line Corporation’s Gruver Station in Hansford County, Texas.

 
 
 
 
Gruver-Clawson 8”  - An eight inch (8”) nominal diameter pipeline, approximately 1,497 feet / 0.28 miles in length, originating at The Shamrock Pipe Line Corporation’s Gruver Station in Hansford County, Texas and terminating at NuStar Logistics, L.P.’s Clawson Station in Hansford County, Texas.

 
 
 
 
Clawson-Gruver 6”  - A six inch (6”) nominal diameter pipeline, approximately 1,069 feet / 0.20 miles in length, originating at NuStar Logistics, L.P.’s Clawson Station in Hansford County, Texas and terminating at The Shamrock Pipe Line Corporation’s Gruver Station in Hansford County, Texas.

 
 
 
 
Turpin-Gruver 6”  - A six inch (6”) nominal diameter pipeline, approximately 304,313 feet / 57.64 miles in length, originating at Valero Plains Company LLC’s Turpin Terminal in Beaver County, Oklahoma and terminating at The Shamrock Pipe Line Corporation’s Gruver Station in Hansford County, Texas.

 
 
 
 
Gruver-McKee 6”  - A six inch (6”) nominal diameter pipeline, approximately 157,609 feet / 29.85 miles in length, originating at The Shamrock Pipe Line Corporation’s Gruver Station in Hansford County, Texas and terminating at The Shamrock Pipe Line Corporation’s McKee scrapper trap site in Moore County, Texas.
 
 
 
 
McKee - McKee Refinery 8”  - An eight inch (8”) nominal diameter pipeline, approximately 4,747 feet / 0.90 miles in length, originating at The Shamrock Pipe Line Corporation’s McKee scrapper trap site in Moore County, Texas and terminating at the Valero McKee Refinery in Moore County, Texas.

 
 
 
 

A-8



Turpin 6” (Hansford County, TX)  - A six inch (6”) nominal diameter pipeline, approximately 5,899 feet / 1.12 miles in length, originating west of SH 15 in Hansford County, Texas and terminating south of FM 1262 in Hansford County, Texas.

 
 
 
 
Turpin 6” (Moore County, TX)  - A six inch (6”) nominal diameter pipeline, approximately 5,280 feet / 1.0 miles in length, originating at The Shamrock Pipe Line Corporation’s McKee scrapper trap site in Moore County, Texas and terminating at the Valero McKee Refinery in Moore County, Texas.
 
 
 
 


A-9


                

EXHIBIT B
Operational Services


General Note : Not all of the following Operational Services apply with respect to each Asset. Rather, the Seconded Employees working at a specific location shall only be required to provide those Operational Services applicable to the Assets at such location.


List of Operational Services

Operation of the Assets in accordance with prudent industry practice and the directions for product and feedstock movements given by GP (or, where customary practice dictates, customers of the Partnership, in which case such directions shall be deemed for purposes of this Agreement to have come from GP, acting for and on behalf of the Partnership), including but not limited to operation of the pump stations and other facilities within such operating parameters and specifications as may be in accordance with sound engineering and operating practices and applicable laws, operation of meter stations, including calibration of measurement and product analysis equipment, operation of booster pumps, providing custody measurement as required and the coordination of product and feedstock movements as directed.
Operation of truck rack loading and unloading, including blending operations, management of computer loading systems and processing of delivery tickets.

Operation of vapor recovery systems, to include emission monitoring requirements.

Operation of wastewater treatment systems and/or oil water separator systems (in compliance with all applicable hazardous waste handling procedures).
Provision of communications, inspection, surveillance, flow control, corrosion control and monitoring.
Establishment of and compliance with safety, health, environmental, training, emergency response, spill response and other programs in connection with the operation of the Assets.
Preparation and retention of appropriate records and logs as required by applicable laws and consistent with past practice (subject to changes required by changes in law and/or the adoption of new policies and procedures).
Maintenance of instrument systems required for performance of pipeline monitoring and control services, product analysis and measurements in accordance with applicable requirements and generally accepted industry practices.

B-1



Providing scheduling services for all products shipped into and delivered out of the Assets, with appropriate consultation and coordination with affected refineries, third-party pipelines, third-party off-line delivery and shipper personnel, and control room personnel.
Coordination of all inventory management activities and assistance in the development and implementation of inventory control policies and guidelines regarding the Assets.
Determining net volume received and delivered by utilizing measurement facilities installed, operated and maintained in accordance with the latest edition of the American Petroleum Institute Manual of Petroleum Measurement Standards and standard industry practices, and reconciliation of book inventory with actual inventory.
Provision of sufficient on-the-job and outside training to employees and contractors operating and maintaining the Assets for the operation of the Assets in a safe and efficient manner in accordance with the applicable Partnership policies and procedures and applicable governmental rules, regulations and laws.
Preparation, filing and renewal, as applicable and, to the extent not performed under the Omnibus Agreement, of all operating licenses and/or permits as directed by GP.
Emergency response services, including but not limited to closing pipeline valves in connection with a response to any emergency involving the Assets.
Laboratory and analytical services including but not limited to product quality and assurance analysis.
Additive procurement services and inventory management of additive inventories (except to the extent any additives are procured and/or managed by customers of the Partnership, in which case the services hereunder shall consist of appropriate coordination with such customers).
Security services, including but not limited to controlling access to the Assets and (except to the extent such activities are customarily conducted by customers of the Partnership) negotiation, execution and management of access agreements.
Maintenance and repair of the Assets, including but not limited to pipeline repairs, terminal repairs, aerial pipeline patrols, population density counts, right-of-way maintenance (including but not limited to filling of washes, mowing weeds and brush, repairing fences, erection and maintenance of fences, barricades or other suitable protection to protect the Assets and associated equipment from damage due to mowers, trucks or other vehicles, flagging and identification of pipelines in the event of excavation in the vicinity of the pipelines by the Operators or third parties), in each case, within such maintenance/repair parameters and specifications as may be in accordance with sound engineering and maintenance practices and applicable laws.



B-2



Implementation and administration of a preventative maintenance program for the Assets, including, without limitation, periodic testing, adjustment and maintenance of the Assets, meter station and valve inspections and meter proving maintenance, in each case in accordance with prudent maintenance practices and applicable laws.
Implementation and administration of a tank maintenance and integrity program for the Assets, including, without limitation, periodic testing, maintenance, repair and/or replacement in each case in accordance with prudent maintenance practices and applicable laws.
Inspection services for monitoring work performed by others in the vicinity of the Assets.
Preparation and retention of appropriate records and logs as required by applicable laws and that a prudent provider of maintenance services would maintain regarding the Assets.
Reconstruction, reconditioning, overhaul and/or replacement of the Assets, as appropriate.
Technical services for trouble-shooting problems, improving the Assets performance, upgrading the Assets, repairing the Assets and/or meeting regulatory or safety requirements.
Maintaining compliance with all applicable federal, state and local environmental, health and safety laws including but not limited to conducting all environmental investigation and remediation activities, as required by federal, state and local environmental laws and prudent business practices.
Facilitating the acquisition of all materials (including spare parts inventories), equipment, services, supplies and labor necessary for the maintenance and repair of the Assets.
Except to the extent provided under the Omnibus Agreement, performing all planning, design and engineering functions related to the maintenance and repair of the Assets including but not limited to selecting and overseeing contractors and material suppliers for such activities.
Preparing excavation plans for pipeline right-of-way work, and advising the Partnership of any right-of-way work which could threaten the integrity of the Partnership’s pipelines.
Construction, reconstruction, reconditioning, overhaul and replacement of the Assets, including but not limited to engineering, procurement, construction and project performance testing and services relating thereto. Related functions include:
Oversight and management services as may be necessary in connection with these activities.
Planning, design and engineering functions related to the activities.
Procurement of all materials, equipment, services, supplies and labor necessary for and related to the activities.


B-3



Preparation and/or assistance in the preparation of capital project (AFE) documents for approval by the Partnership.
Routine maintenance, repairs and inspections of the tanks and other facilities at the St. Charles Terminal and Houston Terminal.
Routine maintenance, repairs and inspections of the tanks and other facilities at the Corpus Christi East Terminal and Corpus Christi West Terminal.
Routine maintenance, repairs and inspections of the tanks and other facilities at the McKee Terminal.
Routine maintenance, repairs and inspections of the tanks and other facilities at the Meraux Terminal and the Three Rivers Terminal.
Together with such other routine maintenance and operational services as GP may require in connection with the ownership and operation of the Assets consistent with the Operators’ past practices at the Assets.


B-4

Exhibit 10.07


TERMINAL SERVICES SCHEDULE
(Meraux Terminal)

This Terminal Services Schedule (this “ Schedule ”) is entered into on the 1 st day of September, 2016 (the “ Effective Date ”) by and between VALERO PARTNERS OPERATING CO. LLC, a Delaware limited liability company (“ Company ”) and VALERO MARKETING AND SUPPLY COMPANY, a Delaware corporation (“ Customer ”) pursuant to the Master Terminal Services Agreement (“ Agreement ”) between Company and Customer dated December 16, 2013. Except as set forth herein, the terms and conditions of the Agreement are incorporated by reference into this Schedule. Unless otherwise defined in this Schedule, the defined terms in this Schedule will have the same meaning used in the Agreement.

1.      Definitions . For purposes of this Schedule and the Agreement as it relates to this Schedule, the following terms shall have the meanings set forth below:
(a)    “ Tankage ” means the crude oil, refined products and intermediates storage tanks identified on Exhibit A attached hereto and incorporated herein for all purposes that are located at the Terminal.
(b)    “ Tank ” means any individual crude oil, refined product or intermediate storage tank within the Tankage. The Company may designate alternate tankage in the event the Tanks become unavailable.
2.     Term . This Schedule shall have a primary term commencing on the Effective Date and ending 10 years from the Effective Date (the “ Initial Term ”), and may be renewed by Customer, at Customer’s sole option, for one successive 5 year renewal term (a “ Renewal Term ”), upon at least 180 Days’ written Notice from Customer to Company prior to the end of the Initial Term. The Initial Term and Renewal Term, if any, shall be referred to in this Schedule as the “ Term ”.
3.     Terminal . The terminal services contemplated by this Schedule will be performed at Company’s Affiliate’s Meraux Tank Farm located in Meraux, Louisiana (the “ Terminal ”).
4.     Refinery . The Terminal supports Customer’s Affiliate’s Meraux Refinery located in Meraux, Louisiana (the “ Refinery ”).
5.     Product . The products to be handled and stored under this Schedule (each a “ Product ”, and collectively the “ Products ”) are those specified Products set forth on Exhibit B attached hereto and incorporated herein for all purposes.
6.     Receipts and Deliveries . Product will be received at and delivered from the Terminal by pipeline. Custody of Products received at the Terminal shall pass to Company at the Demarcation Point. Custody of Products delivered from the Terminal shall pass to Customer at the Demarcation Points. For purposes of this Section 6 , the “ Demarcation Points ” shall mean those points at which any receipt pipeline to the Tankage or delivery pipeline from the Tankage connects to any receipt or delivery pipeline outside of the Terminal that is used for the purpose of transporting Products to

 


and from the Terminal. The Parties may determine the actual Demarcation Points following the Effective Date and agree to execute any amendments or supplements to this Schedule if necessary to incorporate the actual Demarcation Points.
7.     Specifications . Customer will ensure that all of Customer’s Product delivered to the Terminal under the terms of this Schedule meets the Company’s applicable specifications for such Product (the “ Specifications ”), provided that (i) the Product specifications and properties remain consistent with the pipeline system specifications for the applicable pipelines connected to the Terminal, and (ii) the Product specifications and properties comply with any specifications imposed by Law. These Specifications are minimum specifications for the Terminal and do not supersede any published or otherwise required specification set forth by the delivering pipelines that may be more stringent for movements on those third party pipelines. Ethanol delivered to the Terminal by or on behalf of Customer shall meet all the specifications listed in the latest version of ASTM D4806.
8.     Throughput Charges . For each Month during the Term, Customer will pay Company (i) $0.463 per Barrel of Product throughput and handled at the Terminal for or on behalf of Customer for throughput volumes up to 211,000 average Barrels per Day of Products (“ Tier 1 Rate ”), and (ii) $0.05 per Barrel of Products throughput and handled at the Terminal by or on behalf of Customer on terminal throughput volumes in excess of 211,000 average Barrels per Day of Products (“ Tier 2 Rate ”), in each case subject to escalation pursuant to Section 11 . The Tier 1 Rate and Tier 2 Rate may be referred to collectively or individually as the “ Throughput Charge ”. For the avoidance of doubt, to the extent any Quarterly Deficiency Payment is applied to any Quarterly Surplus Volumes (such volumes being referred to as “ Pre-Paid Volumes ”), the Throughput Charge for such Pre-Paid Volumes shall be the Tier 1 Rate for the Calendar Quarter in which such Quarterly Deficiency Payment was made. For each Month within a Calendar Quarter, the Throughput Charge applied to volumes tendered for such Month shall be based on a quarter-to-date calculation of the Minimum Monthly Commitment (as defined below), and the revenue billed for such Month shall be adjusted to reflect such quarter-to-date calculation. For purposes of this Section 8 , the term “ Minimum Monthly Commitment ” shall be 165,000 average Barrels per Day multiplied by the number of days in the applicable Month. An illustrative example of the quarter-to-date calculation of the Minimum Monthly Commitment and applicable Throughput Charges for such quarter is attached hereto as Exhibit C . For avoidance of doubt, movements of Product from the Terminal to the Refinery for processing at the Refinery and movements of Product out of the Refinery from processing to the Terminal are not considered throughput for which Customer will be charged a Throughput Charge.
9.     Other Charges .
(a)     Holdover Fee . If Customer does not remove its Product from the Terminal on or before the date this Schedule terminates, except to the extent any delay in removal is caused by Company, Customer will pay a holdover fee of $0.05 per Barrel of Product per day in addition to any Throughput Charge.
(b)     Sampling Fee . Customer will pay a $100 fee per sample for all samples drawn at Customer’s request excluding any composite samples taken on pipeline receipts to or pipeline deliveries from the Terminal.

2


10.     Minimum Throughput Commitments . For each Calendar Quarter during the Term, Customer shall tender or cause to be tendered an average of at least 165,000 Barrels per Day of Products to or from the Terminal for handling in approximately ratable quantities (such average, the “ Minimum Quarterly Commitment ”) and Company shall accept and deliver such Product in accordance with the terms of this Schedule. Except as expressly provided in the Agreement in connection with an Outage, a Company Force Majeure or a Customer Force Majeure, if during any Calendar Quarter, Customer fails to satisfy its Minimum Quarterly Commitment in such Calendar Quarter, then Customer will pay Company a deficiency payment (each, a “ Quarterly Deficiency Payment ”) in an amount equal to the volume of the deficiency (the “ Quarterly Deficiency Volume ”) multiplied by the Throughput Charge. Customer shall pay Company the amount of such Quarterly Deficiency Payment along with any Throughput Charge payable hereunder. The dollar amount of any Quarterly Deficiency Payment paid by Customer may be applied as a credit against any amounts incurred by Customer and owed to Company with respect to volumes of Product handled at the Terminal in excess of Customer’s Minimum Quarterly Commitment (or, if this Schedule expires or is terminated, to volumes handled at the Terminal in excess of the applicable Minimum Quarterly Commitment in effect as of the date of such expiration or termination) (such excess volume in any Calendar Quarter during the Term is referred to as the “ Quarterly Surplus Volume ”) during any of the succeeding four Calendar Quarters, after which time any unused credits will expire. This Section 10 shall survive the expiration or termination of this Schedule, if necessary for the application of any Quarterly Deficiency Payment against any Quarterly Surplus Volume as set forth herein.
11.     Escalation . On July 1, 2017, and on July 1 st of each year thereafter while this Schedule is in effect, Company shall adjust the Throughput Charge, which adjustments shall be effective as of July 1 st of the year in which such election is made, by multiplying the Throughput Charge, by an amount equal to a maximum of (a) 1.0 plus (b) a fraction, of which (i) the numerator is the positive change, if any, in the Consumer Price Index – All Urban Consumers (Series ID CUUR0300SA0) (such index, the “ CPI ”) during the 12-Month period ending on March 31 st of such year, as reported during the Month of April of such year and (ii) the denominator is the CPI as of the first day of such 12-Month period, provided that if, with respect to any such 12-Month period, the CPI has decreased during such 12-Month period, Company may increase fees on the following July 1 st only to the extent that the percentage change in the CPI since the most recent previous such increase in fees is greater than the aggregate amount of the cumulative decreases in the CPI during the intervening period or periods.
12.     Nominations . Customer shall furnish to Company, by the 20 th Day of each Month preceding the Month of delivery (except for the first Month of the Term, which shall be on or before the 5 th day of such Month), a delivery schedule that includes the estimated quantity of Products that Customer anticipates delivering to and receiving from the Terminal during the following Month.
13.     Monthly Statements . For purposes of this Schedule and the Agreement as it relates to this Schedule, Section 6.01 of the Agreement is hereby amended and restated as follows:
Within 10 days after the end of each Month, Company will provide Customer a statement (a “ Monthly Statement ”) for each proceeding Month, which Monthly Statement shall

3


include for each Product specified on Exhibit B to this Schedule: receipts and withdrawals, and the Throughput Charges due the Company (after application of any Quarterly Surplus Volume credit to which the Company may be entitled pursuant to this Schedule). If requested by Customer, Company will provide pipeline meter tickets for receipts and withdrawals at the Terminal for such Month, if available. Each Monthly Statement immediately following the last Month in each Calendar Quarter shall include a report that sets forth the amount of Quarterly Deficiency Volume, if any, or Quarterly Surplus Volume, if any, and any Quarterly Deficiency Payment that may be due and payable by Customer.
14.     Liens . Customer hereby grants to Company a warehouseman’s lien on all of Customer’s Products in storage at the Terminal for any amounts payable by Customer to Company that have not been paid when due hereunder. If a warehouse receipt is required under Law for such a lien to arise, this Schedule will be deemed to be the warehouse receipt for all Products at the Terminal.
15.     Special Termination by Customer . If Customer or any of its Affiliates determines to completely or partially suspend refining operations at the Refinery for a period of at least 12 consecutive Months, the Parties will negotiate in good faith to agree upon a reduction of the Minimum Quarterly Commitment to reflect such suspension of operations. If the Parties are unable to agree to an appropriate reduction of the Minimum Quarterly Commitment, then after Customer or such Affiliate has made a public announcement of such suspension, Customer may provide written Notice to Company of its intent to terminate this Schedule and this Schedule will terminate 12 Months following the date such Notice is delivered to Company. In the event Customer or such Affiliate publicly announces, prior to the expiration of such 12-Month period, its intent to resume operations at the Refinery, then such Notice shall be deemed revoked and this Schedule shall continue in full force and effect as if such Notice had never been delivered.
16.     Effect of Customer Restructuring . If Customer or any of its Affiliates determines to restructure its respective supply, refining or sales operations at the Refinery in such a way as could reasonably be expected to materially and adversely affect the economics of Customer’s performance of its obligations under this Schedule, then the Parties will negotiate in good faith an alternative arrangement that is no worse economically for Company than the economic benefits to be received by Company under this Schedule, which may include the substitution of new commitments of Customer on other assets owned or to be acquired or constructed by Company.
17.     Additional Services . If Company performs additional services at Customer’s written request, or if Company, upon written notice to Customer, performs any additional services because Customer’s Product does not meet the applicable Specifications, Customer will pay Company the cost of such services plus an administrative fee that is equal to 10% of such documented, invoiced costs.
18.     Removal of Tank for Service Inspection . The Parties agree that if the Company determines to remove a Tank included in the Terminal from service or if a Tank is removed from service for inspection in compliance with API Standard 653 for Aboveground Storage Tanks then Company will not be required to utilize, operate or maintain such Tank or provide the services required under this Schedule with respect to such Tank; provided however, that any such removal will not reduce

4


the Throughput Charge except to the extent that Company is unable to provide to Customer the applicable throughput capacity to satisfy the Minimum Quarterly Commitment.
19.     Tank Cleaning and Removal of Products . Notwithstanding any provision herein to the contrary, Customer will be responsible for all actual costs incurred by Company for tank cleaning, product removal, and disposal of all residual Product (including any BS&W) during the Term in the event (x) of a change in service of a Tank, (y) any cleaning of the Tankage is necessary for Company to comply with Applicable Law, including compliance with API 653 or any legal or regulatory requirement adopting or substantially similar to the requirements set forth in API 653, or (z) it becomes necessary to remove a Tank from service for maintenance. Under such circumstances, Company shall exercise commercially reasonable efforts to (a) provide Customer with at least sixty (60) days prior written notice of its intention to remove a Tank for cleaning or maintenance, which notice shall include (i) the legal basis for such requirement, if required, and (ii) the estimated amount of time any such Tank will be taken out of service for such purpose, and (b) except as otherwise prohibited by Applicable Law, clean only one Tank in a particular service at any given time while allowing the other Tanks to remain in service, subject to any Force Majeure event; provided, however, the failure of Company to timely provide such notice shall not relieve Customer of its obligations required hereunder.
20.     Dewatering Services . Notwithstanding any provision herein to the contrary, Company shall not be responsible for dewatering Customer’s Products. To the extent it becomes necessary during the Term to remove and dispose of water from the Tanks, Customer shall bear the cost of, or reimburse the Company for, such removal and disposal by vacuum truck. The Company shall control and oversee, and cooperate with Customer on arranging for, the completion of such removal and disposal.
21.     Marketing of Throughput and Storage Services to Third Parties . During the Term, Company may provide throughput services to third parties at the Terminal and storage services to third parties in the Tankage, provided that, (i) the provision of such throughput and storage services to third parties is not reasonably likely to negatively impact Customer’s ability to use either the Terminal or the Tankage in accordance with the terms of this Schedule in any material respect, (ii) prior to any third party use of either of the Terminal or the Tankage or the entry into any agreement with respect thereto, Company shall have received prior written consent from Customer with respect to such third party usage or the entry into such agreement, as applicable, not to be unreasonably withheld, conditioned or delayed and (iii) to the extent such third-party usage reduces the ability of Company to provide the throughput capacity to satisfy the Minimum Quarterly Commitment, the Minimum Quarterly Commitment shall be proportionately reduced to the extent of the difference between the Minimum Quarterly Commitment and the amount that can be throughput at the Terminal or stored in the Tankage (prorated for the portion of the Quarter during which the Minimum Quarterly Commitment was unavailable).
22.     Increase in Ad Valorem Taxes . If Company’s ad valorem tax obligation related to the Tankage and other facilities at the Terminal substantially increases after the Effective Date as a result of the change in ownership of the Terminal or the Terminal being assessed separately from the Refinery, the Parties will renegotiate the Throughput Charge in good faith based on the amount

5


of the increased tax liability and Company’s good faith estimate of Customer’s pro rata share (or if the amount of the increased tax liability relate only to Customer’s Tankage, then 100%) of the increase in the Throughput Charges necessary to cover such increased tax liability.
23.     Operating and Maintenance Expenses . If during the first three years of the Term of this Schedule, Company’s expenses related to the operation and maintenance of the Tankage and other facilities at the Terminal substantially increase or decrease relative to the Parties’ expectations as of the Effective Date, the Parties will renegotiate the Throughput Charges in good faith in order to reset the Throughput Charges to preserve the Parties’ original economic, operational, commercial, and competitive expectations related to this Schedule as of the Effective Date.
24.     Contacts and Notices .
(a)     For Company . The following contacts and their respective subject matter expertise are provided for convenience purposes only. All formal notices and communication required under this Schedule to Company shall be in writing and delivered as set forth in the Agreement:
Operational:
VP Pipelines & Terminals
 
Tel: (210) 345-4057
 
Fax: (210) 370-4801-
 
 
Invoice:
Troy Heard, Supervisor Accounting
 
Tel: (210) 345-3219
 
Fax: (210) 370-4355
(b)     For Customer : The following contacts and their respective subject matter expertise are provided for convenience purposes only. All formal notices and communication required under this Schedule to Customer shall be in writing and delivered as set forth in the Agreement:
Operational:
VP & General Manager – Meraux Refinery
 
Tel: (504) 278-5387
 
Email: Jack.Merrill@valero.com
 
 
Invoice:
Troy Heard, Supervisor Accounting
 
Tel: (210) 345-3219
 
Fax: (210) 370-4355


6


IN WITNESS WHEREOF , the Parties hereto have caused this Schedule to be duly executed by their respective authorized officers.



Company :

VALERO PARTNERS OPERATING CO. LLC
 
 
 
 
By:
 /s/ Richard F. Lashway
Name:
Richard F. Lashway
Title:
President and Chief Operating Officer


Customer :

VALERO MARKETING AND SUPPLY COMPANY
 
 
 
 
By:
 /s/ R. Lane Riggs
Name:
R. Lane Riggs
Title:
Executive Vice President


[ Signature Page to Terminal Services Schedule (Meraux Terminal) ]



EXHIBIT A
TANKS


Meraux Tank Ref #
Type
Shell Capacity (Barrels)
TK- 55-7
EFR
55,351
TK- 80-1
IFR
80,087
TK- 80-2*
IFR
80,839
TK- 80-4
Cone
79,818
TK- 80-6
Cone
79,328
TK- 80-7
Cone
78,234
TK- 80-8
Cone
79,598
TK- 80-11
EFR
78,309
TK- 80-12
EFR
78,829
TK- 80-15
Cone
81,163
TK- 80-16
EFR/Geo
81,104
TK- 80-18
EFR
78,908
TK- 150-1
Cone
152,336
TK- 200-1
EFR
203,693
TK- 200-2
EFR
203,631
TK- 200-3
EFR
201,716
TK- 200-4
EFR
202,116
TK- 200-5
EFR
200,041
TK- 200-7
Cone
199,903
TK- 250-8
IFR/Geo
267,455
TK- 300-1
EFR
323,713
TK- 300-2
EFR
339,011
TK- 300-4
EFR
337,486
TK- 300-6
EFR
338,221
 
TOTAL
3,900,890

* Tank-80-2 is under construction and shall not be available until it is completed and brought into service. For the sake of clarity, this shall not reduce the Throughput Charge or Minimum Quarterly Commitment.

Exhibit A – Page 1



EXHIBIT B

PRODUCTS
Products are hydrocarbons commonly stored in atmospheric storage tanks (<11 psia TVP) (True Vapor Pressure) such as, but not limited to:

Crude (Crude Oil, Blended Crude Oil, Crude Oil Mixture, Diluted Crude Oil, Synthetic Crude, Bitumen Crude)

Gasoline and Gasoline Blendstocks including Alkylate, Naphtha, Reformate, Cat gasoline, LSR, Naphtha

Distillate (Ultra Low Sulfur Diesel, Kerosene, Jet Fuel, Light Cycle Oil, Other distillates such as High Sulfur Diesel)

Gas Oils (Vacuum Gas Oil (VGO), Coker gas oil)

Resid (Fuel Oil, Residual Fuel Oil, No. 6 High Sulfur, Slurry, ATB)

Benzene, Toluene, Xylene

Products exclude:
Petcoke
Sulfur
Butane
Propane
Propylene
Hydrogen
Natural Gas
Butane / Butylene
P/P
NC4
Y-Grade
Acid
Spent Caustic
Process Water
Sour Water


Exhibit B – Page 1



EXHIBIT C

EXAMPLE


Exhibit C – Page 1
Exhibit 10.08

TERMINAL SERVICES SCHEDULE
(Three Rivers Terminal)

This Terminal Services Schedule (this “ Schedule ”) is entered into on the 1 st day of September, 2016 (the “ Effective Date ”) by and between VALERO PARTNERS OPERATING CO. LLC, a Delaware limited liability company (“ Company ”) and VALERO MARKETING AND SUPPLY COMPANY, a Delaware corporation (“ Customer ”) pursuant to the Master Terminal Services Agreement (“ Agreement ”) between Company and Customer dated December 16, 2013. Except as set forth herein, the terms and conditions of the Agreement are incorporated by reference into this Schedule. Unless otherwise defined in this Schedule, the defined terms in this Schedule will have the same meaning used in the Agreement.

1.     Definitions . For purposes of this Schedule and the Agreement as it relates to this Schedule, the following terms shall have the meanings set forth below:
(a)    “ Tankage ” means the crude oil, refined products and intermediates storage tanks identified on Exhibit A attached hereto and incorporated herein for all purposes that are located at the Terminal.
(b)    “ Tank ” means any individual crude oil, refined product or intermediate storage tank within the Tankage. The Company may designate alternate tankage in the event the Tanks become unavailable.
2.     Term . This Schedule shall have a primary term commencing on the Effective Date and ending 10 years from the Effective Date (the “ Initial Term ”), and may be renewed by Customer, at Customer’s sole option, for one successive 5 year renewal term (a “ Renewal Term ”), upon at least 180 Days’ written Notice from Customer to Company prior to the end of the Initial Term. The Initial Term and Renewal Term, if any, shall be referred to in this Schedule as the “ Term ”.
3.     Terminal . The terminal services contemplated by this Schedule will be performed at Company’s Affiliate’s Three Rivers Tank Farm located in Three Rivers, Texas (the “ Terminal ”).
4.     Refinery . The Terminal supports Customer’s Affiliate’s Three Rivers Refinery located in Three Rivers, Texas (the “ Refinery ”).
5.     Product . The products to be handled and stored under this Schedule (each a “ Product ”, and collectively the “ Products ”) are those specified Products set forth on Exhibit B attached hereto and incorporated herein for all purposes.
6.     Receipts and Deliveries . Product will be received at and delivered from the Terminal by pipeline. Custody of Products received at the Terminal shall pass to Company at the Demarcation Point. Custody of Products delivered from the Terminal shall pass to Customer at the Demarcation Points. For purposes of this Section 6 , the “ Demarcation Points ” shall mean those points at which any receipt pipeline to the Tankage or delivery pipeline from the Tankage connects to any receipt or delivery pipeline outside of the Terminal that is used for the purpose of transporting Products to

 


and from the Terminal. The Parties may determine the actual Demarcation Points following the Effective Date and agree to execute any amendments or supplements to this Schedule if necessary to incorporate the actual Demarcation Points.
7.     Specifications . Customer will ensure that all of Customer’s Product delivered to the Terminal under the terms of this Schedule meets the Company’s applicable specifications for such Product (the “ Specifications ”), provided that (i) the Product specifications and properties remain consistent with the pipeline system specifications for the applicable pipelines connected to the Terminal, and (ii) the Product specifications and properties comply with any specifications imposed by Law. These Specifications are minimum specifications for the Terminal and do not supersede any published or otherwise required specification set forth by the delivering pipelines that may be more stringent for movements on those third party pipelines. Ethanol delivered to the Terminal by or on behalf of Customer shall meet all the specifications listed in the latest version of ASTM D4806.
8.     Throughput Charges . For each Month during the Term, Customer will pay Company (i) $0.313 per Barrel of Product throughput and handled at the Terminal for or on behalf of Customer for throughput volumes up to 172,000 average Barrels per Day of Products (“ Tier 1 Rate ”), and (ii) $0.05 per Barrel of Products throughput and handled at the Terminal by or on behalf of Customer on terminal throughput volumes in excess of 172,000 average Barrels per Day of Products (“ Tier 2 Rate ”), in each case subject to escalation pursuant to Section 11 . The Tier 1 Rate and Tier 2 Rate may be referred to collectively or individually as the “ Throughput Charge ”. For the avoidance of doubt, to the extent any Quarterly Deficiency Payment is applied to any Quarterly Surplus Volumes (such volumes being referred to as “ Pre-Paid Volumes ”), the Throughput Charge for such Pre-Paid Volumes shall be the Tier 1 Rate for the Calendar Quarter in which such Quarterly Deficiency Payment was made. For each Month within a Calendar Quarter, the Throughput Charge applied to volumes tendered for such Month shall be based on a quarter-to-date calculation of the Minimum Monthly Commitment (as defined below), and the revenue billed for such Month shall be adjusted to reflect such quarter-to-date calculation. For purposes of this Section 8 , the term “ Minimum Monthly Commitment ” shall be 141,000 average Barrels per Day multiplied by the number of days in the applicable Month. An illustrative example of the quarter-to-date calculation of the Minimum Monthly Commitment and applicable Throughput Charges for such quarter is attached hereto as Exhibit C . For avoidance of doubt, (i) movements of Product from the Terminal to the Refinery for processing at the Refinery; (ii) movements of Product out of the Refinery from processing to the Terminal; and (iii) movements of crude oil from the Three Rivers Crude System that may move through the Terminal for delivery to Corpus Christi, Texas, are not considered throughput for which Customer will be charged a Throughput Charge.
9.     Other Charges .
(a)     Holdover Fee . If Customer does not remove its Product from the Terminal on or before the date this Schedule terminates, except to the extent any delay in removal is caused by Company, Customer will pay a holdover fee of $0.05 per Barrel of Product per day in addition to any Throughput Charge.

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(b)     Sampling Fee . Customer will pay a $100 fee per sample for all samples drawn at Customer’s request excluding any composite samples taken on pipeline receipts to or pipeline deliveries from the Terminal.
10.     Minimum Throughput Commitments . For each Calendar Quarter during the Term, Customer shall tender or cause to be tendered an average of at least 141,000 Barrels per Day of Products to or from the Terminal for handling in approximately ratable quantities (such average, the “ Minimum Quarterly Commitment ”) and Company shall accept and deliver such Product in accordance with the terms of this Schedule. Except as expressly provided in the Agreement in connection with an Outage, a Company Force Majeure or a Customer Force Majeure, if during any Calendar Quarter, Customer fails to satisfy its Minimum Quarterly Commitment in such Calendar Quarter, then Customer will pay Company a deficiency payment (each, a “ Quarterly Deficiency Payment ”) in an amount equal to the volume of the deficiency (the “ Quarterly Deficiency Volume ”) multiplied by the Throughput Charge. Customer shall pay Company the amount of such Quarterly Deficiency Payment along with any Throughput Charge payable hereunder. The dollar amount of any Quarterly Deficiency Payment paid by Customer may be applied as a credit against any amounts incurred by Customer and owed to Company with respect to volumes of Product handled at the Terminal in excess of Customer’s Minimum Quarterly Commitment (or, if this Schedule expires or is terminated, to volumes handled at the Terminal in excess of the applicable Minimum Quarterly Commitment in effect as of the date of such expiration or termination) (such excess volume in any Calendar Quarter during the Term is referred to as the “ Quarterly Surplus Volume ”) during any of the succeeding four Calendar Quarters, after which time any unused credits will expire. This Section 10 shall survive the expiration or termination of this Schedule, if necessary for the application of any Quarterly Deficiency Payment against any Quarterly Surplus Volume as set forth herein.
11.     Escalation . On July 1, 2017, and on July 1 st of each year thereafter while this Schedule is in effect, Company shall adjust the Throughput Charge, which adjustments shall be effective as of July 1 st of the year in which such election is made, by multiplying the Throughput Charge, by an amount equal to a maximum of (a) 1.0 plus (b) a fraction, of which (i) the numerator is the positive change, if any, in the Consumer Price Index – All Urban Consumers (Series ID CUUR0300SA0) (such index, the “ CPI ”) during the 12-Month period ending on March 31 st of such year, as reported during the Month of April of such year and (ii) the denominator is the CPI as of the first day of such 12-Month period, provided that if, with respect to any such 12-Month period, the CPI has decreased during such 12-Month period, Company may increase fees on the following July 1 st only to the extent that the percentage change in the CPI since the most recent previous such increase in fees is greater than the aggregate amount of the cumulative decreases in the CPI during the intervening period or periods.
12.     Nominations . Customer shall furnish to Company, by the 20 th Day of each Month preceding the Month of delivery (except for the first Month of the Term, which shall be on or before the 5 th day of such Month), a delivery schedule that includes the estimated quantity of Products that Customer anticipates delivering to and receiving from the Terminal during the following Month.

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13.     Monthly Statements . For purposes of this Schedule and the Agreement as it relates to this Schedule, Section 6.01 of the Agreement is hereby amended and restated as follows:
Within 10 days after the end of each Month, Company will provide Customer a statement (a “ Monthly Statement ”) for each proceeding Month, which Monthly Statement shall include for each Product specified on Exhibit B to this Schedule: receipts and withdrawals, and the Throughput Charges due the Company (after application of any Quarterly Surplus Volume credit to which the Company may be entitled pursuant to this Schedule). If requested by Customer, Company will provide pipeline meter tickets for receipts and withdrawals at the Terminal for such Month, if available. Each Monthly Statement immediately following the last Month in each Calendar Quarter shall include a report that sets forth the amount of Quarterly Deficiency Volume, if any, or Quarterly Surplus Volume, if any, and any Quarterly Deficiency Payment that may be due and payable by Customer.
14.     Liens . Customer hereby grants to Company a warehouseman’s lien on all of Customer’s Products in storage at the Terminal for any amounts payable by Customer to Company that have not been paid when due hereunder. If a warehouse receipt is required under Law for such a lien to arise, this Schedule will be deemed to be the warehouse receipt for all Products at the Terminal.
15.     Special Termination by Customer . If Customer or any of its Affiliates determines to completely or partially suspend refining operations at the Refinery for a period of at least 12 consecutive Months, the Parties will negotiate in good faith to agree upon a reduction of the Minimum Quarterly Commitment to reflect such suspension of operations. If the Parties are unable to agree to an appropriate reduction of the Minimum Quarterly Commitment, then after Customer or such Affiliate has made a public announcement of such suspension, Customer may provide written Notice to Company of its intent to terminate this Schedule and this Schedule will terminate 12 Months following the date such Notice is delivered to Company. In the event Customer or such Affiliate publicly announces, prior to the expiration of such 12-Month period, its intent to resume operations at the Refinery, then such Notice shall be deemed revoked and this Schedule shall continue in full force and effect as if such Notice had never been delivered.
16.     Effect of Customer Restructuring . If Customer or any of its Affiliates determines to restructure its respective supply, refining or sales operations at the Refinery in such a way as could reasonably be expected to materially and adversely affect the economics of Customer’s performance of its obligations under this Schedule, then the Parties will negotiate in good faith an alternative arrangement that is no worse economically for Company than the economic benefits to be received by Company under this Schedule, which may include the substitution of new commitments of Customer on other assets owned or to be acquired or constructed by Company.
17.     Additional Services . If Company performs additional services at Customer’s written request, or if Company, upon written notice to Customer, performs any additional services because Customer’s Product does not meet the applicable Specifications, Customer will pay Company the cost of such services plus an administrative fee that is equal to 10% of such documented, invoiced costs.

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18.     Removal of Tank for Service Inspection . The Parties agree that if the Company determines to remove a Tank included in the Terminal from service or if a Tank is removed from service for inspection in compliance with API Standard 653 for Aboveground Storage Tanks then Company will not be required to utilize, operate or maintain such Tank or provide the services required under this Schedule with respect to such Tank; provided however, that any such removal will not reduce the Throughput Charge except to the extent that Company is unable to provide to Customer the applicable throughput capacity to satisfy the Minimum Quarterly Commitment.
19.     Tank Cleaning and Removal of Products . Notwithstanding any provision herein to the contrary, Customer will be responsible for all actual costs incurred by Company for tank cleaning, product removal, and disposal of all residual Product (including any BS&W) during the Term in the event (x) of a change in service of a Tank, (y) any cleaning of the Tankage is necessary for Company to comply with Applicable Law, including compliance with API 653 or any legal or regulatory requirement adopting or substantially similar to the requirements set forth in API 653, or (z) it becomes necessary to remove a Tank from service for maintenance. Under such circumstances, Company shall exercise commercially reasonable efforts to (a) provide Customer with at least sixty (60) days prior written notice of its intention to remove a Tank for cleaning or maintenance, which notice shall include (i) the legal basis for such requirement, if required, and (ii) the estimated amount of time any such Tank will be taken out of service for such purpose, and (b) except as otherwise prohibited by Applicable Law, clean only one Tank in a particular service at any given time while allowing the other Tanks to remain in service, subject to any Force Majeure event; provided, however, the failure of Company to timely provide such notice shall not relieve Customer of its obligations required hereunder.
20.     Dewatering Services . Notwithstanding any provision herein to the contrary, Company shall not be responsible for dewatering Customer’s Products. To the extent it becomes necessary during the Term to remove and dispose of water from the Tanks, Customer shall bear the cost of, or reimburse the Company for, such removal and disposal by vacuum truck. The Company shall control and oversee, and cooperate with Customer on arranging for, the completion of such removal and disposal.
21.     Marketing of Throughput and Storage Services to Third Parties . During the Term, Company may provide throughput services to third parties at the Terminal and storage services to third parties in the Tankage, provided that, (i) the provision of such throughput and storage services to third parties is not reasonably likely to negatively impact Customer’s ability to use either the Terminal or the Tankage in accordance with the terms of this Schedule in any material respect,(ii) prior to any third party use of either of the Terminal or the Tankage or the entry into any agreement with respect thereto, Company shall have received prior written consent from Customer with respect to such third party usage or the entry into such agreement, as applicable, not to be unreasonably withheld, conditioned or delayed and (iii) to the extent such third-party usage reduces the ability of Company to provide the throughput capacity to satisfy the Minimum Quarterly Commitment, the Minimum Quarterly Commitment shall be proportionately reduced to the extent of the difference between the Minimum Quarterly Commitment and the amount that can be throughput at the Terminal or stored in the Tankage (prorated for the portion of the Quarter during which the Minimum Quarterly Commitment was unavailable).

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22.     Increase in Ad Valorem Taxes . If Company’s ad valorem tax obligation related to the Tankage and other facilities at the Terminal substantially increases after the Effective Date as a result of the change in ownership of the Terminal or the Terminal being assessed separately from the Refinery, the Parties will renegotiate the Throughput Charge in good faith based on the amount of the increased tax liability and Company’s good faith estimate of Customer’s pro rata share (or if the amount of the increased tax liability relate only to Customer’s Tankage, then 100%) of the increase in the Throughput Charges necessary to cover such increased tax liability.
23.     Operating and Maintenance Expenses . If during the first three years of the Term of this Schedule, Company’s expenses related to the operation and maintenance of the Tankage and other facilities at the Terminal substantially increase or decrease relative to the Parties’ expectations as of the Effective Date, the Parties will renegotiate the Throughput Charges in good faith in order to reset the Throughput Charges to preserve the Parties’ original economic, operational, commercial, and competitive expectations related to this Schedule as of the Effective Date.
24.     Contacts and Notices .
(a)     For Company . The following contacts and their respective subject matter expertise are provided for convenience purposes only. All formal notices and communication required under this Schedule to Company shall be in writing and delivered as set forth in the Agreement:
Operational:
VP Pipelines & Terminals
 
Tel: (210) 345-4057
 
Fax: (210) 370-4801-
 
 
Invoice:
Troy Heard, Supervisor Accounting
 
Tel: (210) 345-3219
 
Fax: (210) 370-4355
(b)     For Customer : The following contacts and their respective subject matter expertise are provided for convenience purposes only. All formal notices and communication required under this Schedule to Customer shall be in writing and delivered as set forth in the Agreement:
Operational:
VP & General Manager – Three Rivers Refinery
 
Tel: (361) 786-8287
 
Email: Harry.Wright@valero.com
 
 
Invoice:
Troy Heard, Supervisor Accounting
 
Tel: (210) 345-3219
 
Fax: (210) 370-4355


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IN WITNESS WHEREOF , the Parties hereto have caused this Schedule to be duly executed by their respective authorized officers.


Company :

VALERO PARTNERS OPERATING CO. LLC
 
 
 
 
By:
 /s/ Richard F. Lashway
Name:
Richard F. Lashway
Title:
President and Chief Operating Officer


Customer :

VALERO MARKETING AND SUPPLY COMPANY
 
 
 
 
By:
 /s/ R. Lane Riggs
Name:
R. Lane Riggs
Title:
Executive Vice President


[ Signature Page to Terminal Services Schedule (Three Rivers Terminal) ]



EXHIBIT A

TANKS



Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-31
Cone
5,145
TK-32
Cone
10,200
TK-34
Cone
11,554
TK-35
Cone
40,717
TK-37
EFR
22,346
TK-38
EFR
22,344
TK-40
EFR
74,342
TK-41
EFR
74,134
TK-42
Cone
101,092
TK-43
EFR
40,970
TK-100
EFR
4,984
TK-101
EFR
4,985
TK-102
EFR
5,012
TK-108
Cone
4,000
TK-114
Cone
5,019
TK-115
Cone
5,006
TK-116
Cone
5,004
TK-127
Cone
25,232
TK-128
Cone
25,180
TK-129
Cone
20,184
TK-200
IFR
63,276
TK-201*
Cone
25,184
TK-206
Cone
10,150
TK-207
Cone
10,243
TK-208
Cone
10,320
TK-209
Cone
10,320
TK-210
Cone
10,320
TK-217
Cone
5,197
TK-218
Cone
5,191
TK-219
Cone
5,188
TK-300
IFR
96,586
TK-301
IFR
9,595
TK-302
IFR
10,082
TK-303
IFR
10,122
TK-304
IFR
9,986
TK-305
IFR
10,030
TK-306
IFR
10,013
TK-308
IFR
25,097
TK-309
IFR
9,644
TK-310
IFR
9,680

Exhibit A – Page 1



Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-311
IFR
10,254
TK-312
IFR
10,125
TK-313
IFR
25,164
TK-314
IFR
9,691
TK-315
IFR
9,687
TK-317
IFR
4,840
TK-318
IFR
4,840
TK-331
IFR
55,862
TK-332
IFR
55,592
TK-333
EFR
104,433
TK-334
EFR
58,052
TK-335
EFR
57,826
TK-336
IFR
25,168
TK-337
EFR
206,693
TK-338
EFR
205,475
TK-339
IFR
98,252
TK-340
IFR
67,048
TK-354
IFR
208,302
TK-401
Cone
55,638
TK-402
Cone
56,063
TK-3201
Cone
30,197
TK-3202
Cone
30,050
 
Total
2,252,926
        
* Tank TK-201 is under construction and shall not be available until it is completed and brought into service. For the sake of clarity, this shall not reduce the Throughput Charge or Minimum Quarterly Commitment.



Exhibit A – Page 2



EXHIBIT B

PRODUCTS
Products are hydrocarbons commonly stored in atmospheric storage tanks (<11 psia TVP) (True Vapor Pressure) such as, but not limited to:

Crude (Crude Oil, Blended Crude Oil, Crude Oil Mixture, Diluted Crude Oil, Synthetic Crude, Bitumen Crude)

Gasoline and Gasoline Blendstocks including Alkylate, Naphtha, Reformate, Cat gasoline, LSR, Naphtha

Distillate (Ultra Low Sulfur Diesel, Kerosene, Jet Fuel, Light Cycle Oil, Other distillates such as High Sulfur Diesel)

Gas Oils (Vacuum Gas Oil (VGO), Coker gas oil)

Resid (Fuel Oil, Residual Fuel Oil, No. 6 High Sulfur, Slurry, ATB)

Benzene, Toluene, Xylene

Lubricating Base Oil

Products exclude:
Petcoke
Sulfur
Butane
Propane
Propylene
Hydrogen
Natural Gas
Butane / Butylene
P/P
NC4
Y-Grade
Acid
Spent Caustic
Process Water
Sour Water

Exhibit B – Page 1



EXHIBIT C

EXAMPLE


Exhibit C – Page 1
EXHIBIT 10.09


LEASE AND ACCESS AGREEMENT
(Meraux Terminal)
THIS LEASE AND ACCESS AGREEMENT (this “ Lease ”) is made and entered into to be effective as of the 1 st day of September, 2016 (the “ Effective Date ”), between Valero Refining-Meraux LLC, a Delaware limited liability company (herein called “ Lessor ”), and Valero Partners Meraux, LLC, a Delaware limited liability company (herein called “ Lessee ”).
W I T N E S S E T H :
WHEREAS, on the Effective Date, Lessee has acquired from Lessor the Tank Farm Assets (as defined below) located on the Refinery Site (as defined below) in Meraux, Louisiana;
WHEREAS, Lessor has agreed to lease to Lessee and Lessee has agreed to lease from Lessor the land on which the Tank Farm Assets are located, on the terms and conditions set forth in this Lease;
WHEREAS, Lessor owns and operates certain facilities and other improvements at the Refinery Site that are necessary or desirable for Lessee to utilize in Lessee’s operations of the Tank Farm Assets but that may also be utilized by Lessor and that Lessor has agreed to provide Lessee with access to in accordance with this Lease; and
NOW, THEREFORE, for and in consideration of the premises, the mutual agreements hereinafter set forth, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee covenant and agree as follows:
ARTICLE 1
DEFINITIONS
1.1      Certain Defined Terms . Unless the context otherwise requires, the following terms shall have the respective meanings set forth in this Section 1.1 :
Affiliate ” means any entity that directly or indirectly Controls, is Controlled by, or is under common Control with the referenced entity, including, without limitation, the referenced entity’s parents and their general partners; provided that, for purposes of this Agreement, Valero and its subsidiaries (other than the General Partner and the Partnership and its subsidiaries), including the Lessor, on the one hand, and the General Partner and the Partnership and its subsidiaries, including the Lessee, on the other hand, shall not be considered Affiliates of each other.
Applicable Law ” means all applicable constitutions, laws (including common law), treaties, statutes, orders, decrees, rules, injunctions, licenses, permits, approvals, agreements, regulations, codes, ordinances issued by any Governmental Authority, including applicable judicial or administrative orders, consents, decrees, and judgments, published directives, guidelines, governmental authorizations, requirements or other governmental restrictions which have the force of law, and determinations by, or interpretations of any of the foregoing by any Governmental


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Authority having jurisdiction over the matter in question and binding on a given Person, whether in effect as of the date hereof or thereafter and, in each case, as amended.
Business Day ” means any Day except for Saturday, Sunday or an official holiday in the State of Louisiana.
Charge Pump ” means the last pump prior to pumped inputs entering a refining unit.
Commencement Date ” has the meaning set forth in Section 3.1 .
Contribution Agreement ” means that certain Contribution Agreement dated September 1, 2016, among Valero Terminaling and Distribution Company and the Partnership.
Control ” means the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of a Person, whether through ownership of voting securities, by contract, or otherwise.
Day ” means the period of time commencing at 12:00 a.m. on one calendar day and running until, but not including, 12:00 a.m. on the next calendar day, according to local time where the Premises are located.
Demarcation Point ” is defined in the definition of “Facility Pipelines”.
Disclaimed Matters ” has the meaning set forth in Section 5.4(b) .
Environmental Cleanup ” has the meaning set forth in Section 10.4(c) .
Environmental Laws ” means all federal, state, and local laws, statutes, rules, regulations, orders, judgments, ordinances, codes, injunctions, decrees, Environmental Permits and other legally enforceable requirements and rules of common law relating to pollution or protection of human health, natural resources, wildlife and the environment or workplace health or safety including the federal Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended, 42 U.S.C. §§9601  et seq. , the Resource Conservation and Recovery Act of 1976, as amended, 42 U.S.C. §§6901  et seq. , the Clean Air Act, as amended, 42 U.S.C. §§7401  et seq. , the Federal Water Pollution Control Act, as amended, 33 U.S.C. §§1251 et seq ., the Toxic Substances Control Act, as amended, 15 U.S.C. §§2601  et seq. , the Oil Pollution Act of 1990, 33 U.S.C. §§2701 et seq. , the Safe Drinking Water Act of 1974, as amended, 42 U.S.C. §§300f  et seq. , the Hazardous Materials Transportation Act of 1994, as amended, 49 U.S.C. §§ 5101  et seq. , and other environmental conservation and protection laws and the Occupational Safety and Health Act of 1970, 29 U.S.C. §§ 651  et seq , and the regulations promulgated pursuant thereto, and any state or local counterparts, each as amended from time to time.
Environmental Permit ” means any permit, approval, identification number, license, registration, certification, consent, exemption, variance or other authorization required under or issued pursuant to any applicable Environmental Law, including applications for renewal of such permits in which the application allows for continued operation under the terms of an expired permit.


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Event of Default ” has the meaning set forth in Section 13.1 .
Facility Pipelines ” means all crude oil, intermediates and refined product pipelines to the extent they are (i) located wholly on, below, above and/or within the Premises and connect into the Tanks or (ii) located partially on and partially off the Premises and used in connection with the operation of the Tanks, provided that the Parties shall demarcate the point at which any such pipeline located partially on and partially off the Premises connects to any Refinery Pipeline (as determined, the “ Demarcation Point ”) and that portion extending from the boundary of the Premises to the Demarcation Point shall be considered Facility Pipeline. The Facility Pipelines do not include the Refinery Facilities.
Force Majeure ” has the meaning set forth in Section 19.8 .
General Partner ” means Valero Energy Partners GP LLC, a Delaware limited liability company.
Governmental Authority ” means any federal, state, tribal, foreign or local governmental entity, authority, department, court or agency, including any political subdivision thereof, exercising, or entitled to exercise, any administrative, executive, judicial, legislative, police, regulatory or taxing authority or power of any nature, and including any arbitrating body, commission or quasi-governmental authority or self-regulating organization of competent authority exercising or enlisted to exercise similar power or authority.
Hazardous Substance ” means (i) any substance, whether solid, liquid, gaseous, semi-solid, or any combination thereof, that is designated, defined or classified as a hazardous waste, solid waste, hazardous material, pollutant, contaminant or toxic or hazardous substance, or terms of similar meaning, or that is otherwise regulated under any Environmental Law, including any hazardous substance as defined under the Comprehensive Environmental Response, Compensation, and Liability Act, as amended, and including asbestos and lead-containing paints or coatings and (ii) petroleum, oil, gasoline, natural gas, fuel oil, motor oil, waste oil, diesel fuel, jet fuel, and other refined petroleum hydrocarbons.
Improvements ” and “ Material Improvements ” have the meanings set forth in Section 7.1 .
Initial Term ” has the meaning set forth in Section 3.1 .
Interest Rate ” means an annual rate (based on a 360-day year) equal to the lesser of (i) two percent (2%) over the prime rate as published under “Money Rates” in the Wall Street Journal in effect at the close of the Business Day on which payment was due and (ii) the maximum rate permitted by Applicable Law.
Lessee Indemnified Party(ies) ” means Lessee and all other members of the Partnership Group and their respective officers, directors, shareholders, unitholders, members, managers, employees, agents, representatives, successors and assigns.
Lessee Responsible Parties ” has the meaning set forth in Section 10.1 .


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Lessor Indemnified Party(ies) ” means Lessor and its ultimate parent company and their Affiliates (other than members of the Partnership Group) and their respective officers, directors, shareholders, unitholders, members, managers, employees, agents, representatives, successors and assigns.
Lessor Services ” has the meaning set forth in Section 5.1 .
Losses ” means any losses, damages, liabilities, claims, demands, causes of action, judgments, settlements, fines, penalties, costs and expenses (including court costs and reasonable attorney’s and expert’s fees) of any and every kind or character, known or unknown, fixed or contingent.
Mortgage ” has the meaning set forth in Section 19.2 .
Mortgagor ” has the meaning set forth in Section 19.3 .
Omnibus Agreement ” means that certain Amended and Restated Omnibus Agreement dated July 1, 2014, by and among the parties thereto, as the same has been amended by that certain Amendment and Restatement of Schedules to Amended and Restated Omnibus Agreement dated as of the Effective Date, and as the same may be further amended and supplemented from time to time.
Partnership ” means Valero Energy Partners LP, a Delaware limited partnership.
Partnership Agreement ” means the First Amended and Restated Agreement of Limited Partnership of the Partnership, dated as of December 16, 2013, as the same may be amended from time to time.
Partnership Change in Control ” means Valero ceases to Control the general partner of the Partnership.
Partnership Group ” has the meaning ascribed to such term in the Partnership Agreement.
Permitted Exceptions ” has the meaning set forth in Section 2.3 .
Permitted Transferee ” has the meaning set forth in Section 17.3 .
Permitted Use ” has the meaning set forth in Section 6.1 .
Permits ” means all permits, licenses, franchises, authorities, consents, and approvals, as necessary under applicable Environmental Laws for operating the Tank Farm Assets and/or the Premises.
Person ” means any individual or entity, including any partnership, corporation, association, joint stock company, trust, joint venture, limited liability company, unincorporated organization or Governmental Authority (or any department, agency or political subdivision thereof).


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Premises ” means those tracts or parcels of land located in Meraux, Louisiana on which the Tank Farm Assets are situated as depicted by the cross-hatched areas identified on Exhibit C attached hereto and made a part hereof for all purposes. The Premises is shown on Exhibit C as two (2) separate depictions with each including a cross reference to the Refinery Site parcel or tract upon which the Premises is located. For avoidance of doubt, the Premises is intended to include all of the land underlying the Tanks and those portions adjacent to the Tanks that are necessary for the use and operation of the Tank Farm Assets and the Improvements, including where applicable, the dike walls or other containment areas surrounding the Tanks. The Premises do not include the Refinery Facilities and any roads, drives or other ingress and egress areas located within the boundaries of the Premises (it being understood that Lessee shall have a non-exclusive right to use such roads, drives or other ingress and egress areas pursuant to Section 2.2 hereof).
Refinery ” means the crude oil refinery and related facilities (commonly known as the “ Valero Meraux Refinery ”) owned and operated by Lessor in Meraux, Louisiana at the Refinery Site.
Refinery Facilities ” means those assets and facilities of Lessor or third parties that may be located on the Premises but are used in connection with the operation of the Refinery (as opposed to the delivery, storage and redelivery of crude oil, feedstocks and products to the Tanks) or are necessary in order for Lessor to provide the Lessor Services, including without limitation any (i) water lines water tanks and fire water systems; (ii) waste water facilities; (iii) control or maintenance buildings; (iv) Charge Pumps; (v) pressurized tanks (bullets and spheres); (vi) Refinery Pipelines; (vii) pipe racks that are not wholly located within the Premises; (viii) tanks not in hydrocarbon service; and (ix) electrical and IT/controls infrastructure.
Refinery Pipelines ” means (i) any crude oil, intermediates or refined products pipeline or portion thereof that runs between a Demarcation Point and a point off the Premises for the purpose of delivering crude oil, intermediates and products into the Tanks or receiving crude oil, intermediates and products from the Tanks; and (ii) any crude oil, intermediates or refined products pipeline, or portion thereof, that runs between a Demarcation Point and a point off the Premises for the purpose of delivering crude oil, intermediates and refined products to the Refinery process units or receiving crude oil, intermediates and refined products from the Refinery process units.
Refinery Site ” means those tracts or parcels of land located in Meraux, Louisiana where the Premises are located as more particularly described on Exhibit B attached hereto and made a part hereof for all purposes, or which may be acquired by Lessor after the date hereof for which access thereto is necessary for the use and operation of the Tank Farm Assets or the Improvements, together with any other tracts or parcels of land adjacent thereto and any common areas, parking areas and driveways for vehicular and pedestrian ingress/egress related thereto to the extent owned or controlled by Lessor and, for which access is necessary for the use and operation of the Tank Farm Assets or the Improvements.
Refinery Site-Wide Permits ” means those Permits under which Lessor, immediately prior to the Commencement Date, operated the Refinery and the Tank Farm Assets.


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Release means any spilling, leaking, seeping, pumping, pouring, emitting, emptying, injecting, discharging, escaping, leaching, dumping, disposing or releasing of any Hazardous Substances into the environment (including the air, soil, surface water, or groundwater) of any kind whatsoever, but not any offsite disposal or treatment in accordance with Environmental Law.
Removal Date ” has the meaning set forth in Section 15.2 .
Renewal Term ” has the meaning set forth in Section 3.1 .
Rent ” has the meaning set forth in Section 4.1 .
Shared Access Facilities ” has the meaning set forth in Section 2.2 .
Tanks ” means the crude oil, refined products and intermediates storage tanks identified on Exhibit A attached hereto and incorporated herein for all purposes. For further identification the Tanks have been cross-hatched on the depiction of the Premises set forth on Exhibit C .
Tank Farm Assets ” means the Tanks, together with (i) tank valves, tank gauges, booster pumps, transfer pumps, meters, vapor control equipment, recorders, fittings, pressure and temperature equipment, cathodic protection equipment, leak detection equipment, improvements and other equipment, all of which are located on the Premises and used in connection with the operation of the Tanks and (ii) the Facility Pipelines.
Tax Reimbursement ” has the meaning set forth in Section 9.2 .
Taxes ” means all federal, state and local real and personal property ad valorem taxes, assessments, and other governmental charges, general and special, ordinary and extraordinary, including but not limited to assessments for public improvements or benefits assessed against the Premises or Tank Farm Assets or the use or operation thereof during the Term, including, but not limited to, any federal state or local income, gross receipts, withholding, franchise, excise, sales, use, value added, recording, transfer or stamp tax, levy, duty, charge or withholding of any kind imposed or assessed by any Governmental Authority, together with any addition to tax, penalty, fine or interest thereon. The term “Taxes” does not, however, include federal or state income taxes or franchise taxes imposed on Lessor.
Term ” has the meaning set forth in Section 3.1 .
Third Party Maintenance Contracts ” has the meaning set forth in Section 5.5 .
Valero ” means Valero Energy Corporation.
1.2      References . As used in this Lease, unless a clear contrary intention appears: (a) the singular includes the plural and vice versa; (b) reference to any Person includes such Person’s successors and assigns but, in the case of a Party, only if such successors and assigns are permitted by this Lease, and reference to a Person in a particular capacity excludes such Person in any other capacity; (c) reference to any gender includes each other gender; (d) reference to any agreement (including this Lease), document or instrument means such agreement, document, or instrument as amended


6


or modified and in effect from time to time in accordance with the terms thereof and, if applicable, the terms of this Lease; (e) reference to any Section means such Section of this Lease, and references in any Section or definition to any clause means such clause of such Section or definition; (f) “hereunder,” “hereof,” “hereto” and words of similar import will be deemed references to this Lease as a whole and not to any particular Section or other provision hereof or thereof; (g) “including” (and with correlative meaning “include”) means including without limiting the generality of any description preceding such term; and (h) relative to the determination of any period of time, “from” means “from and including,” “to” means “to but excluding” and “through” means “through and including.”
ARTICLE 2
DEMISE OF PREMISES
2.1      Demise of Premises . Lessor, in consideration of the Rent to be paid and of the covenants and agreements in this Lease to be performed by Lessee, does hereby lease and demise to Lessee and Lessee hereby leases, the Premises, upon and subject to the terms, covenants and conditions set forth in this Lease.
2.2      Shared Access Facilities . During the Term, Lessor hereby grants to Lessee and its respective Affiliates, agents, employees and contractors, for no additional consideration, an irrevocable, non-exclusive right of access to and use of those portions of the Refinery Site that are reasonably necessary for access to and/or the use, operation, maintenance, replacement, inspection, protection, repair and removal of the Tank Farm Assets and Improvements by Lessee, all so long as such access and use by any of the Lessee Responsible Parties does not unreasonably interfere in any material respect with Lessor’s operations at the Refinery Site and materially complies with Lessor’s rules, norms and procedures governing safety and security at the Refinery Site. Such access rights in favor of Lessee shall include, but not be limited to the right to use roads within the Refinery Site that provide Lessee access, ingress and egress to the Tank Farm Assets and Improvements and the right to use the Refinery Pipelines, docks, and pumps (and associated utilities) for the movement of crude oil, intermediates and refined products in and out of the Tank Farm Assets, whether or not such Refinery Pipelines are wholly-located on the Refinery Site. Lessor shall not unreasonably interfere with such access and use rights. The facilities from time to time on the Refinery Site that are subject to the access and use rights provided under this Section 2.2 are referred to herein as the “ Shared Access Facilities ”.
2.3      “Subject to” Restrictions, Etc.; Reservations . This Lease is expressly granted by Lessor and accepted by Lessee subject to all applicable building, zoning and other ordinances and governmental requirements affecting the Premises and to all restrictions, covenants, encumbrances, rights-of-ways, easements, exceptions, reservations and other matters of record encumbering or affecting the Premises. Furthermore, subject to the rights of Lessee hereunder, Lessor reserves the right to grant any, easements, licenses, and other similar agreements affecting the Premises, including, without limitation, utility and pipeline easements, provided that such easements and licenses shall be located in a manner that minimizes interference with the operations of Lessee at the Premises and does not increase any operational cost or risk to Lessee, while also minimizing construction and operational costs and risks for Lessor. The matters referenced in this Section 2.3 are the “ Permitted Exceptions ”.


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2.4      Acceptance of Premises . Lessee acknowledges that it is familiar with the Premises and its condition. Lessee accepts the Premises in its “AS-IS,” “WITH ALL FAULTS” physical condition as of the Commencement Date, subject to the terms and conditions of this Lease. LESSOR MAKES NO REPRESENTATIONS OR WARRANTIES WHATSOEVER, EXPRESS OR IMPLIED, OR ARISING BY OPERATION OF LAW, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTY OF CONDITION, HABITABILITY, SUITABILITY, MERCHANTABILITY, OR FITNESS FOR A PARTICULAR PURPOSE, AND INCLUDING WITHOUT LIMITATION, (A) THE CONDITION OR SUFFICIENCY OF THE PREMISES FOR LESSEE’S INTENDED USE; (B) THE CONDITION OR ZONING STATUS OF THE PREMISES, OR ANY OTHER FACT OR MATTER RELATING THERETO; OR (C) WHETHER ANY OF THE PREMISES CONTAINS ANY SUBSTANCE OR MATERIAL WHICH IS OR MAY BE IN VIOLATION OF ANY ENVIRONMENTAL LAW. Lessee acknowledges that, except as may be otherwise expressly provided herein, in no event shall Lessor have any obligation for any defects in the Premises or any limitation on its use. The taking of possession of the Premises shall be conclusive evidence that the Premises was in good condition at the time possession was taken.
_____        _____
Lessor        Lessee

ARTICLE 3
TERM
3.1      Term .    The initial term of this Lease (the “ Initial Term ”) shall be for 10 years commencing on September 1, 2016 (the “ Commencement Date ”). Following the Initial Term the Term of this Lease shall automatically renew for four successive five-year periods (each a “ Renewal Term ”). Lessee may terminate this Lease at the end of the Initial Term or any subsequent Renewal Term by delivering written notice to Lessor, on or before 180 days prior to the end of any such period, that Lessee has elected to terminate this Lease. The Initial Term together with any applicable Renewal Terms shall be referred to herein as the “ Term ”. In addition, at Lessee's option, Lessee may terminate this Lease, by providing written notice to Lessor on or before 180 days prior to the desired termination date, if Lessee ceases to operate the Tanks, or ceases its business operations. In the event of such termination prior to the end of the Term, Lessor shall retain one half of the remaining Rent (as defined below) for the current 12-month rental period as set forth in Section 4.1 below as its sole and exclusive remedy for such early termination and shall refund to Lessee the remaining Rent. In the event the aforesaid Commencement Date shall occur on a date other than the first day of the calendar month, then the Term of this Lease shall be for the number of full lease years plus the number of days remaining in the month in which the Term commences.
ARTICLE 4
RENT
4.1      Rent . Lessee shall pay to Lessor annual rent (“ Rent ”) in the initial amount of $536,004 per year, payable in equal monthly installments on or before the last day of each month in the amount of $44,667. If any installment of Rent falls due on a day that is not a Business Day, then such installment shall be due and payable on the next day that is a Business Day. Rent for any partial


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lease year and/or month at the beginning and/or end of the Term shall be prorated based on the number of days during such lease year and/or month that this Lease was in effect.
4.2      Accrual and Payment of Rent . All Rent shall be payable in immediately available funds to an account specified in writing by Lessor from time to time, or at Lessor’s address set forth in Section 19.5 (or at such place or places as Lessor may from time to time direct), free from all claims, demands, set offs, or counterclaims against Lessor of any kind or character. Any delinquent payment (that is, any payment not made within five calendar days after the due date) shall, in addition to any other remedy of Lessor, incur a late charge of 5% (which late charge is intended to compensate Lessor for the cost of handling and processing such delinquent payment and should not be considered interest) and bear interest at the Interest Rate, such interest to be computed from and including the date such payment was due through and including the date of the payment; provided, however, in no event shall Lessee be obligated to pay a sum of late charge and interest higher than the maximum rate permitted by Applicable Law.
4.3      Escalation . On July 1, 2017, and on July 1 st of each year thereafter during the Term, Lessor shall adjust Rent by multiplying Rent by an amount equal to a maximum of (a) 1.0 plus (b) a fraction, of which (i) the numerator is the positive change, if any, in the Consumer Price Index – All Urban Consumers (Series ID CUUR0300SA0) (such index, the “ CPI ”) during the 12-month period ending March 31st of such year, as reported during the month of April of such year and (ii) the denominator is the CPI as of the first day of such 12-month period, provided that if, with respect to any such 12-month period, the CPI has decreased during such 12-month period, Company may increase fees on the following July 1 only to the extent that the percentage change in the CPI since the most recent previous such increase in fees is greater than the aggregate amount of the cumulative decreases in the CPI during the intervening period or periods.
4.4      Independent Covenant . The obligation of Lessee to pay Rent is an independent covenant, and no act or circumstances whatsoever, whether such act or circumstances constitutes a breach of a covenant by Lessor or not, shall release Lessee of the obligation to pay Rent.
4.5      Rental . Wherever the term “ Rental ” or “ Rent ” is used under the terms of this Lease it shall be deemed to refer to the Rent as well as any additional rental due hereunder unless the context specifically states otherwise.
ARTICLE 5
ADDITIONAL LESSOR OBLIGATIONS
5.1      Provision of Lessor Services . During the Term of this Lease, in consideration of the Rent, Lessor shall make available and provide to Lessee, in accordance with the terms and conditions of this Lease, shared use of certain services, utilities, materials and facilities as more fully described on Exhibit D (the “ Lessor Services ”), located or utilized at the Refinery that are necessary to operate and maintain the Tank Farm Assets as currently operated and maintained.
5.2      Adjustment to Rent for Lessor Services . If the actual cost to Lessor of providing any Lessor Services or any additional Lessor Services exceeds the amount allocated therefor in the Rent (taking into account any increases in Rent pursuant to Section 4.3 ), Lessor may increase the Rent by an


9


amount equal to such increase. Lessor shall provide Lessee reasonable supporting documentation for any such increase, and if Lessee objects to the amount of any such increase Lessor and Lessee will negotiate in good faith to resolve such dispute. Prior to resolution of any such dispute, Lessee shall continue to pay the Rent prevailing prior to Lessor’s requested adjustment, with a true-up payment to be made by Lessee promptly upon resolution of the dispute (assuming that the parties agree to an increase in Rent).
5.3      Increased Quantities and Additional Lessor Services :
(a)
If subsequent to the date hereof increased quantities of any Lessor Services are reasonably required by Lessee in connection with its ownership, operation or maintenance of the Tank Farm Assets or any improvements or additions thereto, Lessor shall use commercially reasonable efforts to provide such increased quantities of such Lessor Services on the same terms and conditions set forth in Exhibit D , so long as the provision of such increased quantities does not interfere in any material respect with Lessor’s operations at the Refinery Site or require Lessor to make a capital improvement in order to provide such increased Lessor Services. If the provision by Lessor of increased quantities of any Lessor Services as requested by Lessee would require Lessor to make such a capital improvement, then Lessee may submit a request to Lessor. If increased quantities of any Lessor Services is requested by Lessee, and provided by Lessor, the Rent may be increased in accordance with Section 5.2 hereof. Notwithstanding anything to the contrary herein, in the event that (i) Lessee uses the Tank Farm Assets to provide services to third parties; (ii) Lessee’s provision of such third-party services results in a material increase of any Lessor Services required by Lessor Services; and (iii) provision of such Lessor Services is available to Lessee from third-party vendors on commercially reasonable terms, then Lessor may decline to provide such increased and additional Lessor Services.
(b)
If subsequent to the date hereof Lessor Services not specifically described herein, but which are being produced or utilized by Lessor or its Affiliates in the normal course of their operations at the Refinery Site, are or become reasonably necessary to operate or maintain the Tank Farm Assets and any Improvements, Lessor shall use commercially reasonable efforts to provide such Lessor Services on terms and conditions consistent with the provision of the existing Lessor Services by Lessor. The Rent with respect to such additional Lessor Services may be increased in accordance with Section 5.2 hereof.
5.4      Disclaimers .
(a)
FAILURE TO ANY EXTENT TO MAKE AVAILABLE, OR ANY SLOW-DOWN, STOPPAGE OR INTERRUPTION OF ANY LESSOR SERVICES DESCRIBED IN THIS ARTICLE 5 RESULTING FROM ANY CAUSE WHATSOEVER (OTHER THAN LESSOR’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT) SHALL NOT RENDER LESSOR LIABLE IN ANY RESPECT FOR DAMAGES, NOR BE CONSTRUED AS AN EVICTION OF LESSEE


10


(ACTUAL OR CONSTRUCTIVE) NOR RELIEVE LESSEE FROM FULFILLMENT OF ANY COVENANT OR AGREEMENT HEREOF. NEITHER LESSOR NOR ANY OF ITS LESSOR INDEMNIFIED PARTIES SHALL BE LIABLE TO LESSEE OR ANY OF THE LESSEE INDEMNIFIED PARTIES FOR ANY LOSSES ARISING OUT OF THE PROVISION AND DELIVERY OF (OR FAILURE TO PROVIDE AND DELIVER) ANY LESSOR SERVICES, AND LESSEE HEREBY RELEASES THE LESSOR INDEMNIFIED PARTIES FROM ALL SUCH LOSSES.
(b)
LESSEE ASSUMES ALL RISKS AND LIABILITIES IN CONNECTION WITH ITS USE OF ANY LESSOR SERVICES PROVIDED BY LESSOR PURSUANT TO THE TERMS OF THIS LEASE OTHER THAN TO THE EXTENT ARISING FROM LESSOR’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT. LESSEE HAS NOT MADE, DOES NOT MAKE, AND SPECIFICALLY DISCLAIMS ANY AND ALL REPRESENTATIONS, WARRANTIES, COVENANTS, AGREEMENTS, OR GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER, WHETHER EXPRESS OR IMPLIED, ORAL OR WRITTEN, PAST, PRESENT, OR FUTURE, OF, AS TO, CONCERNING OR WITH RESPECT TO THE LESSOR SERVICES SO PROVIDED INCLUDING WITHOUT LIMITATION (I) THE NATURE, QUALITY, CHARACTER OR SUFFICIENCY OF FACILITIES AND EQUIPMENT UTILIZED TO SUPPLY THE LESSOR SERVICES TO LESSEE; (II) THE CONDITION OF THE LESSOR SERVICES; (III) ANY SPECIFIC PRESSURE OR VOLUME OF FIREWATER, IT BEING UNDERSTOOD THAT NO SUCH GUARANTEE IS PROVIDED BY LESSOR, AND THAT THERE MAY BE TIMES WHEN THE FIREWATER SERVICE TO EITHER OR BOTH THE TANKS AND THE REFINERY IS INTERRUPTED OR UNAVAILABLE; (IV) THE COMPLIANCE OF OR BY THE LESSOR SERVICES WITH ANY APPLICABLE LAWS; (V) THE MERCHANTABILITY, OR FITNESS OF THE LESSOR SERVICES FOR A PARTICULAR PURPOSE; OR (VI) ANY OTHER MATTER WITH RESPECT TO THE LESSOR SERVICES OR THEIR RESPECTIVE DELIVERY FACILITIES (COLLECTIVELY THE “ DISCLAIMED MATTERS ”). LESSEE HEREBY WAIVES ANY SUCH DISCLAIMED MATTERS. FURTHER, LESSOR MAKES NO WARRANTY OR REPRESENTATION THAT THE LESSOR SERVICES CONFORM TO LESSEE’S SPECIFICATIONS OR ANY LEGAL OR INDUSTRY STANDARDS.
_____        _____
Lessor        Lessee

5.5      Third Party Maintenance Providers . Lessor and its Affiliates have contracts with third-party service providers with respect to the maintenance and inspection of certain Refinery Facilities and Shared Access Facilities which contracts have historically related in part to the Tank Farm Assets (the “ Third Party Maintenance Contracts ”). With respect to those Third Party Maintenance Contracts that have not been assigned to Lessee or its Affiliates or that Lessee or its Affiliates are


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not a party to, (i) Lessor or its Affiliates shall cause such third-party service providers to perform such services under such Third Party Maintenance Contracts as reasonably requested by Lessee or its Affiliates with respect to the Tank Farm Assets and (ii) Lessee and its Affiliates shall be solely responsible for any costs, fees or expenses or any Losses arising from such requests, and shall indemnify and hold harmless Lessor and its Affiliates therefor.
ARTICLE 6
CONDUCT OF BUSINESS
6.1      Use of Premises . Lessee shall have the right to use the Premises for the purpose of operating, maintaining, repairing and replacing the Tank Farm Assets and for any other lawful purpose associated with the operation and ownership of the Tank Farm Assets (the “ Permitted Use ”). Lessee shall not use the Premises (or permit the Premises to be used by or under Lessee) for any unlawful purpose. Lessee shall not use the Premises in any manner or for any purpose which will cause the forfeiture of or will violate any Applicable Law or in such a manner as to materially threaten or harm Lessor’s interest in the Premises. No activities or operations performed by or on behalf of Lessee under this Lease shall cause any interference with the operations of Lessor at the Refinery.
6.2      Waste . Lessee shall not commit, or suffer to be committed, any waste upon the Premises, ordinary wear and tear or damages to the extent caused by any Lessor Indemnified Party excepted, and subject to the provisions of Article 14 .
6.3      Governmental Regulations . Lessee shall, at Lessee’s sole cost and expense, at all times comply with all Applicable Laws (including, without limitation, requirements under Environmental Laws, zoning laws, building and fire codes, and permitting requirements) now in force, or which may hereafter be in force, pertaining to the Premises or the ownership, operation and maintenance of the Tank Farm Assets.
6.4      Refinery Site-Wide Permits . Lessee and Lessor shall use commercially reasonable efforts to cause the applicable Governmental Authorities, to the extent allowed by Applicable Law, to separate the Tank Farm Assets and the Improvements from the coverage of any Refinery Site-Wide Permits following the Commencement Date in order to provide for separate Permits to be held directly by Lessee with respect to the Tank Farm Assets and the Improvements. To the extent that the Tank Farm Assets and the Improvements remain under any Refinery Site-Wide Permits or other Permits held directly by Lessor, Lessor agrees to allow (to the extent allowed by Applicable Law) such Tank Farm Assets and the Improvements to continue coverage under such Permits.
ARTICLE 7
ALTERATIONS, IMPROVEMENTS AND MAINTENANCE
7.1      Improvements . Lessee may make any alterations, additions, improvements or other changes to the Tank Farm Assets as may be necessary or useful in connection with the Permitted Use in Lessee’s reasonable discretion (collectively, the “ Improvements ”), without the prior written consent of Lessor, provided Lessee complies with the requirements of this Lease (including, without limitation, Section 6.3 and this Article 7 ) with respect thereto. If such Improvements require alterations, additions or improvements to the Premises or any of the Shared Access Facilities, Lessee


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shall notify Lessor in writing in advance and the parties shall negotiate in good faith any increase to the rental paid by Lessee or otherwise provide for reimbursement of any material increase in cost (if any) to Lessor that result from any modifications to the Premises or the Shared Access Facilities necessary to accommodate the Improvements, or as otherwise mutually agreed by the parties. Notwithstanding the foregoing or any other provision to the contrary contained herein, if there is a Partnership Change in Control, then Lessee shall not be permitted to make any Material Improvements (as defined below), without the prior written consent of Lessor, which may not be unreasonably withheld, conditioned or delayed; provided that Lessor’s consent shall not be required hereunder if the Improvements (i) are required by Applicable Law; (ii) are pursuant to Section 14.2 below; or (iii) do not interfere in any material respect with the operations of the Refinery and do not materially increase any of Lessor’s obligations or liabilities under this Lease or any other related agreement. If the Material Improvements cause such interference or materially increase Lessor’s obligations or liabilities under this Lease or any other related agreement, Lessee agrees to indemnify, defend and hold harmless the Lessor Indemnified Parties from and against any Losses resulting from such interference or the increase in Lessor’s obligations or liabilities under this Lease or any other related agreement. For purposes of this paragraph, the term “ Material Improvements ” means any Improvements which cost in excess of $15,000,000. If Lessor’s consent is required hereunder, Lessor shall provide written notice to Lessee of Lessor’s acceptance or rejection of any proposed construction or material alteration within thirty (30) days after Lessor’s receipt of the written request for such consent and adequate written explanation and supporting written information respecting the proposed construction or material alteration. In no way shall Lessee act or represent to any contractor, subcontractor, materialman, supplier or laborer that it is acting on behalf of or as agent of Lessor with regard to any construction, maintenance, repair or other work whatsoever on or about the Premises.
7.2      Maintenance by Lessee . Except as otherwise expressly provided below in Article 14 , Lessee shall at its sole cost, risk and expense at all times keep the Premises, the Tank Farm Assets and the Improvements in good order and repair and make all necessary repairs thereto, structural and nonstructural, ordinary and extraordinary, and unforeseen and foreseen (ordinary wear and tear excepted). When used in this Section 7.2 , the term “repairs” shall include all necessary replacements, renewal, alterations and additions. All repairs made by Lessee shall be at least equal in quality and class to the original work. Lessor may (but shall not be obligated to) perform any repairs if Lessee fails to do so (following Lessor’s notice to Lessee and Lessee’s opportunity to cure such failure pursuant to Section 13.1(b) hereof, except in the event of an emergency situation), in which event Lessee shall reimburse Lessor for all reasonable costs and expenses incurred by Lessor in connection therewith.
7.3      Requirements for all Construction . In connection with any construction, alteration, repair, maintenance, or other similar work at or about the Premises done by or under Lessee, including any Improvements: (i) all work shall be performed in a good and workmanlike manner, and shall comply with all Applicable Laws; (ii) for construction or alterations requiring Lessor’s consent as described above, all construction and material alteration work shall be performed in accordance with plans and specifications previously approved by Lessor, which approval shall not be unreasonably withheld, conditioned, or delayed (provided that such plans and specifications shall be provided to Lessor in advance for Lessor’s review even if Lessor’s approval is not required under


13


this Lease); and (iii) Lessee shall not permit any mechanics’, materialman’s or other liens to be filed or recorded against the Premises for any work or materials performed for or provided to Lessee (other than a notice of commencement or similar notice of the commencement of statutory lien rights which is not a claim or notice of a failure to pay, and except for liens being contested in good faith by Lessee that Lessee has bonded over or otherwise taken appropriate steps to ensure cannot be foreclosed or otherwise enforced). Without limiting the foregoing, Lessee agrees to indemnify and hold harmless Lessor and the Premises from and against all claims, liens and demands (including, without limitation, mechanic’s and materialman’s liens) by or on behalf of any party, arising from the use, occupancy, conduct or management of or from any work or thing whatsoever done in, on or about the Premises by Lessee or any party acting under Lessee (other than any Lessor Indemnified Party).
7.4      Liability Disclaimer . No review or approval of plans, specifications or other information or documentation by Lessor shall constitute a representation or warranty by Lessor that such plans, specifications or other information or documentation satisfy any applicable laws or other requirements or will provide for a safe operation, and no such review or approval shall make Lessor otherwise liable with respect thereto. Lessee shall be solely responsible for determining whether its plans, specifications, construction and maintenance meet its needs, satisfy applicable laws and other requirements and will provide for a safe operation.
ARTICLE 8
ACCESS; RELOCATION
8.1      Lessor’s Access . Lessor hereby retains for itself and its Affiliates, agents, employees and contractors, the right of access to all of the Premises, the Tank Farm Assets and the Improvements (i) to determine whether the conditions and covenants contained in this Lease are being kept and performed; (ii) to comply with Environmental Laws; (iii) to inspect, maintain, repair, improve, replace and operate the Refinery Facilities or the Shared Access Facilities and any assets of Lessor located on the Premises or to install or construct any structures or equipment necessary for the maintenance, operation or improvement of any such assets or the installation, construction or maintenance of any connection facilities; (iv) if reasonably necessary for access to an/or the operation, maintenance, replacement, inspection, protection, repair and removal of any of Lessor’s assets; and/or (v) to show the Premises to prospective lenders or purchasers, provided, however, that Lessor’s entry upon, inspection of and/or access to the Premises shall not unreasonably interfere in any material respect with Lessee’s operation of the Premises and complies with Lessee’s reasonable safety requirements.
8.2      Relocation of Tank Farm Assets . Lessor shall have the right to move Lessor’s assets located on the Refinery Site, so long as it is not reasonably foreseeable that such relocation will adversely affect Lessee’s business operations on the Premises and the operation of the Tank Farm Assets or Improvements. If such relocation of Lessor’s assets requires relocation of any of the Tank Farm Assets or Improvements, then such relocation of the Tank Farm Assets or Improvements shall be at Lessor’s sole cost and expense.


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ARTICLE 9
TAXES, ASSESSMENTS
9.1      Lessee’s Obligation for Taxes on the Tank Farm Assets . Lessee shall pay and discharge, prior to delinquency all Taxes which are levied or assessed, and/or which become payable during the Term upon all or any part of the Tank Farm Assets and the Improvements or Lessee’s use or operation of the Tank Farm Assets and the Improvements. Upon written request by Lessor, Lessee shall provide Lessor evidence that Lessee has paid all Taxes within thirty (30) days thereafter. In the event Lessee fails to pay any such taxes before the final due date for those sums, Lessor may pay those sums to the taxing authority and any amounts paid by Lessor shall bear interest at the Interest Rate from the date paid by Lessor until repaid by Lessee.
9.2      Lessee’s Obligation for Taxes on the Premises . Lessor and Lessee shall use commercially reasonable efforts to cause the Premises to be separately assessed for purposes of Taxes as soon as reasonably practicable following the Commencement Date (to the extent allowed by Applicable Law). During the Term, Lessee shall pay all Taxes assessed directly against the Premises directly to the applicable taxing authority prior to delinquency and shall promptly thereafter provide Lessor with evidence of such payment. In the event Lessor and Lessee are unable to cause the Premises to be separately assessed as provided above, Lessee shall pay or reimburse Lessor, upon request, for any such Taxes paid by Lessor to the applicable taxing authorities (the “ Tax Reimbursement ”). The Tax Reimbursement shall be equal to the total portion of such Taxes attributable to the Premises, as determined in the reasonable discretion of Lessor, provided however, if the Premises are not rendered as a separate tax parcel the Tax Reimbursement as to the Premises shall equal the product of the total portion of Taxes relating to the combined land area of the Refinery and the Premises multiplied by a fraction, the numerator of which is the actual number of square feet of the Premises and the denominator of which is the total number of square feet of the combined land area of the Refinery and the Premises at the time of the assessment. The certificate issued or given by the appropriate officials authorized or designated by applicable Law to issue or give the same or to receive payment of such Taxes shall be prima facie evidence of the existence, payment, nonpayment and amount of such Taxes. Lessee may contest the validity or amount of any such Taxes or the valuation of the Premises, at Lessee’s sole cost and expense, by appropriate proceedings, diligently conducted in good faith in accordance with applicable Law. If Lessee contests such items, then Lessor shall cooperate with Lessee in any such contesting of the validity or amount of any such Taxes or the valuation of the Premises. Taxes for the first and last years of the Term shall be prorated between the parties based on the portions of such years that are coincident with the applicable tax years and for which each applicable party is responsible
ARTICLE 10
ENVIRONMENTAL
10.1      Compliance . During the Term, Lessee shall comply with Environmental Laws applicable to its operations and business at or on the Premises which compliance shall include handling, storing, and disposing of all substances at, in or on the Premises in compliance with all applicable Environmental Laws and satisfying any and all environmental enforcement, permitting, notifications or reporting requirements directly arising out of Lessee’s use of the Premises, as


15


required by Applicable Law. Without limiting the foregoing, Lessee shall not (i) use or knowingly permit the use by or under Lessee or any vendors, equipment lessors, invitees, licensees, carriers, contractors or subcontractors of any tier of any of the Lessee Indemnified Parties (collectively, the “ Lessee Responsible Parties ”) of the Premises for the on-site disposal of Hazardous Substances or any other activities in violation of Environmental Laws or (ii) Release, or knowingly allow the Release by or under Lessee or any Lessee Responsible Parties, of any Hazardous Substances onto the Premises or adjacent lands or waters in violation of or at concentrations that exceed those allowed by Environmental Laws.
10.2      Hazardous Substances . Lessee may not store any types or quantities of Hazardous Substances on the Premises except for petroleum products used, stored and handled in connection with the operation of the Tank Farm Assets in accordance with the Permitted Use and de minimis quantities of other Hazardous Substances, provided that such Hazardous Substances are used, stored, and otherwise handled in compliance with applicable Environmental Laws.
10.3      Notices .
(a)
Lessee shall provide Lessor with material safety data sheets on all Hazardous Substances brought onto the Premises or stored in the Tanks.
(b)
Except with respect to those Hazardous Substances used, stored and otherwise handled by Lessee in conjunction with the operation of the Tank Farm Assets in accordance with the Permitted Use and used, stored, and otherwise handled in compliance with applicable Environmental Laws (Lessor hereby acknowledging that certain Hazardous Substances will be used, handled and stored in the ordinary course of operations), Lessee shall notify Lessor promptly upon the discovery by Lessee of any Hazardous Substances at, on or in the Premises, at concentrations exceeding those allowed by Environmental Laws or upon receipt of written communication from any governmental agency concerning the actual or alleged violation of an applicable Environmental Law in any way related to the Premises. Lessee shall provide notice to Lessor of any suit filed against Lessee or with respect to the Premises by any non-governmental third party alleging violations of applicable Environmental Law by Lessee (or anyone acting on behalf of Lessee) at the Premises.
(c)
Lessor shall promptly notify Lessee of any Release of Hazardous Substances at or associated with Lessor’s refinery process to the extent adversely affecting the Premises or that could present an unreasonable risk to Lessee’s employees.
10.4      Lessee Indemnity . Except to the extent otherwise provided in the Omnibus Agreement or the Contribution Agreement (which shall govern and control in the event of any conflict with this Section 10.4 ), Lessee shall indemnify, defend and hold harmless the Lessor Indemnified Parties from and against all Losses suffered or incurred by any of the Lessor Indemnified Parties, directly or indirectly, including as a result of any claim by a third party, by reason of or arising out of:
(a)
Lessee’s failure or alleged failure to comply with Environmental Laws or its obligations under Article 10 hereof;


16


(b)
any violation of Environmental Laws resulting or arising from Lessee’s occupancy of the Premises on or after the Commencement Date; or
(c)
any environmental remediation or corrective action that is required by Environmental Law, to the extent resulting or arising from a Release on, under, about or migrating to or from the Premises occurring on or after the Commencement Date: including (i) the cost and expense of any investigation, assessment, evaluation, monitoring, containment, cleanup, repair, restoration, remediation, risk-based closure activities, or other corrective action required or necessary under Environmental Laws, and (ii) the cost and expense of the preparation and implementation of any closure, remedial, corrective action, or other plans required or necessary under Environmental Laws (“ Environmental Cleanup ”).
ARTICLE 11
INSURANCE
11.1      Lessee agrees to maintain during the Term hereof (i) all risk property insurance with respect to the Tank Farm Assets and all improvements, equipment and other personal property (for the full replacement value thereof) owned by Lessee or used by Lessee on the Premises; (ii) commercial general liability insurance covering injury or death to persons or damage to property in an amount of not less than One Million and 00/100 Dollars ($1,000,000.00) per occurrence including, but not limited to, the following coverages: Contractual Liability, Products and Completed operations, Coverage for explosion, collapse and underground hazards, and sudden and accidental pollution liability; (iii) Automobile bodily injury and property damage liability insurance, including but not limited to insurance for pollution-related events, which extends to owned, if any, non-owned, and hired automobiles used by Lessee in connection with its operations, the limits of which liability of such insurance shall not be less than One Million and 00/100 Dollars ($1,000,000.00) combined single limit for bodily injury and property damage combined per accident; (iv) Workers’ Compensation Insurance for statutory limits and employer’s liability coverage in an amount not less than One Million and 00/100 Dollars ($1,000,000.00) or as required by applicable law; and (v) excess liability/umbrella coverage in excess of underlying coverages in a limit not less than Fifteen Million and 00/100 Dollars ($15,000,000.00) any one occurrence and in the aggregate.
11.2      All such policies, except for Workers’ Compensation, shall name Lessor and its ultimate parent, Valero and its respective subsidiaries and Affiliates as additional insureds to the fullest extent permitted by applicable Law, such that the breadth of coverage afforded such additional insureds under the policies is at least as broad as that afforded the primary insured under such policies, and in all events such that the policies will respond to losses arising out of any act, omission, failure to act or negligence on the part of any such additional insured relating to the performance of Lessee’s obligations under this Lease, including losses associated with completed operations. All such policies shall also include a provision making them primary over (and not secondary to or contributory with) any insurance carried by Lessor or any other additional insured added pursuant to this Lease. With respect to all policies, Lessee shall waive, and does waive, all rights of subrogation as against the Lessor Indemnified Parties and the Lessee Indemnified Parties. There shall be no gap in the dollar value of the additional insureds’ coverage under the above policies from the policies’


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deductible amounts up to the full limits of the policies. Contemporaneously with its execution of this Lease and on each yearly anniversary thereafter, Lessee shall furnish certificates of insurance evidencing that such insurance is in effect, and that the required waivers of subrogation and additional insured endorsements have been provided, and containing the unequivocal agreement on the part of the insurer to notify Lessor of any cancellation or material change in coverage at least 30 days before the effective date of such cancellation or change. The insurance coverage required hereunder shall operate independent and apart from any of Lessee’s indemnity obligations hereunder and shall in no way serve to waive or limit any such obligations.
ARTICLE 12
INDEMNITY
12.1      Indemnification by Lessee . Except in respect of Losses related to environmental matters, which are exclusively addressed in Article 10 hereof, and except to the extent otherwise provided in the Omnibus Agreement, Lessee agrees to indemnify, defend and hold harmless the Lessor Indemnified Parties from and against any and all Losses which may be imposed on, incurred by or asserted against the Lessor Indemnified Parties, in any way and to the extent relating to or arising out of (i) actions taken or omissions any of the Lessee Indemnified Parties or any Lessee Responsible Parties in connection with the ownership, use or operation of the Tank Farm Assets, the Improvements and/or the Premises or any accident or occurrence in connection therewith, (ii) any failure to perform any covenant or agreement made or undertaken by Lessee in this Lease, (iii) the use and/or occupation of the Premises, by Lessee and any of the Lessee Responsible Parties and/or (iv) any injury or damage to any person or property, occurring in or about the Premises; provided, however, that Lessee shall not be required to indemnify the Lessor Indemnified Parties for any Losses under clauses (i), (ii), (iii) or (iv), to the extent resulting from or arising out of the sole or gross negligence or willful misconduct of any of the Lessor Indemnified Parties. IT IS INTENDED THAT, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, THE FOREGOING INDEMNIFICATION SHALL OPERATE TO PROTECT THE LESSOR INDEMNIFIED PARTIES AGAINST EVEN THOSE LOSSES THAT ARE CAUSED OR ALLEGEDLY CAUSED, IN WHOLE OR IN PART, BY THE SOLE, PARTIAL, JOINT, JOINT AND SEVERAL, SOLIDARY, COMPARATIVE OR CONTRIBUTORY NEGLIGENCE (BUT NOT THE GROSS NEGLIGENCE) OF ANY OF THE LESSOR INDEMNIFIED PARTIES, OR FOR WHICH ANY OF THE LESSOR INDEMNIFIED PARTIES MAY BE LIABLE UNDER ANY SO-CALLED “STRICT LIABILITY” LAW OR ANY OTHER APPLICABLE LAW OR LEGAL THEORY IMPOSING LIABILITY ON A PERSON WITHOUT REGARD TO SUCH PERSON’S ACTUAL DEGREE OF FAULT OR NEGLIGENCE.
12.2      Indemnification by Lessor . Except to the extent otherwise provided in the Omnibus Agreement (which shall govern and control in the event of any conflict with this Section 12.2 ), and except with respect to Losses related to environmental matters, which are exclusively addressed in Article 10 hereof, Lessor agrees to indemnify, defend and hold harmless the Lessee Indemnified Parties from and against any Losses which may be imposed on, incurred by or asserted against the Lessee Indemnified Parties as a result of, caused by, arising out of, or in any way relating to any injury or damage to any person or property, occurring in or about the Premises as a direct result of


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the sole negligent act or omission or gross negligence or willful misconduct of any of the Lessor Indemnified Parties.
12.3      Survival . Notwithstanding anything contained in this Lease to the contrary, the provisions of this Article 12 shall survive the expiration or earlier termination of this Lease.
ARTICLE 13
DEFAULTS; REMEDIES; TERMINATION
13.1      Lessee Event of Default . Each of the following events shall be an event of default (“ Event of Default ”) by Lessee under this Lease:
(a)
Lessee shall fail to make any payment of Rent or any other sums which are payable under this Lease when due, and such failure shall continue for a period of 10 days after receipt of written notice from Lessor of such failure, provided however, Lessor shall only be required to provide notice under this paragraph once during any calendar year;
(b)
Lessee shall fail to comply with any term, provision or covenant of this Lease (other than the preceding subparagraph), and shall not cure, or have commenced to cure and pursue completion of the cure with due diligence, such failure within 30 days after written notice thereof to Lessee; provided however, that if any such default is of a nature that cannot reasonably be cured within 30 days and cure of such default has been commenced in good faith within such 30 day period, the commencement of the cure of such default within such 30 day period and the diligent prosecution to completion of such cure within a reasonable amount of time, but in any event within 120 days after the date Lessor sends the above-described notice, shall be deemed to be a cure of such default for purposes of this paragraph; or
(c)
Lessee or any guarantor or surety of Lessee’s obligations hereunder shall (i) make a general assignment for the benefit of creditors; (ii) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a “proceeding for relief”); (iii) become the subject of any proceeding for relief which is not dismissed within 60 days of its filing or entry; (iv) abandon the Premises for a period exceeding 180 days; or (v) be dissolved or otherwise fail to maintain its legal existence.
13.2      Lessor’s Remedies .
(a)
Upon the occurrence of any default or Event of Default under this Lease which has not been cured as permitted pursuant to Section 13.1 , Lessor shall have the right (without an election of remedies and without in any way limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such default


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or Event of Default) to do any one or more of the following: exercise all remedies available at law or equity including, without limitation, the bringing of an action for damages or an injunction on account of such default or Event of Default or for specific performance of this Lease, or:
(1)
With or without terminating this Lease, may take any reasonable action to remedy any failure of Lessee to comply with or perform this Lease, and may enter the Premises as necessary notwithstanding the foregoing notice requirement described in Section 13.1 , in the event of an emergency, to provide Lessee with such notice as is reasonable thereof. Lessee shall reimburse Lessor on written demand for all costs so incurred, plus a reasonable charge to compensate Lessor for the additional administrative burden;
(2)
Terminate this Lease, in which event Lessee shall immediately surrender the Premises to Lessor, and if Lessee fails to do so, Lessor may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon (as applicable) and take possession of the Premises and expel or remove Lessee and any other person who may be occupying the Premises or any part thereof, by force if necessary (and Lessee hereby waives any claim for loss or damage by reason of such reentry, repossession, or removal), in which event Lessee shall pay to Lessor upon demand the sum of (A) all Rent and other amounts accrued hereunder to the date of termination; (B) all amounts due under Section 13.2(b) below; and (C) damages in an amount equal to the total Rent that Lessee would have been required to pay for the remainder of the Term discounted to present value at a discount rate reasonably designated by Lessor diminished by any net sums thereafter received by Lessor through reletting the Premises during said period; or
(3)
Terminate Lessee’s right of possession (but not this Lease), enter and repossess the Premises without further demand or notice of any kind to Lessee and without terminating this Lease, and remove all persons or property therefrom using such lawful force as may be necessary (and Lessee hereby waives any claim for loss or damage by reason of such reentry, repossession, or removal), in which event Lessee shall pay to Lessor upon demand (A) all Rent and other amounts accrued hereunder to the date of termination of possession; (B) all amounts due from time to time under Section 13.2(b) below; and (C) all Rent and other sums required hereunder to be paid by Lessee during the remainder of the Term as they become due, diminished by any net sums thereafter received by Lessor through reletting the Premises during said period. Reentry by Lessor in the Premises will not affect the obligations of Lessee hereunder for the unexpired Term. Lessor may bring action against Lessee to collect amounts due by Lessee on one or more occasions, without the necessity of Lessor's waiting until expiration of the Term. Notwithstanding any such reletting without termination, Lessor may


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at any time thereafter elect in writing to terminate this Lease for such previous breach.
(b)
Upon any Event of Default (after the expiration of any applicable notice and cure period), Lessee shall also pay to Lessor all necessary and reasonable costs and expenses incurred by Lessor, including court costs and reasonable attorneys' fees, in (i) retaking or otherwise obtaining possession of the Premises; (ii) removing and storing Lessee's or any other occupant's property; (iii) repairing, restoring, altering, remodeling or otherwise returning the Premises into its original condition (normal wear and tear and casualty excepted); (iv) reletting all or any part of the Premises; (v) paying or performing the underlying obligation which Lessee failed to pay or perform; and (vi) enforcing any of Lessor 's rights or remedies arising as a consequence of the Event of Default.
(c)
Any self-help option granted to Lessor hereunder shall not release Lessee from its obligation to perform the terms, provisions, covenants and conditions set forth in this Lease and required to be performed by Lessee hereunder.
(d)
The rights, remedies and recourses hereunder upon an Event of Default shall be cumulative and no right, remedy or recourse, whether or not exercised, shall be deemed to be in exclusion of any other right, remedy, or recourse.
(e)
As described in Section 4.2 hereof, if Lessee fails to pay any amount due hereunder, as and when due, the amount due and unpaid shall bear interest at the Interest Rate from the date due until paid.
13.3      No Waiver . Exercise by Lessor of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Lessor, whether by agreement or by operation of law, it being understood that such surrender and/or termination can be effected only by the written agreement of Lessor and Lessee. Any law, usage, or custom to the contrary notwithstanding, Lessor shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Lessor at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Lessee and Lessor further agree that forbearance or waiver by Lessor to enforce its rights pursuant to this Lease or at law or in equity, shall not be a waiver of Lessor's right to enforce one or more of its rights in connection with any subsequent default. A receipt by Lessor of rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Lessor of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Lessor. The terms “enter,” “re-enter,” “entry” or “re-entry,” as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises shall be on such terms and conditions as Lessor in its sole discretion may determine (including without limitation a term different than the remaining Lease Term, rental concessions, alterations and repair of the Premises, lease of less than the entire Premises to any tenant and leasing any or all other portions of the Project before reletting the Premises). Lessor shall not be liable, nor shall Lessee's obligations hereunder


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be diminished because of, Lessor's failure to relet the Premises or collect rent due in respect of such reletting. Notwithstanding the foregoing, Lessor agrees that it shall use commercially reasonable efforts to mitigate its damages as a result of Lessee’s default under this Lease.
13.4      Lessor Event of Default . If Lessor shall violate, neglect or fail to perform or observe any of the covenants, terms, conditions, agreements, or obligations contained in this Lease on its part to be performed or observed, which default continues for a period of more than thirty (30) days after its receipt of written notice from Lessee specifying such default (provided that if such default is of a nature that cannot reasonably be cured within thirty (30) days, then as long as Lessor commences to cure said default within such thirty (30) day period and thereafter diligently pursues such efforts to completion, but in no event longer than one hundred eighty (180) days after the date Lessee sends the default notice, then Lessor shall be deemed to have cured such default for purposes of this paragraph), Lessee may, at its election (in addition to any other rights or remedies provided Lessee at law, in equity or hereunder), upon further written notice to Lessor: (i) effect such a cure and incur any reasonable expense or cost necessary to perform such obligation of Lessor and bill Lessor for the reasonable cost thereof and Lessor shall pay all such reasonable costs and expenses incurred by Lessee within thirty (30) days after Lessor’s receipt of such notice, which notice shall include an itemization and documentation of the expenses and costs incurred by Lessee; (ii) notwithstanding the foregoing notice requirement, in the event of an emergency, to provide Lessor with such notice as is reasonable thereof and to effect a cure and incur such expenses as necessary to effect such cure in order to protect and prevent the loss of life and/or risk of loss, life or property and Lessor shall pay all such reasonable costs and expenses within thirty (30) days after Lessor’s receipt of notice thereof and written itemization and documentation for such expenses; (iii) initiate an action for damages, specific performance or an injunction; (iv) terminate this Lease by the giving of written notice to Lessor; or (v) pursue any remedies available to Lessee at law or in equity.
ARTICLE 14
EMINENT DOMAIN; CASUALTY
14.1      Eminent Domain . If the whole or any substantial part, in Lessor’s reasonable discretion of the Premises should be taken for any public or quasi-public use under governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “ Taking ”), this Lease shall terminate and the Rent shall be abated during the unexpired portion of this Lease, effective when the physical taking of the Premises shall occur. If there is a Taking of less than a substantial part of the Premises, this Lease shall not terminate, but the Rent payable hereunder during the unexpired portion of this Lease shall be reduced to such extent as may be fair and reasonable under all of the circumstances, including the proportion to the reduction in utility of the Premises caused by such Taking. In the event of any such Taking, Lessor and Lessee shall each be entitled to receive and retain such separate awards and/or portion of lump sum awards as may be allocated to their respective interests in any condemnation proceedings. Lessor shall be entitled to any award and all damages payable as a result of any condemnation or taking of the fee of the Premises. Lessee shall have the right to claim and recover from the condemning authority, but not from Lessor, such compensation as may be separately awarded or recoverable by Lessee in Lessee’s own right on account of any and all damage to the Tank Farm Assets and/or Lessee’s business by


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reason of the condemnation, including loss of value of any unexpired portion of the Term, and for or on account of any cost or loss to which Lessee might be put in removing Lessee’s personal property, fixtures, leasehold improvements and equipment, including, without limitation, the Tank Farm Assets, from the Premises.
14.2      Casualty .
(a)
Lessee to Repair Improvements . Subject to Section 14.2(b) below, if during the Term all or any portion of the Tank Farm Assets shall be damaged or destroyed by fire or other casualty, Lessee shall repair or restore the Tank Farm Assets. The work of repair or restoration, which shall be completed with due diligence, shall be commenced within a reasonable time after the damage or loss occurs. Rent shall not abate while the Tank Farm Assets are being repaired or restored.
(b)
Damage at the End of Lease . If, during the last three (3) years of the Term, any portion of the Tank Farm Assets shall be damaged by fire or other casualty in excess of 50% of the replacement cost thereof , then Lessee shall have the option, to be exercised within sixty (60) days after such event, to either (i) repair or restore the Tank Farm Assets as hereinabove provided or (ii) terminate this Lease by notice to Lessor, which termination shall be deemed to be effective as of the date of the casualty. If Lessee terminates this Lease pursuant to this Section 14.2(b) , Lessee shall surrender possession of the Premises to Lessor and will, at the request of Lessor from the insurance proceeds otherwise payable to Lessor, cause the Tank Farm Assets to be razed and the Premises to be leveled, cleaned, and otherwise put in good order. No termination of this Lease pursuant to this Section 14.2(b) will be effective until Lessee pays and performs all of Lessee's duties and obligations in connection with the termination.
ARTICLE 15
SURRENDER OF THE PREMISES
15.1      Surrender of Premises . Lessee shall at the expiration of the Term, or at any earlier termination of this Lease, surrender the Premises to Lessor in as good condition as it received the Premises, ordinary wear and tear and damaged caused by any Lessor Indemnified Parties excepted, and subject to the provisions of Article 14 .
15.2      Removal of Improvements . Except as otherwise expressly agreed to by Lessor and Lessee, Lessee shall have the right to remove all Tank Farm Assets and other improvements, fixtures, equipment, materials, supplies and personal property installed by Lessee from the Premises upon the termination or expiration of this Lease, but in no event later than the date that is 120 days following the expiration or termination of this Lease (the “ Removal Date ”) and Lessor shall provide Lessee with access to the Premises at reasonable times until expiration of the Removal Date for the purpose of removing such items. Lessee shall provide Lessor with written notice of its election to remove the Tank Farm Assets and other improvements, fixtures, equipment, materials, supplies and personal property from the Premises at least 60 days prior to the expiration of the Lease. If Lessee elects to remove the Tank Farm Assets and Improvements from the Premises after such removal


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Lessee shall restore any damage to the Premises and clean the Premises so as to eliminate therefrom any accumulation (other than any de minimis and non-hazardous accumulation) of foreign substances, materials, or debris, in addition to any Environmental Cleanup that may be required under Article 10 . Lessee shall pay Lessor pro rata Rent (based on the amount of Rent applicable during the last month prior to the termination or expiration) through the date of Lessee’s complete removal of all such items. During the period of such removal and clean-up, all terms and conditions of this Lease, including, the indemnity and insurance provisions shall continue in full force and effect. If Lessee elects not to remove all of the Tank Farm Assets and Improvements from the Premises on or before the Removal Date, and provided that such facilities are in good working condition at the expiration of the Term (ordinary wear and tear excepted) then, such Tank Farm Assets and Improvements shall be deemed permanently abandoned to Lessor’s sole ownership, and Lessor may remove and dispose of such facilities in any manner which Lessor may deem appropriate, without any liability whatsoever to Lessee. If Lessee elects not to remove all of the Tank Farm Assets and Improvements from the Premises on or before the Removal Date and such facilities are not in good working condition at the expiration of the term (ordinary wear and tear excepted), or Lessee fails to so remove any or all of the Tank Farm Assets and Improvements from the Premises before the Removal Date, then, in addition to all rights and remedies available at law or in equity, without any prior notice, Lessor may (but shall be under no obligation), at Lessor’s option, deem such Tank Farm Assets and Improvements to be permanently abandoned to Lessor’s sole ownership, and Lessor may remove and dispose of such facilities in any manner which Lessor may deem appropriate, without any liability whatsoever to Lessee, and Lessee shall reimburse Lessor for all costs of such removal and disposal upon demand from Lessor. If requested by Lessor, Lessee shall execute any and all documents necessary to evidence that title to the Tank Farm Assets and Improvements that Lessee does not remove by the Removal Date is in Lessor and to extinguish and remove any cloud or potential cloud on the title to the Premises and/or such facilities created by Lessee.
15.3      Holding Over . If Lessee retains possession of the Premises after the termination of the Term, unless otherwise agreed in writing or for removal of its facilities during the Removal Period, such possession shall be subject to immediate termination by Lessor at any time, and all of the other terms and provisions of this Lease (excluding any expansion or renewal option or other similar right or option) shall be applicable during such holdover period, except that Lessee shall pay Lessor from time to time, upon demand, as Rent for the holdover period, an amount equal to 150% of the Rent in effect on the termination date computed on a monthly basis for each month or part thereof during such holding over. All other payments shall continue under the terms of this Lease. In addition, Lessee shall be liable for all damages incurred by Lessor as a result of such holding over. No holding over by Lessee, whether with or without consent of Lessor, shall operate to extend this Lease except as otherwise expressly provided, and this Section 15.3 shall not be construed as consent for Lessee to retain possession of the Premises.
ARTICLE 16
LIMITATION OF LIABILITY
16.1      Release of Certain Liability . Without limiting any obligations of Lessor or its Affiliates, under the Omnibus Agreement or the Contribution Agreement, except in the event of sole or gross


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negligence or willful misconduct on the part of Lessor or its employees or agents, Lessor shall not be liable to Lessee or any of the Lessee Responsible Parties or any other person claiming by, through or under Lessee or entering upon the Premises under or with the express or implied invitation of Lessee for any personal injury, including death, to persons or damage to property due to (a) the condition or design or any defect in the Premises, or (b) any portion of the Premises becoming out of repair or arising from the leaking of gas, water, sewer, steam, pipes, electricity or otherwise. Lessee, with respect to itself and the Lessee Responsible Parties or any other person entering upon the Premises under or with the express or implied invitation of Lessee hereby expressly assumes all risks of personal injury, including death, to persons or damage to property, either proximate or remote, by reason of the present or future condition of the Premises and expressly release Lessor of and from any and all liability for such damage or loss. This assumption of responsibility and liability by Lessee includes without limitation all liability assumable by a tenant under La. Rev. Stat. Ann. §9:3221.
16.2      Exculpation . Any liability of Lessor under the terms of this Lease or in connection with the Premises shall be limited to the interest of Lessor in the Premises and Lessor shall not be personally liable for any deficiency. None of Lessor’s officers, managers, partners, members, employees, agents or representatives will ever have any personal liability to Lessee under or in connection with this Lease, and Lessee hereby waives and releases all claims, causes of action, or other rights of recovery it may ever have against such parties under or in connection with this Lease. NOTWITHSTANDING ANY PROVISION OF THIS LEASE TO THE CONTRARY, IN NO EVENT SHALL EITHER PARTY HERETO BE LIABLE TO THE OTHER PARTY FOR ANY SPECIAL, PUNITIVE, EXEMPLARY, CONSEQUENTIAL, INCIDENTAL OR INDIRECT LOSSES OR DAMAGES (IN TORT, CONTRACT OR OTHERWISE) UNDER OR IN RESPECT OF THIS LEASE, EXCEPT TO THE EXTENT ANY SUCH DAMAGES ARE OWED TO A THIRD PARTY AND THE OBLIGATED PARTY IS ENTITLED TO INDEMNIFICATION THEREFOR BY THE OTHER PARTY UNDER THE EXPRESS TERMS OF THIS LEASE.
ARTICLE 17
ASSIGNMENT AND SUBLETTING
17.1      Assignment by Lessor . Lessor may assign or transfer its rights, interests, and obligations under this Lease and in any part of the Premises to any third party (including any Person who acquires the Refinery or any interest therein), provided that an such third party expressly assumes all obligations of Lessor under the Lease for the period on and after the effective date of the assignment and Lessor shall remain liable for the performance and obligations of lessor/landlord hereunder for the period prior to the effective date of such assignment. Upon any such transfer Lessee will attorn to the transferee lessor and look solely to the transferee lessor to perform any obligations of Lessor accruing on or after the effective date of the transfer.
17.2      Assignment and Sublease by Lessee . Lessee shall not assign, pledge or encumber this Lease, or sublet the whole or any part of the Premises without the prior written consent of Lessor. This prohibition against assigning or subletting shall be construed to include a prohibition against any assignment or subletting by operation of law. For purposes of this paragraph, a transfer of the ownership interests controlling Lessee shall be deemed an assignment of this Lease. In the event


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any assignment or subletting of this Lease is made with or without Lessor's consent, Lessee shall nevertheless remain liable for the performance of all of the terms, conditions and covenants of this Lease. Any assignment or subletting without the prior written consent of Lessor shall be void and constitute a breach of the Lease and shall, at the option of the Lessor, terminate the Lease. No consent to any assignment, voluntarily or by operation of law, of this Lease or any subletting of said Premises shall be deemed to be a consent to any subsequent assignment or subletting.
17.3      Permitted Transfers . Notwithstanding the prohibition on assignment in Section 17.2 hereof, Lessee may assign all of its interest in this Lease or sublet all of the Premises only by written instrument evidencing such assignment or sublease to any Affiliate of Lessee or any Person who purchases or acquires all or substantially all of the Tank Farm Assets of Lessee, or any successor to Lessee by merger, consolidation or otherwise (each a “ Permitted Transferee ”), provided that (a) Lessee shall promptly notify Lessor of any such Permitted Transfer; (b) Lessee shall remain liable for the performance of all of the obligations of Lessee hereunder; and (c) if Lessee no longer exists because of a merger, consolidation, or acquisition, the surviving or acquiring entity shall expressly assume in writing the obligations of Lessee hereunder. Additionally, the Permitted Transferee shall assume all of Lessee's obligations and comply with all of the terms and conditions of this Lease. Promptly after the effective date of any permitted transfer hereunder, Lessee agrees to furnish Lessor with copies of the instrument effecting any of the foregoing transfers and documentation establishing Lessee's satisfaction of the requirements set forth above applicable to any such assignment or sublet. The occurrence of a permitted transfer hereunder shall not waive Lessor's rights as to any subsequent assignment, subletting or other transfer of this Lease or any interest therein. Any subsequent assignment, subletting or other transfer of this Lease or any interest therein by a Permitted Transferee shall be subject to Lessor's prior written consent (as hereinabove provided).
ARTICLE 18
QUIET ENJOYMENT
18.1      Lessor covenants and warrants that Lessee, upon paying the Rent reserved hereunder and observing and performing all of the covenants, conditions and provisions on Lessee’s part to be observed and performed hereunder, may peaceably and quietly have, hold, occupy, use and enjoy, and shall have the full, exclusive and unrestricted use and enjoyment of, all the Premises during the Term for the Permitted Use and subject to the terms and conditions of this Lease, and Lessor agrees to warrant and forever defend title to the Premises (other than the Permitted Exceptions) against the claims of any and all persons whomsoever lawfully claiming or to claim the same or any part thereof. Lessor’s undertaking in the immediately preceding sentence is made solely for the benefit of Lessee and not for the benefit of any title insurer, and any such title insurer shall not be subrogated to the rights of Lessee hereunder.
ARTICLE 19
GENERAL PROVISIONS
19.1      Estoppel Certificates . Lessee and Lessor shall, at any time and from time to time upon not less than 20 days prior written request from the other party, execute, acknowledge and deliver to the other a statement in writing (a) certifying that this Lease is unmodified and in full force and


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effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect) and the date to which Rent and other charges are paid, and (b) acknowledging that there are not, to the executing party’s knowledge, any uncured defaults on the part of the other party hereunder (or specifying such defaults, if any are claimed). Any such statement may be conclusively relied upon by any prospective purchaser of the Premises or the leasehold. Nothing in this Section 19.1 shall be construed to waive the conditions elsewhere contained in this Lease applicable to assignment or subletting of the Premises by Lessee.
19.2      Leasehold Mortgage . Lessee shall at all times and from time to time have the right to encumber by mortgage, deed of trust, or security agreement (the “ Mortgage ”) Lessee’s leasehold estate in the Premises, together with Lessee’s rights and interests in all buildings, fixtures, equipment, and improvements situated thereon, and all rents, issues, profits, revenues, and other income to be derived by Lessee therefrom, to secure such loans from time to time made by any Person to Lessee; provided, however, that such Mortgage shall in no event encumber Lessor’s fee title or leasehold interest (as applicable) in the Premises or Lessor’s interest under this Lease.
19.3      Subordination, Non-Disturbance and Attornment . Upon request of Lessor or the holder of any Mortgage covering Lessor’s interest in the Premises (a “ Mortgagor ”), Lessee will enter into a subordination, non-disturbance and attornment agreement in a customary form reasonably acceptable to the Mortgagor, Lessor and Lessee, evidencing that Lessee’s rights under this Lease are subordinate to the lien of such Mortgage and to all advances made or thereafter to be made upon the security thereof.
19.4      Conflict Between this Lease and the Omnibus Agreement . Notwithstanding any provision to the contrary contained herein, for so long as the Omnibus Agreement remains in full force and effect, to the extent of any conflict between the terms of this Lease and the terms of the Omnibus Agreement, the terms of the Omnibus Agreement shall govern and control. Further, notwithstanding any waiver or agreement of either of the parties hereto contained in this Lease, no such waiver or agreement shall affect or limit the rights or remedies of such party under the Omnibus Agreement, or the obligations and liabilities of the other parties to the Omnibus Agreement.
19.5      Notices . All notices, requests, demands and other communications required or permitted to be given under this Lease shall be deemed to have been duly given if in writing and delivered personally or sent via first class, postage prepaid, registered or certified mail (return receipt requested), or by overnight delivery service or facsimile transmission addressed as follows:
If to Lessor :
Valero Refining-Meraux LLC
One Valero Way
San Antonio, Texas 78249
Attention: General Counsel
Facsimile: (210) 345-3214



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If to Lessee :
Valero Partners Meraux, LLC
One Valero Way
San Antonio, Texas 78249
Attention: General Counsel
Facsimile: (210) 345-3214
Any party may change the address to which the communications are to be directed to it by giving notice to the other in the manner provided in this Section 19.5 . Notice by mail shall be deemed to have been given and received on the third calendar day after posting. Notice by overnight delivery service, facsimile transmission or personal delivery shall be deemed given on the date of actual delivery.
19.6      Mutual Cooperation; Further Assurances . Upon request by either party from time to time during the Term, each party hereto agrees to execute and deliver all such other and additional instruments, notices and other documents and do all such other acts and things as may be necessary to carry out the purposes of this Lease and to more fully assure the parties’ rights and interests provided for hereunder. Lessor and Lessee each agree to cooperate with the other on all matters relating to required permits and regulatory compliance by either Lessee or Lessor in respect of the Premises so as to ensure continued full operation of the Premises by Lessee pursuant to the terms of this Lease.
19.7      Recording . Upon the request of either Party, Lessor and Lessee shall execute, acknowledge, deliver and record a “short form” memorandum of this Lease in a form mutually acceptable to the Parties and sufficient to provide public notice of the existence of this Lease. Promptly upon request by Lessor at any time following the expiration or earlier termination of this Lease, however such termination may be brought about, Lessee shall execute and deliver to Lessor an instrument, in recordable form, evidencing the termination of this Lease and the release by Lessee of all of Lessee’s right, title and interest in and to the Premises existing under and by virtue of this Lease.
19.8      Force Majeure . In the event of Lessor or Lessee being rendered unable, wholly or in part, by Force Majeure to carry out its obligations under this Lease, other than to make payments due hereunder, it is agreed that on such party’s giving notice and full particulars of such Force Majeure to the other party as soon as practicable after the occurrence of the cause relied on, then the obligations of the parties, so far as they are affected by such Force Majeure, shall be suspended during the continuance of any inability so caused but for no longer period, and such cause shall, as far as possible, be remedied with all reasonable dispatch. The term “ Force Majeure ” as employed herein means any circumstances beyond the reasonable control of the contracting parties experiencing such inability to perform, whether of the kind enumerated herein or not, including but not limited to, acts of God, strikes, lockouts, or other industrial disturbances, curtailments or shutdowns, acts of the public enemy, sabotage, wars (whether or not an official declaration is made thereof), blockades, insurrection, riots, epidemics, landslides, lightning, earthquakes, fires, hurricanes, tornadoes, storms, floods, washouts, freezeoffs, civil disturbances, explosions, breakage, accidents to machinery, equipment or lines of pipe, repairs, maintenance, improvements, replacements or alterations to plants or lines of pipe, inability of either party to obtain necessary machinery, materials


28


or permits, or the act of any Governmental Authority. It is understood and agreed that the settlement of strikes or lockouts shall be entirely within the discretion of the party having the difficulty, and that the above requirements that any force majeure shall be remedied with all reasonable dispatch shall not require the settlement of strikes or lockouts by acceding to the demands of the opposing party when such course is inadvisable in the discretion of the party having the difficulty.
19.9      Entire Agreement; Amendment . Subject to Section 19.4 , this Lease, including the exhibits attached hereto, constitutes the entire agreement and understanding between the parties hereto with respect to the lease of the Premises, and supersedes all prior and contemporaneous agreements and undertakings of the parties, in connection herewith. This Lease may be modified in writing only, signed by the parties to interest at the time of modification.
19.10      Binding Effect . Except as herein otherwise expressly provided, this Lease shall be binding upon and inure to the benefit of the parties hereto and their respective successors, sublessees and assigns. Nothing in this Section 19.10 shall be construed to waive the conditions elsewhere contained in this Lease applicable to assignment or subletting of the Premises by Lessee.
19.11      Waivers . No waiver or waivers of any breach or default or any breaches or defaults by either party of any term, condition or liability of or performance by the other party of any duty or obligation hereunder shall be deemed or construed to be a waiver or waivers of subsequent breaches or defaults of any kind, character or description under any circumstance. The acceptance of Rent hereunder by Lessor shall not be a waiver of any preceding breach by Lessee of any provision hereof, other than the failure of Lessee to pay the particular Rent so accepted, regardless of Lessor’s knowledge of such preceding breach at the time of acceptance of such Rent.
19.12      No Partnership . The relationship between Lessor and Lessee at all times shall remain solely that of landlord and tenant and shall not be deemed a partnership or joint venture.
19.13      Choice of law . The provisions of this Lease shall be governed by and construed in accordance with the laws of the State of Texas, excluding any conflicts-of-law rule or principle that might require the application of laws of another jurisdiction.
19.14      Waiver of Jury Trial . LESSEE AND LESSOR WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LESSOR AND LESSEE ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.
19.15      Severability . The invalidity or unenforceability of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity or enforceability of any other provision hereof.
19.16      Survival . All obligations of Lessor and Lessee that shall have accrued under this Lease prior to the expiration or earlier termination hereof shall survive such expiration or termination to the extent the same remain unsatisfied as of the expiration or earlier termination of this Lease. Lessor


29


and Lessee further expressly agree that all provisions of this Lease which contemplate performance after the expiration or earlier termination hereof shall survive such expiration or earlier termination of this Lease.
19.17      Time of Essence . Time is of the essence in the performance of all obligations falling due hereunder.
19.18      Captions . The headings to Articles, Sections and other subdivisions of this Lease are inserted for convenience of reference only and will not affect the meaning or interpretation of this Lease. The language in all parts of this Lease shall in all cases be construed as a whole according to its fair meaning and not strictly for nor against either Lessee or Lessor.
19.19      Schedules and Exhibits . All schedules and exhibits hereto which are referred to herein are hereby made a part hereof and incorporated herein by such reference.
19.20      Counterparts . This Lease may be executed in multiple originals and when executed, all such counterparts shall constitute one document.
[Remainder of Page Intentionally Left Blank]



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The parties hereto have executed this Lease to be effective as of the Effective Date.
LESSOR :

VALERO REFINING-MERAUX LLC
 
 
 
 
 
 
By:
 /s/ R. Lane Riggs
Name:
R. Lane Riggs
Title:
Executive Vice President


LESSEE :

VALERO PARTNERS MERAUX, LLC
 
 
 
 
By:
 /s/ Richard F. Lashway
Name:
Richard F. Lashway
Title:
President and Chief Operating Officer


Signature Page to Lease and Access Agreement (Meraux Terminal)


EXHIBIT A
TANKS
Meraux Tank Ref #
Type
Shell Capacity (Barrels)
TK- 55-7
EFR
55,351
TK- 80-1
IFR
80,087
TK- 80-2
IFR
80,839
TK- 80-4
Cone
79,818
TK- 80-6
Cone
79,328
TK- 80-7
Cone
78,234
TK- 80-8
Cone
79,598
TK- 80-11
EFR
78,309
TK- 80-12
EFR
78,829
TK- 80-15
Cone
81,163
TK- 80-16
EFR/Geo
81,104
TK- 80-18
EFR
78,908
TK- 150-1
Cone
152,336
TK- 200-1
EFR
203,693
TK- 200-2
EFR
203,631
TK- 200-3
EFR
201,716
TK- 200-4
EFR
202,116
TK- 200-5
EFR
200,041
TK- 200-7
Cone
199,903
TK- 250-8
IFR/Geo
267,455
TK- 300-1
EFR
323,713
TK- 300-2
EFR
339,011
TK- 300-4
EFR
337,486
TK- 300-6
EFR
338,221
 
TOTAL
3,900,890


Exhibit A


EXHIBIT B
DESCRIPTION OF THE REFINERY SITE

TRACT 1

PARCEL 1 OF TRACT 1 :

Being a certain piece or portion of ground situated in the Corrine and Myrtle Grove Plantations in the Parish of St. Bernard, State of Louisiana, being a part of original Lots 17, 18, 19 and 20, designated as Lot M-1, as described in an “Act of Sale” by Murphy Oil USA, Inc. to Valero Refining-Meraux LLC dated October 1, 2011, and recorded in Book 1029, Page 533, under File No. 556808 of the Conveyance Records of St. Bernard Parish, Louisiana.

The portion of the Premises on Parcel 1 of Tract 1 as depicted
on Exhibit C includes the following Tanks:

Meraux Tank #
Type
Shell Capacity (Barrels)
TK-80-16
EFR/Geo
81,104
TK-200-1
EFR
203,693
TK-200-2
EFR
203,631
TK-200-3
EFR
201,716
TK-200-4
EFR
202,116
TK-200-5
EFR
200,041
 
TRACT 2 :

Being a certain piece or portion of ground situated in the Corrine and Myrtle Grove Plantations in the Parish of St. Bernard, State of Louisiana, being a part of original lot 17, designated as Lot Z, as described in an “Act of Sale” by Murphy Oil USA, Inc. to Valero Refining-Meraux LLC dated October 1, 2011, and recorded in Book 1029, Page 533, under File No. 556808 of the Conveyance Records of St. Bernard Parish, Louisiana.

The portion of the Premises on Tract 2 as depicted on Exhibit C includes the following Tanks:

Meraux Tank #
Type
Shell Capacity (Barrels)
TK-200-3
EFR
201,716
 
TRACT 3 :

Being a certain piece or portion of ground situated in the Corrine and Myrtle Grove Plantations in the Parish of St. Bernard, State of Louisiana, being a part of original lots 14, 15, and 16, as described in an “Act of Sale” by Murphy Oil USA, Inc. to Valero Refining-Meraux LLC dated October 1, 2011, and

Exhibit B


recorded in Book 1029, Page 533, under File No. 556808 of the Conveyance Records of St. Bernard Parish, Louisiana.


The portion of the Premises on Tract 3 as depicted on Exhibit C includes the following Tanks:

Meraux Tank #
Type
Shell Capacity (Barrels)
TK-250-8
IFR/Geo
267,455
TK-300-1
EFR
323,713
TK-300-2
EFR
339,011
TK-300-4
EFR
337,486
TK-300-6
EFR
338,221
 
TRACT 4 :

SECOND :

Being a certain piece or portion of ground situated in Sections 2 and 9, Township 13 South, Range 13 East, and Section 19, Township 13 South, Range 12 East, St. Bernard Parish, Louisiana, also described as a portion of original lots 13½, 14, 15, and 16 of the Corrine and Myrtle Grove Plantations, as described in an “Act of Sale” by Murphy Oil USA, Inc. to Valero Refining-Meraux LLC dated October 1, 2011, and recorded in Book 1029, Page 533, under File No. 556808 of the Conveyance Records of St. Bernard Parish, Louisiana.

The portion of the Premises on Tract 4, Second as depicted
On Exhibit C includes the following Tanks:

Meraux Tank #
Type
Shell Capacity (Barrels)
TK-55-7
EFR
55,351
TK-80-1
IFR
80,087
TK-80-2
IFR
80,839
TK-80-4
Cone
79,818
TK-80-6
Cone
79,328
TK-80-7
Cone
78,234
TK-80-8
Cone
79,598
TK-80-11
EFR
78,309
TK-80-12
EFR
78,829
TK-80-15
Cone
81,163
TK-80-18
EFR
78,908
TK-150-1
Cone
152,336



Exhibit B


TRACT 6 :

Being a certain piece or portion of ground situated in the Corrine and Myrtle Grove Plantations in the Parish of St. Bernard, State of Louisiana, being a part of original lots 13 ½ and 14, as described in an “Act of Sale” by Murphy Oil USA, Inc. to Valero Refining-Meraux LLC dated October 1, 2011, and recorded in Book 1029, Page 533, under File No. 556808 of the Conveyance Records of St. Bernard Parish, Louisiana.

The portion of the Premises on Tract 6 as depicted on Exhibit C includes the following Tanks:

Meraux Tank #
Type
Shell Capacity (Barrels)
TK-200-7
Cone
199,903

TRACT 7 :

Being a certain piece or portion of ground situated in the Corrine and Myrtle Grove Plantations in the Parish of St. Bernard, State of Louisiana, being a part of original lots 13 ½ and 14, designated as Tract R, as described in an “Act of Sale” by Murphy Oil USA, Inc. to Valero Refining-Meraux LLC dated October 1, 2011, and recorded in Book 1029, Page 533, under File No. 556808 of the Conveyance Records of St. Bernard Parish, Louisiana.

The portion of the Premises on Tract 7 as depicted on Exhibit C includes the following Tanks:

Meraux Tank #
Type
Shell Capacity (Barrels)
TK-200-7
Cone
199,903

TRACT 11 :

Being a certain piece or portion of ground situated in Section 19, Township 13 South, Range 12 East and in Section 39, Township 13 South, Range 13 East, St. Bernard Parish, Louisiana, also described as a portion of lots 13 ½ and 14 of the Corrine and Myrtle Grove Plantations, as described in an “Act of Sale” by Murphy Oil USA, Inc. to Valero Refining-Meraux LLC dated October 1, 2011, and recorded in Book 1029, Page 533, under File No. 556808 of the Conveyance Records of St. Bernard Parish, Louisiana.

The portion of the Premises on Tract 11 as depicted on Exhibit C includes the following Tanks:

Meraux Tank #
Type
Shell Capacity (Barrels)
TK-200-7
Cone
199,903





Exhibit B


EXHIBIT C
DEPICTION OF THE PREMISES
(Attached)
EX1009LEASEANDACCESSA_IMAGE1.GIF

Exhibit C


EX1009LEASEANDACCESSA_IMAGE2.GIF



Exhibit C


EXHIBIT D
LESSOR SERVICES
Lessor will supply the Lessor Services listed on this Exhibit D to Lessee with respect to Lessee’s ownership, operation and maintenance of the Tank Farm Assets, together with such additional services and/or Refinery Facilities as the Parties may agree from time to time.
Utilities . All utilities (including gas, water, steam, industrial gases, electricity and telephone) will be furnished by Lessor for Lessee’s operation of the Tank Farm Assets consistent with past practice. If Lessee’s electrical load or use of other utilities at the Tank Farm Assets increases above historical rates, Lessor will only be required to supply the increased load to the extent Lessor’s existing utility infrastructure is capable of doing so without detriment to the safe and reliable operation of the Refinery. Lessee shall reimburse Lessor for all utilities consumed at the Tank Farm Assets, calculated in a manner mutually reasonably agreed to by the parties, at the same rates that Lessor is required to pay its provider, plus any taxes and other applicable fees (but without any markup by Lessor). If Lessor’s actual cost of providing electricity materially changes or Lessee’s use of electricity materially changes, Lessor or Lessee may request an adjustment to the Rent by an appropriate amount, and the other party will not unreasonably refuse to grant such adjustment. Lessee agrees to reasonably cooperate with Lessor, if requested by Lessor or required by Applicable Law or the rules of the utility provider, to cause all electricity used at the Tank Farm Assets to be separately metered or sub-metered at Lessee's sole cost and expense.

Wastewater Processing . To the extent allowed by Applicable Law, all waste water treatment will be supplied to Lessee by Lessor from existing Refinery Site sources. This treatment pertains to dock and sump materials generated during the normal course of operations and includes sump generated waste materials. The Parties acknowledge that Governmental Authorities may impose pre-treatment standards on any waste waters Lessee releases to Lessor for processing. If such pre-treatment standards are imposed, Lessor shall be responsible for ensuring that the relevant Lessee personnel are adequately trained to comply with such standards and for submitting any related and required reports with the applicable Governmental Authority. Lessee will supply field data to Lessor to fulfill any such reposting requirements.

Fire and Emergency Protection . Lessor will provide response support in the event of an emergency. Lessor will maintain the existing tank farm fire water and emergency response system and any necessary improvements will be made by Lessor. As further provided below, Lessor does not make, and hereby expressly disclaims, any and all representations or warranties (whether express, implied or statutory) as to the delivery pressure or volume of firewater that may be available to the Tank Farm Assets, or as to any other aspects of any firewater services provided hereunder, and Lessee acknowledges that there may be times when the firewater service to the Tank Farm Assets is interrupted or unavailable. Lessee agrees that Lessor shall have access to the Tank Farm Assets to operate, repair, inspect and maintain portions of the Refinery firewater system located therein.

Exhibit D



Groundwater Monitoring . Lessor currently operates any existing groundwater monitoring and remedial systems and will retain the obligation to maintain the existing systems until such time as the applicable Governmental Authority grants closure or Lessee and Lessor mutually agree that further operation is not necessary. As set forth in the Omnibus Agreement, in the event that Lessee has a Release following the Effective Date of this Lease and the Release has a material adverse impact on the existing remedial system or triggers new remedial obligations, Lessee shall reimburse Lessor for the additional costs incurred as a result of the Release.

Solid/Hazardous Waste Processing . Lessor shall provide solid/hazardous waste processing consistent with Applicable Law.

LDAR Monitoring and Reporting . Lessor will provide to Lessee services necessary to perform leak detection, monitoring and reporting on all Tank Farm Assets within the Refinery Site as required by Applicable Law and any applicable consent decree. Lessor’s and Lessee’s employees will be included in the Refinery LDAR training program, which training program shall comply with the Clean Air Act and any applicable consent decree. Lessor will provide data to Lessee on all LDAR surveillance activities.

Security . Lessor shall provide routine security patrols, general monitoring and surveillance, provided however Lessor be responsible for the loss of or damage to the Tank Farm Assets and Improvements.

IT/Controls Infrastructure . Lessee will be entitled to access and use all necessary IT/Controls infrastructures for the operation of the Tank Farm Assets. Lessor shall maintain all IT/Controls infrastructures.

Laydown Areas/Storage for Spares . Lessor will provide laydown areas and storage for spares on an as-needed basis.

Landscape Maintenance . Lessor will provide or cause to be provided landscape maintenance services to the Premises.

Janitorial Services . Lessor will provide or cause to be provided janitorial services to the Premises.

Non-hazardous Waste Handling and Collection . Lessor will provide or cause to be provided non-hazardous waste handling and collection services to the Premises, including vacuum truck services other than for tank dewatering purposes.


Exhibit D

EXHIBIT 10.10


LEASE AND ACCESS AGREEMENT
(Three Rivers Terminal)
THIS LEASE AND ACCESS AGREEMENT (this “ Lease ”) is made and entered into to be effective as of the 1 st day of September, 2016 (the “ Effective Date ”), between Diamond Shamrock Refining Company, L.P., a Delaware limited partnership (herein called “ Lessor ”), and Valero Partners Three Rivers, LLC, a Delaware limited liability company (herein called “ Lessee ”).
W I T N E S S E T H :
WHEREAS, on the Effective Date, Lessee has acquired from Lessor the Tank Farm Assets (as defined below) located on the Refinery Site (as defined below) in Three Rivers, Texas;
WHEREAS, Lessor has agreed to lease to Lessee and Lessee has agreed to lease from Lessor the land on which the Tank Farm Assets are located, on the terms and conditions set forth in this Lease;
WHEREAS, Lessor owns and operates certain facilities and other improvements at the Refinery Site that are necessary or desirable for Lessee to utilize in Lessee’s operations of the Tank Farm Assets but that may also be utilized by Lessor and that Lessor has agreed to provide Lessee with access to in accordance with this Lease; and
NOW, THEREFORE, for and in consideration of the premises, the mutual agreements hereinafter set forth, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee covenant and agree as follows:
ARTICLE 1
DEFINITIONS
1.1      Certain Defined Terms . Unless the context otherwise requires, the following terms shall have the respective meanings set forth in this Section 1.1 :
Affiliate ” means any entity that directly or indirectly Controls, is Controlled by, or is under common Control with the referenced entity, including, without limitation, the referenced entity’s parents and their general partners; provided that, for purposes of this Agreement, Valero and its subsidiaries (other than the General Partner and the Partnership and its subsidiaries), including the Lessor, on the one hand, and the General Partner and the Partnership and its subsidiaries, including the Lessee, on the other hand, shall not be considered Affiliates of each other.
Applicable Law ” means all applicable constitutions, laws (including common law), treaties, statutes, orders, decrees, rules, injunctions, licenses, permits, approvals, agreements, regulations, codes, ordinances issued by any Governmental Authority, including applicable judicial or administrative orders, consents, decrees, and judgments, published directives, guidelines, governmental authorizations, requirements or other governmental restrictions which have the force of law, and determinations by, or interpretations of any of the foregoing by any Governmental


1


Authority having jurisdiction over the matter in question and binding on a given Person, whether in effect as of the date hereof or thereafter and, in each case, as amended.
Business Day ” means any Day except for Saturday, Sunday or an official holiday in the State of Texas.
Charge Pump ” means the last pump prior to pumped inputs entering a refining unit.
Commencement Date ” has the meaning set forth in Section 3.1 .
Contribution Agreement ” means that certain Contribution Agreement dated September 1, 2016, among Valero Terminaling and Distribution Company and the Partnership.
Control ” means the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of a Person, whether through ownership of voting securities, by contract, or otherwise.
Day ” means the period of time commencing at 12:00 a.m. on one calendar day and running until, but not including, 12:00 a.m. on the next calendar day, according to local time where the Premises are located.
Demarcation Point ” is defined in the definition of “Facility Pipelines”.
Disclaimed Matters ” has the meaning set forth in Section 5.4(b) .
Environmental Cleanup ” has the meaning set forth in Section 10.4(c) .
Environmental Laws ” means all federal, state, and local laws, statutes, rules, regulations, orders, judgments, ordinances, codes, injunctions, decrees, Environmental Permits and other legally enforceable requirements and rules of common law relating to pollution or protection of human health, natural resources, wildlife and the environment or workplace health or safety including the federal Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended, 42 U.S.C. §§9601 et seq. , the Resource Conservation and Recovery Act of 1976, as amended, 42 U.S.C. §§6901 et seq. , the Clean Air Act, as amended, 42 U.S.C. §§7401 et seq. , the Federal Water Pollution Control Act, as amended, 33 U.S.C. §§1251 et seq ., the Toxic Substances Control Act, as amended, 15 U.S.C. §§2601 et seq. , the Oil Pollution Act of 1990, 33 U.S.C. §§2701 et seq. , the Safe Drinking Water Act of 1974, as amended, 42 U.S.C. §§300f et seq. , the Hazardous Materials Transportation Act of 1994, as amended, 49 U.S.C. §§ 5101 et seq. , and other environmental conservation and protection laws and the Occupational Safety and Health Act of 1970, 29 U.S.C. §§ 651 et seq , and the regulations promulgated pursuant thereto, and any state or local counterparts, each as amended from time to time.
Environmental Permit ” means any permit, approval, identification number, license, registration, certification, consent, exemption, variance or other authorization required under or issued pursuant to any applicable Environmental Law, including applications for renewal of such permits in which the application allows for continued operation under the terms of an expired permit.


2


Event of Default ” has the meaning set forth in Section 13.1.
Facility Pipelines ” means all crude oil, intermediates and refined product pipelines to the extent they are (i) located wholly on, below, above and/or within the Premises and connect into the Tanks or (ii) located partially on and partially off the Premises and used in connection with the operation of the Tanks, provided that the Parties shall demarcate the point at which any such pipeline located partially on and partially off the Premises connects to any Refinery Pipeline (as determined, the “ Demarcation Point ”) and that portion extending from the boundary of the Premises to the Demarcation Point shall be considered Facility Pipeline. The Facility Pipelines do not include the Refinery Facilities.
Force Majeure ” has the meaning set forth in Section 19.8 .
General Partner ” means Valero Energy Partners GP LLC, a Delaware limited liability company.
Governmental Authority ” means any federal, state, tribal, foreign or local governmental entity, authority, department, court or agency, including any political subdivision thereof, exercising, or entitled to exercise, any administrative, executive, judicial, legislative, police, regulatory or taxing authority or power of any nature, and including any arbitrating body, commission or quasi-governmental authority or self-regulating organization of competent authority exercising or enlisted to exercise similar power or authority.
Hazardous Substance ” means (i) any substance, whether solid, liquid, gaseous, semi-solid, or any combination thereof, that is designated, defined or classified as a hazardous waste, solid waste, hazardous material, pollutant, contaminant or toxic or hazardous substance, or terms of similar meaning, or that is otherwise regulated under any Environmental Law, including any hazardous substance as defined under the Comprehensive Environmental Response, Compensation, and Liability Act, as amended, and including asbestos and lead-containing paints or coatings and (ii) petroleum, oil, gasoline, natural gas, fuel oil, motor oil, waste oil, diesel fuel, jet fuel, and other refined petroleum hydrocarbons.
Improvements ” and “ Material Improvements ” have the meanings set forth in Section 7.1 .
Initial Term ” has the meaning set forth in Section 3.1 .
Interest Rate ” means an annual rate (based on a 360-day year) equal to the lesser of (i) two percent (2%) over the prime rate as published under “Money Rates” in the Wall Street Journal in effect at the close of the Business Day on which payment was due and (ii) the maximum rate permitted by Applicable Law.
Lessee Indemnified Party(ies) ” means Lessee and all other members of the Partnership Group and their respective officers, directors, shareholders, unitholders, members, managers, employees, agents, representatives, successors and assigns.
Lessee Responsible Parties ” has the meaning set forth in Section 10.1 .


3


Lessor Indemnified Party(ies) ” means Lessor and its ultimate parent company and their Affiliates (other than members of the Partnership Group) and their respective officers, directors, shareholders, unitholders, members, managers, employees, agents, representatives, successors and assigns.
Lessor Services ” has the meaning set forth in Section 5.1 .
Losses ” means any losses, damages, liabilities, claims, demands, causes of action, judgments, settlements, fines, penalties, costs and expenses (including court costs and reasonable attorney’s and expert’s fees) of any and every kind or character, known or unknown, fixed or contingent.
Mortgage ” has the meaning set forth in Section 19.2 .
Mortgagor ” has the meaning set forth in Section 19.3 .
Omnibus Agreement ” means that certain Amended and Restated Omnibus Agreement dated July 1, 2014, by and among the parties thereto, as the same has been amended by that certain Amendment and Restatement of Schedules to Amended and Restated Omnibus Agreement dated as of the Effective Date, and as the same may be further amended and supplemented from time to time.
Partnership ” means Valero Energy Partners LP, a Delaware limited partnership.
Partnership Agreement ” means the First Amended and Restated Agreement of Limited Partnership of the Partnership, dated as of December 16, 2013, as the same may be amended from time to time.
Partnership Change in Control ” means Valero ceases to Control the general partner of the Partnership.
Partnership Group ” has the meaning ascribed to such term in the Partnership Agreement.
Permitted Exceptions ” has the meaning set forth in Section 2.3 .
Permitted Transferee ” has the meaning set forth in Section 17.3 .
Permitted Use ” has the meaning set forth in Section 6.1 .
Permits ” means all permits, licenses, franchises, authorities, consents, and approvals, as necessary under applicable Environmental Laws for operating the Tank Farm Assets and/or the Premises.
Person ” means any individual or entity, including any partnership, corporation, association, joint stock company, trust, joint venture, limited liability company, unincorporated organization or Governmental Authority (or any department, agency or political subdivision thereof).


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Premises ” means those tracts or parcels of land located in Three Rivers, Texas on which the Tank Farm Assets are situated as depicted by the cross-hatched areas identified on Exhibit C attached hereto and made a part hereof for all purposes. The Premises is shown on Exhibit C as five (5) separate depictions with each including a cross reference to the Refinery Site parcel or tract upon which the Premises is located. For avoidance of doubt, the Premises is intended to include all of the land underlying the Tanks and those portions adjacent to the Tanks that are necessary for the use and operation of the Tank Farm Assets and the Improvements, including where applicable, the dike walls or other containment areas surrounding the Tanks. The Premises do not include the Refinery Facilities and any roads, drives or other ingress and egress areas located within the boundaries of the Premises (it being understood that Lessee shall have a non-exclusive right to use such roads, drives or other ingress and egress areas pursuant to Section 2.2 hereof).
Refinery ” means the crude oil refinery and related facilities (commonly known as the “Valero Three Rivers Refinery”) owned and operated by Lessor in Three Rivers, Texas at the Refinery Site.
Refinery Facilities ” means those assets and facilities of Lessor or third parties that may be located on the Premises but are used in connection with the operation of the Refinery (as opposed to the delivery, storage and redelivery of crude oil, feedstocks and products to the Tanks) or are necessary in order for Lessor to provide the Lessor Services, including without limitation any (i) water lines water tanks and fire water systems; (ii) waste water facilities; (iii) control or maintenance buildings; (iv) Charge Pumps; (v) pressurized tanks (bullets and spheres); (vi) Refinery Pipelines; (vii) pipe racks that are not wholly located within the Premises; (viii) tanks not in hydrocarbon service; and (ix) electrical and IT/controls infrastructure.
Refinery Pipelines ” means (i) any crude oil, intermediates or refined products pipeline or portion thereof that runs between a Demarcation Point and a point off the Premises for the purpose of delivering crude oil, intermediates and products into the Tanks or receiving crude oil, intermediates and products from the Tanks and (ii) any crude oil, intermediates or refined products pipeline, or portion thereof, that runs between a Demarcation Point and a point off the Premises for the purpose of delivering crude oil, intermediates and refined products to the Refinery process units or receiving crude oil, intermediates and refined products from the Refinery process units.
Refinery Site ” means those tracts or parcels of land located in Three Rivers, Texas where the Premises are located as more particularly described on Exhibit B attached hereto and made a part hereof for all purposes, or which may be acquired by Lessor after the date hereof for which access thereto is necessary for the use and operation of the Tank Farm Assets or the Improvements, together with any other tracts or parcels of land adjacent thereto and any common areas, parking areas and driveways for vehicular and pedestrian ingress/egress related thereto to the extent owned or controlled by Lessor and, for which access is necessary for the use and operation of the Tank Farm Assets or the Improvements.
Refinery Site-Wide Permits ” means those Permits under which Lessor, immediately prior to the Commencement Date, operated the Refinery and the Tank Farm Assets.


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Release means any spilling, leaking, seeping, pumping, pouring, emitting, emptying, injecting, discharging, escaping, leaching, dumping, disposing or releasing of any Hazardous Substances into the environment (including the air, soil, surface water, or groundwater) of any kind whatsoever, but not any offsite disposal or treatment in accordance with Environmental Law.
Removal Date ” has the meaning set forth in Section 15.2 .
Renewal Term ” has the meaning set forth in Section 3.1 .
Rent ” has the meaning set forth in Section 4.1 .
Shared Access Facilities ” has the meaning set forth in Section 2.2 .
Tanks ” means the crude oil, refined products and intermediates storage tanks identified on Exhibit A attached hereto and incorporated herein for all purposes. For further identification the Tanks have been cross-hatched on the depiction of the Premises set forth on Exhibit C .
Tank Farm Assets ” means the Tanks, together with (i) tank valves, tank gauges, booster pumps, transfer pumps, meters, vapor control equipment, recorders, fittings, pressure and temperature equipment, cathodic protection equipment, leak detection equipment, improvements and other equipment, all of which are located on the Premises and used in connection with the operation of the Tanks and (ii) the Facility Pipelines.
Tax Reimbursement ” has the meaning set forth in Section 9.2 .
Taxes ” means all federal, state and local real and personal property ad valorem taxes, assessments, and other governmental charges, general and special, ordinary and extraordinary, including but not limited to assessments for public improvements or benefits assessed against the Premises or Tank Farm Assets or the use or operation thereof during the Term, including, but not limited to, any federal state or local income, gross receipts, withholding, franchise, excise, sales, use, value added, recording, transfer or stamp tax, levy, duty, charge or withholding of any kind imposed or assessed by any Governmental Authority, together with any addition to tax, penalty, fine or interest thereon. The term “Taxes” does not, however, include federal or state income taxes or franchise taxes imposed on Lessor.
Term ” has the meaning set forth in Section 3.1 .
Third Party Maintenance Contracts ” has the meaning set forth in Section 5.5 .
Valero ” means Valero Energy Corporation.
1.2      References . As used in this Lease, unless a clear contrary intention appears: (a) the singular includes the plural and vice versa; (b) reference to any Person includes such Person’s successors and assigns but, in the case of a Party, only if such successors and assigns are permitted by this Lease, and reference to a Person in a particular capacity excludes such Person in any other capacity; (c) reference to any gender includes each other gender; (d) reference to any agreement (including this Lease), document or instrument means such agreement, document, or instrument as amended


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or modified and in effect from time to time in accordance with the terms thereof and, if applicable, the terms of this Lease; (e) reference to any Section means such Section of this Lease, and references in any Section or definition to any clause means such clause of such Section or definition; (f) “hereunder,” “hereof,” “hereto” and words of similar import will be deemed references to this Lease as a whole and not to any particular Section or other provision hereof or thereof; (g) “including” (and with correlative meaning “include”) means including without limiting the generality of any description preceding such term; and (h) relative to the determination of any period of time, “from” means “from and including,” “to” means “to but excluding” and “through” means “through and including.”
ARTICLE 2
DEMISE OF PREMISES
2.1      Demise of Premises . Lessor, in consideration of the Rent to be paid and of the covenants and agreements in this Lease to be performed by Lessee, does hereby lease and demise to Lessee and Lessee hereby leases, the Premises, upon and subject to the terms, covenants and conditions set forth in this Lease.
2.2      Shared Access Facilities . During the Term, Lessor hereby grants to Lessee and its respective Affiliates, agents, employees and contractors, for no additional consideration, an irrevocable, non-exclusive right of access to and use of those portions of the Refinery Site that are reasonably necessary for access to and/or the use, operation, maintenance, replacement, inspection, protection, repair and removal of the Tank Farm Assets and Improvements by Lessee, all so long as such access and use by any of the Lessee Responsible Parties does not unreasonably interfere in any material respect with Lessor’s operations at the Refinery Site and materially complies with Lessor’s rules, norms and procedures governing safety and security at the Refinery Site. Such access rights in favor of Lessee shall include, but not be limited to the right to use roads within the Refinery Site that provide Lessee access, ingress and egress to the Tank Farm Assets and Improvements and the right to use the Refinery Pipelines, docks, and pumps (and associated utilities) for the movement of crude oil, intermediates and refined products in and out of the Tank Farm Assets, whether or not such Refinery Pipelines are wholly-located on the Refinery Site. Lessor shall not unreasonably interfere with such access and use rights. The facilities from time to time on the Refinery Site that are subject to the access and use rights provided under this Section 2.2 are referred to herein as the “ Shared Access Facilities ”.
2.3      “Subject to” Restrictions, Etc.; Reservations . This Lease is expressly granted by Lessor and accepted by Lessee subject to all applicable building, zoning and other ordinances and governmental requirements affecting the Premises and to all restrictions, covenants, encumbrances, rights-of-ways, easements, exceptions, reservations and other matters of record encumbering or affecting the Premises. Furthermore, subject to the rights of Lessee hereunder, Lessor reserves the right to grant any, easements, licenses, and other similar agreements affecting the Premises, including, without limitation, utility and pipeline easements, provided that such easements and licenses shall be located in a manner that minimizes interference with the operations of Lessee at the Premises and does not increase any operational cost or risk to Lessee, while also minimizing construction and operational costs and risks for Lessor. The matters referenced in this Section 2.3 are the “ Permitted Exceptions ”.


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2.4      Acceptance of Premises . Lessee acknowledges that it is familiar with the Premises and its condition. Lessee accepts the Premises in its “AS-IS,” “WITH ALL FAULTS” physical condition as of the Commencement Date, subject to the terms and conditions of this Lease. LESSOR MAKES NO REPRESENTATIONS OR WARRANTIES WHATSOEVER, EXPRESS OR IMPLIED, OR ARISING BY OPERATION OF LAW, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTY OF CONDITION, HABITABILITY, SUITABILITY, MERCHANTABILITY, OR FITNESS FOR A PARTICULAR PURPOSE, AND INCLUDING WITHOUT LIMITATION, (A) THE CONDITION OR SUFFICIENCY OF THE PREMISES FOR LESSEE’S INTENDED USE; (B) THE CONDITION OR ZONING STATUS OF THE PREMISES, OR ANY OTHER FACT OR MATTER RELATING THERETO; OR (C) WHETHER ANY OF THE PREMISES CONTAINS ANY SUBSTANCE OR MATERIAL WHICH IS OR MAY BE IN VIOLATION OF ANY ENVIRONMENTAL LAW. Lessee acknowledges that, except as may be otherwise expressly provided herein, in no event shall Lessor have any obligation for any defects in the Premises or any limitation on its use. The taking of possession of the Premises shall be conclusive evidence that the Premises was in good condition at the time possession was taken.
ARTICLE 3
TERM
3.1      Term .    The initial term of this Lease (the “ Initial Term ”) shall be for 10 years commencing on September 1, 2016 (the “ Commencement Date ”). Following the Initial Term the Term of this Lease shall automatically renew for four successive five-year periods (each a “ Renewal Term ”). Lessee may terminate this Lease at the end of the Initial Term or any subsequent Renewal Term by delivering written notice to Lessor, on or before 180 days prior to the end of any such period, that Lessee has elected to terminate this Lease. The Initial Term together with any applicable Renewal Terms shall be referred to herein as the “ Term ”. In addition, at Lessee's option, Lessee may terminate this Lease, by providing written notice to Lessor on or before 180 days prior to the desired termination date, if Lessee ceases to operate the Tanks, or ceases its business operations. In the event of such termination prior to the end of the Term, Lessor shall retain one half of the remaining Rent (as defined below) for the current 12-month rental period as set forth in Section 4.1 below as its sole and exclusive remedy for such early termination and shall refund to Lessee the remaining Rent. In the event the aforesaid Commencement Date shall occur on a date other than the first day of the calendar month, then the Term of this Lease shall be for the number of full lease years plus the number of days remaining in the month in which the Term commences.
ARTICLE 4
RENT
4.1      Rent . Lessee shall pay to Lessor annual rent (“ Rent ”) in the initial amount of $435,000 per year, payable in equal monthly installments on or before the last day of each month in the amount of $36,250. If any installment of Rent falls due on a day that is not a Business Day, then such installment shall be due and payable on the next day that is a Business Day. Rent for any partial lease year and/or month at the beginning and/or end of the Term shall be prorated based on the number of days during such lease year and/or month that this Lease was in effect.


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4.2      Accrual and Payment of Rent . All Rent shall be payable in immediately available funds to an account specified in writing by Lessor from time to time, or at Lessor’s address set forth in Section 19.5 (or at such place or places as Lessor may from time to time direct), free from all claims, demands, set offs, or counterclaims against Lessor of any kind or character. Any delinquent payment (that is, any payment not made within five calendar days after the due date) shall, in addition to any other remedy of Lessor, incur a late charge of 5% (which late charge is intended to compensate Lessor for the cost of handling and processing such delinquent payment and should not be considered interest) and bear interest at the Interest Rate, such interest to be computed from and including the date such payment was due through and including the date of the payment; provided, however, in no event shall Lessee be obligated to pay a sum of late charge and interest higher than the maximum rate permitted by Applicable Law.
4.3      Escalation . On July 1, 2017, and on July 1 st of each year thereafter during the Term, Lessor shall adjust Rent by multiplying Rent by an amount equal to a maximum of (a) 1.0 plus (b) a fraction, of which (i) the numerator is the positive change, if any, in the Consumer Price Index – All Urban Consumers (Series ID CUUR0300SA0) (such index, the “ CPI ”) during the 12-month period ending March 31st of such year, as reported during the month of April of such year and (ii) the denominator is the CPI as of the first day of such 12-month period, provided that if, with respect to any such 12-month period, the CPI has decreased during such 12-month period, Company may increase fees on the following July 1 only to the extent that the percentage change in the CPI since the most recent previous such increase in fees is greater than the aggregate amount of the cumulative decreases in the CPI during the intervening period or periods.
4.4      Independent Covenant . The obligation of Lessee to pay Rent is an independent covenant, and no act or circumstances whatsoever, whether such act or circumstances constitutes a breach of a covenant by Lessor or not, shall release Lessee of the obligation to pay Rent.
4.5      Rental . Wherever the term “ Rental ” or “ Rent ” is used under the terms of this Lease it shall be deemed to refer to the Rent as well as any additional rental due hereunder unless the context specifically states otherwise.
ARTICLE 5
ADDITIONAL LESSOR OBLIGATIONS
5.1      Provision of Lessor Services . During the Term of this Lease, in consideration of the Rent, Lessor shall make available and provide to Lessee, in accordance with the terms and conditions of this Lease, shared use of certain services, utilities, materials and facilities as more fully described on Exhibit D (the “ Lessor Services ”), located or utilized at the Refinery that are necessary to operate and maintain the Tank Farm Assets as currently operated and maintained.
5.2      Adjustment to Rent for Lessor Services . If the actual cost to Lessor of providing any Lessor Services or any additional Lessor Services exceeds the amount allocated therefor in the Rent (taking into account any increases in Rent pursuant to Section 4.3 ), Lessor may increase the Rent by an amount equal to such increase. Lessor shall provide Lessee reasonable supporting documentation for any such increase, and if Lessee objects to the amount of any such increase Lessor and Lessee will negotiate in good faith to resolve such dispute. Prior to resolution of any such dispute, Lessee


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shall continue to pay the Rent prevailing prior to Lessor’s requested adjustment, with a true-up payment to be made by Lessee promptly upon resolution of the dispute (assuming that the parties agree to an increase in Rent).
5.3      Increased Quantities and Additional Lessor Services :
(a)
If subsequent to the date hereof increased quantities of any Lessor Services are reasonably required by Lessee in connection with its ownership, operation or maintenance of the Tank Farm Assets or any improvements or additions thereto, Lessor shall use commercially reasonable efforts to provide such increased quantities of such Lessor Services on the same terms and conditions set forth in Exhibit D , so long as the provision of such increased quantities does not interfere in any material respect with Lessor’s operations at the Refinery Site or require Lessor to make a capital improvement in order to provide such increased Lessor Services. If the provision by Lessor of increased quantities of any Lessor Services as requested by Lessee would require Lessor to make such a capital improvement, then Lessee may submit a request to Lessor. If increased quantities of any Lessor Services is requested by Lessee, and provided by Lessor, the Rent may be increased in accordance with Section  5.2 hereof. Notwithstanding anything to the contrary herein, in the event that (i) Lessee uses the Tank Farm Assets to provide services to third parties; (ii) Lessee’s provision of such third-party services results in a material increase of any Lessor Services required by Lessor Services; and (iii) provision of such Lessor Services is available to Lessee from third-party vendors on commercially reasonable terms, then Lessor may decline to provide such increased and additional Lessor Services.
(b)
If subsequent to the date hereof Lessor Services not specifically described herein, but which are being produced or utilized by Lessor or its Affiliates in the normal course of their operations at the Refinery Site, are or become reasonably necessary to operate or maintain the Tank Farm Assets and any Improvements, Lessor shall use commercially reasonable efforts to provide such Lessor Services on terms and conditions consistent with the provision of the existing Lessor Services by Lessor. The Rent with respect to such additional Lessor Services may be increased in accordance with Section 5.2 hereof.
5.4      Disclaimers .
(a)
FAILURE TO ANY EXTENT TO MAKE AVAILABLE, OR ANY SLOW-DOWN, STOPPAGE OR INTERRUPTION OF ANY LESSOR SERVICES DESCRIBED IN THIS ARTICLE 5 RESULTING FROM ANY CAUSE WHATSOEVER (OTHER THAN LESSOR’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT) SHALL NOT RENDER LESSOR LIABLE IN ANY RESPECT FOR DAMAGES, NOR BE CONSTRUED AS AN EVICTION OF LESSEE (ACTUAL OR CONSTRUCTIVE) NOR RELIEVE LESSEE FROM FULFILLMENT OF ANY COVENANT OR AGREEMENT HEREOF. NEITHER LESSOR NOR ANY OF ITS LESSOR INDEMNIFIED PARTIES SHALL BE


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LIABLE TO LESSEE OR ANY OF THE LESSEE INDEMNIFIED PARTIES FOR ANY LOSSES ARISING OUT OF THE PROVISION AND DELIVERY OF (OR FAILURE TO PROVIDE AND DELIVER) ANY LESSOR SERVICES, AND LESSEE HEREBY RELEASES THE LESSOR INDEMNIFIED PARTIES FROM ALL SUCH LOSSES.
(b)
LESSEE ASSUMES ALL RISKS AND LIABILITIES IN CONNECTION WITH ITS USE OF ANY LESSOR SERVICES PROVIDED BY LESSOR PURSUANT TO THE TERMS OF THIS LEASE OTHER THAN TO THE EXTENT ARISING FROM LESSOR’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT. LESSEE HAS NOT MADE, DOES NOT MAKE, AND SPECIFICALLY DISCLAIMS ANY AND ALL REPRESENTATIONS, WARRANTIES, COVENANTS, AGREEMENTS, OR GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER, WHETHER EXPRESS OR IMPLIED, ORAL OR WRITTEN, PAST, PRESENT, OR FUTURE, OF, AS TO, CONCERNING OR WITH RESPECT TO THE LESSOR SERVICES SO PROVIDED INCLUDING WITHOUT LIMITATION (I) THE NATURE, QUALITY, CHARACTER OR SUFFICIENCY OF FACILITIES AND EQUIPMENT UTILIZED TO SUPPLY THE LESSOR SERVICES TO LESSEE; (II) THE CONDITION OF THE LESSOR SERVICES; (III) ANY SPECIFIC PRESSURE OR VOLUME OF FIREWATER, IT BEING UNDERSTOOD THAT NO SUCH GUARANTEE IS PROVIDED BY LESSOR, AND THAT THERE MAY BE TIMES WHEN THE FIREWATER SERVICE TO EITHER OR BOTH THE TANKS AND THE REFINERY IS INTERRUPTED OR UNAVAILABLE; (IV) THE COMPLIANCE OF OR BY THE LESSOR SERVICES WITH ANY APPLICABLE LAWS; (V) THE MERCHANTABILITY, OR FITNESS OF THE LESSOR SERVICES FOR A PARTICULAR PURPOSE; OR (VI) ANY OTHER MATTER WITH RESPECT TO THE LESSOR SERVICES OR THEIR RESPECTIVE DELIVERY FACILITIES (COLLECTIVELY THE “ DISCLAIMED MATTERS ”). LESSEE HEREBY WAIVES ANY SUCH DISCLAIMED MATTERS. FURTHER, LESSOR MAKES NO WARRANTY OR REPRESENTATION THAT THE LESSOR SERVICES CONFORM TO LESSEE’S SPECIFICATIONS OR ANY LEGAL OR INDUSTRY STANDARDS.
5.5      Third Party Maintenance Providers . Lessor and its Affiliates have contracts with third-party service providers with respect to the maintenance and inspection of certain Refinery Facilities and Shared Access Facilities which contracts have historically related in part to the Tank Farm Assets (the “ Third Party Maintenance Contracts ”). With respect to those Third Party Maintenance Contracts that have not been assigned to Lessee or its Affiliates or that Lessee or its Affiliates are not a party to, (i) Lessor or its Affiliates shall cause such third-party service providers to perform such services under such Third Party Maintenance Contracts as reasonably requested by Lessee or its Affiliates with respect to the Tank Farm Assets and (ii) Lessee and its Affiliates shall be solely responsible for any costs, fees or expenses or any Losses arising from such requests, and shall indemnify and hold harmless Lessor and its Affiliates therefor.


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ARTICLE 6
CONDUCT OF BUSINESS
6.1      Use of Premises . Lessee shall have the right to use the Premises for the purpose of operating, maintaining, repairing and replacing the Tank Farm Assets and for any other lawful purpose associated with the operation and ownership of the Tank Farm Assets (the “ Permitted Use ”). Lessee shall not use the Premises (or permit the Premises to be used by or under Lessee) for any unlawful purpose. Lessee shall not use the Premises in any manner or for any purpose which will cause the forfeiture of or will violate any Applicable Law or in such a manner as to materially threaten or harm Lessor’s interest in the Premises. No activities or operations performed by or on behalf of Lessee under this Lease shall cause any interference with the operations of Lessor at the Refinery.
6.2      Waste . Lessee shall not commit, or suffer to be committed, any waste upon the Premises, ordinary wear and tear or damages to the extent caused by any Lessor Indemnified Party excepted, and subject to the provisions of Article 14 .
6.3      Governmental Regulations . Lessee shall, at Lessee’s sole cost and expense, at all times comply with all Applicable Laws (including, without limitation, requirements under Environmental Laws, zoning laws, building and fire codes, and permitting requirements) now in force, or which may hereafter be in force, pertaining to the Premises or the ownership, operation and maintenance of the Tank Farm Assets.
6.4      Refinery Site-Wide Permits . Lessee and Lessor shall use commercially reasonable efforts to cause the applicable Governmental Authorities, to the extent allowed by Applicable Law, to separate the Tank Farm Assets and the Improvements from the coverage of any Refinery Site-Wide Permits following the Commencement Date in order to provide for separate Permits to be held directly by Lessee with respect to the Tank Farm Assets and the Improvements. To the extent that the Tank Farm Assets and the Improvements remain under any Refinery Site-Wide Permits or other Permits held directly by Lessor, Lessor agrees to allow (to the extent allowed by Applicable Law) such Tank Farm Assets and the Improvements to continue coverage under such Permits.
ARTICLE 7
ALTERATIONS, IMPROVEMENTS AND MAINTENANCE
7.1      Improvements . Lessee may make any alterations, additions, improvements or other changes to the Tank Farm Assets as may be necessary or useful in connection with the Permitted Use in Lessee’s reasonable discretion (collectively, the “ Improvements ”), without the prior written consent of Lessor, provided Lessee complies with the requirements of this Lease (including, without limitation, Section 6.3 and this Article 7 ) with respect thereto. If such Improvements require alterations, additions or improvements to the Premises or any of the Shared Access Facilities, Lessee shall notify Lessor in writing in advance and the parties shall negotiate in good faith any increase to the rental paid by Lessee or otherwise provide for reimbursement of any material increase in cost (if any) to Lessor that result from any modifications to the Premises or the Shared Access Facilities necessary to accommodate the Improvements, or as otherwise mutually agreed by the parties. Notwithstanding the foregoing or any other provision to the contrary contained herein, if there is a Partnership Change in Control, then Lessee shall not be permitted to make any Material


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Improvements (as defined below), without the prior written consent of Lessor, which may not be unreasonably withheld, conditioned or delayed; provided that Lessor’s consent shall not be required hereunder if the Improvements (i) are required by Applicable Law; (ii) are pursuant to Section 14.2 below; or (iii) do not interfere in any material respect with the operations of the Refinery and do not materially increase any of Lessor’s obligations or liabilities under this Lease or any other related agreement. If the Material Improvements cause such interference or materially increase Lessor’s obligations or liabilities under this Lease or any other related agreement, Lessee agrees to indemnify, defend and hold harmless the Lessor Indemnified Parties from and against any Losses resulting from such interference or the increase in Lessor’s obligations or liabilities under this Lease or any other related agreement. For purposes of this paragraph, the term “ Material Improvements ” means any Improvements which cost in excess of $15,000,000. If Lessor’s consent is required hereunder, Lessor shall provide written notice to Lessee of Lessor’s acceptance or rejection of any proposed construction or material alteration within thirty (30) days after Lessor’s receipt of the written request for such consent and adequate written explanation and supporting written information respecting the proposed construction or material alteration. In no way shall Lessee act or represent to any contractor, subcontractor, materialman, supplier or laborer that it is acting on behalf of or as agent of Lessor with regard to any construction, maintenance, repair or other work whatsoever on or about the Premises.
7.2      Maintenance by Lessee . Except as otherwise expressly provided below in Article 14 , Lessee shall at its sole cost, risk and expense at all times keep the Premises, the Tank Farm Assets and the Improvements in good order and repair and make all necessary repairs thereto, structural and nonstructural, ordinary and extraordinary, and unforeseen and foreseen (ordinary wear and tear excepted). When used in this Section 7.2 , the term “repairs” shall include all necessary replacements, renewal, alterations and additions. All repairs made by Lessee shall be at least equal in quality and class to the original work. Lessor may (but shall not be obligated to) perform any repairs if Lessee fails to do so (following Lessor’s notice to Lessee and Lessee’s opportunity to cure such failure pursuant to Section 13.1(b) hereof, except in the event of an emergency situation), in which event Lessee shall reimburse Lessor for all reasonable costs and expenses incurred by Lessor in connection therewith.
7.3      Requirements for all Construction . In connection with any construction, alteration, repair, maintenance, or other similar work at or about the Premises done by or under Lessee, including any Improvements: (i) all work shall be performed in a good and workmanlike manner, and shall comply with all Applicable Laws; (ii) for construction or alterations requiring Lessor’s consent as described above, all construction and material alteration work shall be performed in accordance with plans and specifications previously approved by Lessor, which approval shall not be unreasonably withheld, conditioned, or delayed (provided that such plans and specifications shall be provided to Lessor in advance for Lessor’s review even if Lessor’s approval is not required under this Lease); and (iii) Lessee shall not permit any mechanics’, materialman’s or other liens to be filed or recorded against the Premises for any work or materials performed for or provided to Lessee (other than a notice of commencement or similar notice of the commencement of statutory lien rights which is not a claim or notice of a failure to pay, and except for liens being contested in good faith by Lessee that Lessee has bonded over or otherwise taken appropriate steps to ensure cannot be foreclosed or otherwise enforced). Without limiting the foregoing, Lessee agrees to indemnify


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and hold harmless Lessor and the Premises from and against all claims, liens and demands (including, without limitation, mechanic’s and materialman’s liens) by or on behalf of any party, arising from the use, occupancy, conduct or management of or from any work or thing whatsoever done in, on or about the Premises by Lessee or any party acting under Lessee (other than any Lessor Indemnified Party).
7.4      Liability Disclaimer . No review or approval of plans, specifications or other information or documentation by Lessor shall constitute a representation or warranty by Lessor that such plans, specifications or other information or documentation satisfy any applicable laws or other requirements or will provide for a safe operation, and no such review or approval shall make Lessor otherwise liable with respect thereto. Lessee shall be solely responsible for determining whether its plans, specifications, construction and maintenance meet its needs, satisfy applicable laws and other requirements and will provide for a safe operation.
ARTICLE 8
ACCESS; RELOCATION
8.1      Lessor’s Access . Lessor hereby retains for itself and its Affiliates, agents, employees and contractors, the right of access to all of the Premises, the Tank Farm Assets and the Improvements (i) to determine whether the conditions and covenants contained in this Lease are being kept and performed; (ii) to comply with Environmental Laws; (iii) to inspect, maintain, repair, improve, replace and operate the Refinery Facilities or the Shared Access Facilities and any assets of Lessor located on the Premises or to install or construct any structures or equipment necessary for the maintenance, operation or improvement of any such assets or the installation, construction or maintenance of any connection facilities; (iv) if reasonably necessary for access to an/or the operation, maintenance, replacement, inspection, protection, repair and removal of any of Lessor’s assets; and/or (v) to show the Premises to prospective lenders or purchasers, provided, however, that Lessor’s entry upon, inspection of and/or access to the Premises shall not unreasonably interfere in any material respect with Lessee’s operation of the Premises and complies with Lessee’s reasonable safety requirements.
8.2      Relocation of Tank Farm Assets . Lessor shall have the right to move Lessor’s assets located on the Refinery Site, so long as it is not reasonably foreseeable that such relocation will adversely affect Lessee’s business operations on the Premises and the operation of the Tank Farm Assets or Improvements. If such relocation of Lessor’s assets requires relocation of any of the Tank Farm Assets or Improvements, then such relocation of the Tank Farm Assets or Improvements shall be at Lessor’s sole cost and expense.
ARTICLE 9
TAXES, ASSESSMENTS
9.1      Lessee’s Obligation for Taxes on the Tank Farm Assets . Lessee shall pay and discharge, prior to delinquency all Taxes which are levied or assessed, and/or which become payable during the Term upon all or any part of the Tank Farm Assets and the Improvements or Lessee’s use or operation of the Tank Farm Assets and the Improvements. Upon written request by Lessor, Lessee shall provide Lessor evidence that Lessee has paid all Taxes within thirty (30) days thereafter. In


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the event Lessee fails to pay any such taxes before the final due date for those sums, Lessor may pay those sums to the taxing authority and any amounts paid by Lessor shall bear interest at the Interest Rate from the date paid by Lessor until repaid by Lessee.
9.2      Lessee’s Obligation for Taxes on the Premises . Lessor and Lessee shall use commercially reasonable efforts to cause the Premises to be separately assessed for purposes of Taxes as soon as reasonably practicable following the Commencement Date (to the extent allowed by Applicable Law). During the Term, Lessee shall pay all Taxes assessed directly against the Premises directly to the applicable taxing authority prior to delinquency and shall promptly thereafter provide Lessor with evidence of such payment. In the event Lessor and Lessee are unable to cause the Premises to be separately assessed as provided above, Lessee shall pay or reimburse Lessor, upon request, for any such Taxes paid by Lessor to the applicable taxing authorities (the “ Tax Reimbursement ”). The Tax Reimbursement shall be equal to the total portion of such Taxes attributable to the Premises, as determined in the reasonable discretion of Lessor, provided however, if the Premises are not rendered as a separate tax parcel the Tax Reimbursement as to the Premises shall equal the product of the total portion of Taxes relating to the combined land area of the Refinery and the Premises multiplied by a fraction, the numerator of which is the actual number of square feet of the Premises and the denominator of which is the total number of square feet of the combined land area of the Refinery and the Premises at the time of the assessment. The certificate issued or given by the appropriate officials authorized or designated by applicable Law to issue or give the same or to receive payment of such Taxes shall be prima facie evidence of the existence, payment, nonpayment and amount of such Taxes. Lessee may contest the validity or amount of any such Taxes or the valuation of the Premises, at Lessee’s sole cost and expense, by appropriate proceedings, diligently conducted in good faith in accordance with applicable Law. If Lessee contests such items, then Lessor shall cooperate with Lessee in any such contesting of the validity or amount of any such Taxes or the valuation of the Premises. Taxes for the first and last years of the Term shall be prorated between the parties based on the portions of such years that are coincident with the applicable tax years and for which each applicable party is responsible
ARTICLE 10
ENVIRONMENTAL
10.1      Compliance . During the Term, Lessee shall comply with Environmental Laws applicable to its operations and business at or on the Premises which compliance shall include handling, storing, and disposing of all substances at, in or on the Premises in compliance with all applicable Environmental Laws and satisfying any and all environmental enforcement, permitting, notifications or reporting requirements directly arising out of Lessee’s use of the Premises, as required by Applicable Law. Without limiting the foregoing, Lessee shall not (i) use or knowingly permit the use by or under Lessee or any vendors, equipment lessors, invitees, licensees, carriers, contractors or subcontractors of any tier of any of the Lessee Indemnified Parties (collectively, the “ Lessee Responsible Parties ”) of the Premises for the on-site disposal of Hazardous Substances or any other activities in violation of Environmental Laws or (ii) Release, or knowingly allow the Release by or under Lessee or any Lessee Responsible Parties, of any Hazardous Substances onto the Premises or adjacent lands or waters in violation of or at concentrations that exceed those allowed by Environmental Laws.


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10.2      Hazardous Substances . Lessee may not store any types or quantities of Hazardous Substances on the Premises except for petroleum products used, stored and handled in connection with the operation of the Tank Farm Assets in accordance with the Permitted Use and de minimis quantities of other Hazardous Substances, provided that such Hazardous Substances are used, stored, and otherwise handled in compliance with applicable Environmental Laws.
10.3      Notices .
(a)
Lessee shall provide Lessor with material safety data sheets on all Hazardous Substances brought onto the Premises or stored in the Tanks.
(b)
Except with respect to those Hazardous Substances used, stored and otherwise handled by Lessee in conjunction with the operation of the Tank Farm Assets in accordance with the Permitted Use and used, stored, and otherwise handled in compliance with applicable Environmental Laws (Lessor hereby acknowledging that certain Hazardous Substances will be used, handled and stored in the ordinary course of operations), Lessee shall notify Lessor promptly upon the discovery by Lessee of any Hazardous Substances at, on or in the Premises, at concentrations exceeding those allowed by Environmental Laws or upon receipt of written communication from any governmental agency concerning the actual or alleged violation of an applicable Environmental Law in any way related to the Premises. Lessee shall provide notice to Lessor of any suit filed against Lessee or with respect to the Premises by any non-governmental third party alleging violations of applicable Environmental Law by Lessee (or anyone acting on behalf of Lessee) at the Premises.
(c)
Lessor shall promptly notify Lessee of any Release of Hazardous Substances at or associated with Lessor’s refinery process to the extent adversely affecting the Premises or that could present an unreasonable risk to Lessee’s employees.
10.4      Lessee Indemnity . Except to the extent otherwise provided in the Omnibus Agreement or the Contribution Agreement (which shall govern and control in the event of any conflict with this Section 10.4 ), Lessee shall indemnify, defend and hold harmless the Lessor Indemnified Parties from and against all Losses suffered or incurred by any of the Lessor Indemnified Parties, directly or indirectly, including as a result of any claim by a third party, by reason of or arising out of:
(a)
Lessee’s failure or alleged failure to comply with Environmental Laws or its obligations under Article 10 hereof;
(b)
any violation of Environmental Laws resulting or arising from Lessee’s occupancy of the Premises on or after the Commencement Date; or
(c)
any environmental remediation or corrective action that is required by Environmental Law, to the extent resulting or arising from a Release on, under, about or migrating to or from the Premises occurring on or after the Commencement Date: including (i) the cost and expense of any investigation, assessment, evaluation, monitoring, containment, cleanup, repair, restoration, remediation, risk-based closure activities,


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or other corrective action required or necessary under Environmental Laws and (ii) the cost and expense of the preparation and implementation of any closure, remedial, corrective action, or other plans required or necessary under Environmental Laws (“ Environmental Cleanup ”).
ARTICLE 11
INSURANCE
11.1      Lessee agrees to maintain during the Term hereof (i) all risk property insurance with respect to the Tank Farm Assets and all improvements, equipment and other personal property (for the full replacement value thereof) owned by Lessee or used by Lessee on the Premises; (ii) commercial general liability insurance covering injury or death to persons or damage to property in an amount of not less than One Million and 00/100 Dollars ($1,000,000.00) per occurrence including, but not limited to, the following coverages: Contractual Liability, Products and Completed operations, Coverage for explosion, collapse and underground hazards and sudden and accidental pollution liability; (iii) Automobile bodily injury and property damage liability insurance, including but not limited to insurance for pollution-related events, which extends to owned, if any, non-owned, and hired automobiles used by Lessee in connection with its operations, the limits of which liability of such insurance shall not be less than One Million and 00/100 Dollars ($1,000,000.00) combined single limit for bodily injury and property damage combined per accident; (iv) Workers’ Compensation Insurance for statutory limits and employer’s liability coverage in an amount not less than One Million and 00/100 Dollars ($1,000,000.00) or as required by applicable law; and (v) excess liability/ umbrella coverage in excess of underlying coverages in a limit not less than Fifteen Million and 00/100 Dollars ($15,000,000.00) any one occurrence and in the aggregate.
11.2      All such policies, except for Workers’ Compensation, shall name Lessor and its ultimate parent, Valero and its respective subsidiaries and Affiliates as additional insureds to the fullest extent permitted by applicable Law, such that the breadth of coverage afforded such additional insureds under the policies is at least as broad as that afforded the primary insured under such policies, and in all events such that the policies will respond to losses arising out of any act, omission, failure to act or negligence on the part of any such additional insured relating to the performance of Lessee’s obligations under this Lease, including losses associated with completed operations. All such policies shall also include a provision making them primary over (and not secondary to or contributory with) any insurance carried by Lessor or any other additional insured added pursuant to this Lease. With respect to all policies, Lessee shall waive, and does waive, all rights of subrogation as against the Lessor Indemnified Parties and the Lessee Indemnified Parties. There shall be no gap in the dollar value of the additional insureds’ coverage under the above policies from the policies’ deductible amounts up to the full limits of the policies. Contemporaneously with its execution of this Lease and on each yearly anniversary thereafter, Lessee shall furnish certificates of insurance evidencing that such insurance is in effect, and that the required waivers of subrogation and additional insured endorsements have been provided, and containing the unequivocal agreement on the part of the insurer to notify Lessor of any cancellation or material change in coverage at least 30 days before the effective date of such cancellation or change. The insurance coverage required hereunder shall operate independent and apart from any of Lessee’s indemnity obligations hereunder and shall in no way serve to waive or limit any such obligations.


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ARTICLE 12
INDEMNITY
12.1      Indemnification by Lessee . Except in respect of Losses related to environmental matters, which are exclusively addressed in Article 10 hereof, and except to the extent otherwise provided in the Omnibus Agreement, Lessee agrees to indemnify, defend and hold harmless the Lessor Indemnified Parties from and against any and all Losses which may be imposed on, incurred by or asserted against the Lessor Indemnified Parties, in any way and to the extent relating to or arising out of (i) actions taken or omissions any of the Lessee Indemnified Parties or any Lessee Responsible Parties in connection with the ownership, use or operation of the Tank Farm Assets, the Improvements and/ or the Premises or any accident or occurrence in connection therewith; (ii) any failure to perform any covenant or agreement made or undertaken by Lessee in this Lease; (iii) the use and/ or occupation of the Premises, by Lessee and any of the Lessee Responsible Parties; and/ or (iv) any injury or damage to any person or property, occurring in or about the Premises; provided, however, that Lessee shall not be required to indemnify the Lessor Indemnified Parties for any Losses under clauses (i), (ii), (iii) or (iv), to the extent resulting from or arising out of the sole or gross negligence or willful misconduct of any of the Lessor Indemnified Parties. IT IS INTENDED THAT, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, THE FOREGOING INDEMNIFICATION SHALL OPERATE TO PROTECT THE LESSOR INDEMNIFIED PARTIES AGAINST EVEN THOSE LOSSES THAT ARE CAUSED OR ALLEGEDLY CAUSED, IN WHOLE OR IN PART, BY THE SOLE, PARTIAL, JOINT, JOINT AND SEVERAL, COMPARATIVE OR CONTRIBUTORY NEGLIGENCE (BUT NOT THE GROSS NEGLIGENCE) OF ANY OF THE LESSOR INDEMNIFIED PARTIES, OR FOR WHICH ANY OF THE LESSOR INDEMNIFIED PARTIES MAY BE LIABLE UNDER ANY SO-CALLED “STRICT LIABILITY” LAW OR ANY OTHER APPLICABLE LAW OR LEGAL THEORY IMPOSING LIABILITY ON A PERSON WITHOUT REGARD TO SUCH PERSON’S ACTUAL DEGREE OF FAULT OR NEGLIGENCE.
12.2      Indemnification by Lessor . Except to the extent otherwise provided in the Omnibus Agreement (which shall govern and control in the event of any conflict with this Section 12.2 ), and except with respect to Losses related to environmental matters, which are exclusively addressed in Article 10 hereof, Lessor agrees to indemnify, defend and hold harmless the Lessee Indemnified Parties from and against any Losses which may be imposed on, incurred by or asserted against the Lessee Indemnified Parties as a result of, caused by, arising out of, or in any way relating to any injury or damage to any person or property, occurring in or about the Premises as a direct result of the sole negligent act or omission or gross negligence or willful misconduct of any of the Lessor Indemnified Parties.
12.3      Survival . Notwithstanding anything contained in this Lease to the contrary, the provisions of this Article 12 shall survive the expiration or earlier termination of this Lease.
ARTICLE 13
DEFAULTS; REMEDIES; TERMINATION
13.1      Lessee Event of Default . Each of the following events shall be an event of default (“ Event of Default ”) by Lessee under this Lease:


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(a)
Lessee shall fail to make any payment of Rent or any other sums which are payable under this Lease when due, and such failure shall continue for a period of 10 days after receipt of written notice from Lessor of such failure, provided however, Lessor shall only be required to provide notice under this paragraph once during any calendar year;
(b)
Lessee shall fail to comply with any term, provision or covenant of this Lease (other than the preceding subparagraph), and shall not cure, or have commenced to cure and pursue completion of the cure with due diligence, such failure within 30 days after written notice thereof to Lessee; provided however, that if any such default is of a nature that cannot reasonably be cured within 30 days and cure of such default has been commenced in good faith within such 30 day period, the commencement of the cure of such default within such 30 day period and the diligent prosecution to completion of such cure within a reasonable amount of time, but in any event within 120 days after the date Lessor sends the above-described notice, shall be deemed to be a cure of such default for purposes of this paragraph; or
(c)
Lessee or any guarantor or surety of Lessee’s obligations hereunder shall (i) make a general assignment for the benefit of creditors; (ii) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a “proceeding for relief”); (iii) become the subject of any proceeding for relief which is not dismissed within 60 days of its filing or entry; (iv) abandon the Premises for a period exceeding 180 days; or (v) be dissolved or otherwise fail to maintain its legal existence.
13.2      Lessor’s Remedies .
(a)
Upon the occurrence of any default or Event of Default under this Lease which has not been cured as permitted pursuant to Section 13.1 , Lessor shall have the right (without an election of remedies and without in any way limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such default or Event of Default) to do any one or more of the following: exercise all remedies available at law or equity including, without limitation, the bringing of an action for damages or an injunction on account of such default or Event of Default or for specific performance of this Lease, or:
(1)
With or without terminating this Lease, may take any reasonable action to remedy any failure of Lessee to comply with or perform this Lease, and may enter the Premises as necessary notwithstanding the foregoing notice requirement described in Section 13.1 , in the event of an emergency, to provide Lessee with such notice as is reasonable thereof. Lessee shall reimburse Lessor on written demand for all costs so incurred, plus a


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reasonable charge to compensate Lessor for the additional administrative burden;
(2)
Terminate this Lease, in which event Lessee shall immediately surrender the Premises to Lessor, and if Lessee fails to do so, Lessor may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon (as applicable) and take possession of the Premises and expel or remove Lessee and any other person who may be occupying the Premises or any part thereof, by force if necessary (and Lessee hereby waives any claim for loss or damage by reason of such reentry, repossession, or removal), in which event Lessee shall pay to Lessor upon demand the sum of (A) all Rent and other amounts accrued hereunder to the date of termination; (B) all amounts due under Section 13.2(b) below; and (C) damages in an amount equal to the total Rent that Lessee would have been required to pay for the remainder of the Term discounted to present value at a discount rate reasonably designated by Lessor diminished by any net sums thereafter received by Lessor through reletting the Premises during said period; or
(3)
Terminate Lessee’s right of possession (but not this Lease), enter and repossess the Premises without further demand or notice of any kind to Lessee and without terminating this Lease, and remove all persons or property therefrom using such lawful force as may be necessary (and Lessee hereby waives any claim for loss or damage by reason of such reentry, repossession, or removal), in which event Lessee shall pay to Lessor upon demand (A) all Rent and other amounts accrued hereunder to the date of termination of possession; (B) all amounts due from time to time under Section 13.2(b) below; and (C) all Rent and other sums required hereunder to be paid by Lessee during the remainder of the Term as they become due, diminished by any net sums thereafter received by Lessor through reletting the Premises during said period. Reentry by Lessor in the Premises will not affect the obligations of Lessee hereunder for the unexpired Term. Lessor may bring action against Lessee to collect amounts due by Lessee on one or more occasions, without the necessity of Lessor's waiting until expiration of the Term. Notwithstanding any such reletting without termination, Lessor may at any time thereafter elect in writing to terminate this Lease for such previous breach.
(b)
Upon any Event of Default (after the expiration of any applicable notice and cure period), Lessee shall also pay to Lessor all necessary and reasonable costs and expenses incurred by Lessor, including court costs and reasonable attorneys' fees, in (i) retaking or otherwise obtaining possession of the Premises; (ii) removing and storing Lessee's or any other occupant's property; (iii) repairing, restoring, altering, remodeling or otherwise returning the Premises into its original condition (normal wear and tear and casualty excepted); (iv) reletting all or any part of the Premises; (v) paying or performing the underlying obligation which Lessee failed to pay or


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perform; and (vi) enforcing any of Lessor 's rights or remedies arising as a consequence of the Event of Default.
(c)
Any self-help option granted to Lessor hereunder shall not release Lessee from its obligation to perform the terms, provisions, covenants and conditions set forth in this Lease and required to be performed by Lessee hereunder.
(d)
The rights, remedies and recourses hereunder upon an Event of Default shall be cumulative and no right, remedy or recourse, whether or not exercised, shall be deemed to be in exclusion of any other right, remedy, or recourse.
(e)
As described in Section 4.2 hereof, if Lessee fails to pay any amount due hereunder, as and when due, the amount due and unpaid shall bear interest at the Interest Rate from the date due until paid.
13.3      No Waiver . Exercise by Lessor of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Lessor, whether by agreement or by operation of law, it being understood that such surrender and/or termination can be effected only by the written agreement of Lessor and Lessee. Any law, usage, or custom to the contrary notwithstanding, Lessor shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Lessor at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Lessee and Lessor further agree that forbearance or waiver by Lessor to enforce its rights pursuant to this Lease or at law or in equity, shall not be a waiver of Lessor's right to enforce one or more of its rights in connection with any subsequent default. A receipt by Lessor of rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Lessor of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Lessor. The terms “enter,” “re-enter,” “entry” or “re-entry,” as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises shall be on such terms and conditions as Lessor in its sole discretion may determine (including without limitation a term different than the remaining Lease Term, rental concessions, alterations and repair of the Premises, lease of less than the entire Premises to any tenant and leasing any or all other portions of the Project before reletting the Premises). Lessor shall not be liable, nor shall Lessee's obligations hereunder be diminished because of, Lessor's failure to relet the Premises or collect rent due in respect of such reletting. Notwithstanding the foregoing, Lessor agrees that it shall use commercially reasonable efforts to mitigate its damages as a result of Lessee’s default under this Lease.
13.4      Lessor Event of Default . If Lessor shall violate, neglect or fail to perform or observe any of the covenants, terms, conditions, agreements, or obligations contained in this Lease on its part to be performed or observed, which default continues for a period of more than thirty (30) days after its receipt of written notice from Lessee specifying such default (provided that if such default is of a nature that cannot reasonably be cured within thirty (30) days, then as long as Lessor commences to cure said default within such thirty (30) day period and thereafter diligently pursues such efforts to completion, but in no event longer than one hundred eighty (180) days after the date


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Lessee sends the default notice, then Lessor shall be deemed to have cured such default for purposes of this paragraph), Lessee may, at its election (in addition to any other rights or remedies provided Lessee at law, in equity or hereunder), upon further written notice to Lessor: (i) effect such a cure and incur any reasonable expense or cost necessary to perform such obligation of Lessor and bill Lessor for the reasonable cost thereof and Lessor shall pay all such reasonable costs and expenses incurred by Lessee within thirty (30) days after Lessor’s receipt of such notice, which notice shall include an itemization and documentation of the expenses and costs incurred by Lessee; (ii) notwithstanding the foregoing notice requirement, in the event of an emergency, to provide Lessor with such notice as is reasonable thereof and to effect a cure and incur such expenses as necessary to effect such cure in order to protect and prevent the loss of life and/or risk of loss, life or property and Lessor shall pay all such reasonable costs and expenses within thirty (30) days after Lessor’s receipt of notice thereof and written itemization and documentation for such expenses; (iii) initiate an action for damages, specific performance or an injunction; (iv) terminate this Lease by the giving of written notice to Lessor; or (v) pursue any remedies available to Lessee at law or in equity.
ARTICLE 14
EMINENT DOMAIN; CASUALTY
14.1      Eminent Domain . If the whole or any substantial part, in Lessor's reasonable discretion of the Premises should be taken for any public or quasi-public use under governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “ Taking ”), this Lease shall terminate and the Rent shall be abated during the unexpired portion of this Lease, effective when the physical taking of the Premises shall occur. If there is a Taking of less than a substantial part of the Premises, this Lease shall not terminate, but the Rent payable hereunder during the unexpired portion of this Lease shall be reduced to such extent as may be fair and reasonable under all of the circumstances, including the proportion to the reduction in utility of the Premises caused by such Taking. In the event of any such Taking, Lessor and Lessee shall each be entitled to receive and retain such separate awards and/or portion of lump sum awards as may be allocated to their respective interests in any condemnation proceedings. Lessor shall be entitled to any award and all damages payable as a result of any condemnation or taking of the fee of the Premises. Lessee shall have the right to claim and recover from the condemning authority, but not from Lessor, such compensation as may be separately awarded or recoverable by Lessee in Lessee’s own right on account of any and all damage to the Tank Farm Assets and/or Lessee’s business by reason of the condemnation, including loss of value of any unexpired portion of the Term, and for or on account of any cost or loss to which Lessee might be put in removing Lessee’s personal property, fixtures, leasehold improvements and equipment, including, without limitation, the Tank Farm Assets, from the Premises.
14.2      Casualty .
(a)
Lessee to Repair Improvements . Subject to Section 14.2(b) below, if during the Term all or any portion of the Tank Farm Assets shall be damaged or destroyed by fire or other casualty, Lessee shall repair or restore the Tank Farm Assets. The work of repair or restoration, which shall be completed with due diligence, shall be


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commenced within a reasonable time after the damage or loss occurs. Rent shall not abate while the Tank Farm Assets are being repaired or restored.
(b)
Damage at the End of Lease . If, during the last three (3) years of the Term, any portion of the Tank Farm Assets shall be damaged by fire or other casualty in excess of 50% of the replacement cost thereof, then Lessee shall have the option, to be exercised within sixty (60) days after such event, to either (i) repair or restore the Tank Farm Assets as hereinabove provided or (ii) terminate this Lease by notice to Lessor, which termination shall be deemed to be effective as of the date of the casualty. If Lessee terminates this Lease pursuant to this Section 14.2(b) , Lessee shall surrender possession of the Premises to Lessor and will, at the request of Lessor from the insurance proceeds otherwise payable to Lessor, cause the Tank Farm Assets to be razed and the Premises to be leveled, cleaned, and otherwise put in good order. No termination of this Lease pursuant to this Section 14.2(b) will be effective until Lessee pays and performs all of Lessee's duties and obligations in connection with the termination.
ARTICLE 15
SURRENDER OF THE PREMISES
15.1      Surrender of Premises . Lessee shall at the expiration of the Term, or at any earlier termination of this Lease, surrender the Premises to Lessor in as good condition as it received the Premises, ordinary wear and tear and damaged caused by any Lessor Indemnified Parties excepted, and subject to the provisions of Article 14 .
15.2      Removal of Improvements . Except as otherwise expressly agreed to by Lessor and Lessee, Lessee shall have the right to remove all Tank Farm Assets and other improvements, fixtures, equipment, materials, supplies and personal property installed by Lessee from the Premises upon the termination or expiration of this Lease, but in no event later than the date that is 120 days following the expiration or termination of this Lease (the “ Removal Date ”) and Lessor shall provide Lessee with access to the Premises at reasonable times until expiration of the Removal Date for the purpose of removing such items. Lessee shall provide Lessor with written notice of its election to remove the Tank Farm Assets and other improvements, fixtures, equipment, materials, supplies and personal property from the Premises at least 60 days prior to the expiration of the Lease. If Lessee elects to remove the Tank Farm Assets and Improvements from the Premises after such removal Lessee shall restore any damage to the Premises and clean the Premises so as to eliminate therefrom any accumulation (other than any de minimis and non-hazardous accumulation) of foreign substances, materials, or debris, in addition to any Environmental Cleanup that may be required under Article 10 . Lessee shall pay Lessor pro rata Rent (based on the amount of Rent applicable during the last month prior to the termination or expiration) through the date of Lessee’s complete removal of all such items. During the period of such removal and clean-up, all terms and conditions of this Lease, including, the indemnity and insurance provisions shall continue in full force and effect. If Lessee elects not to remove all of the Tank Farm Assets and Improvements from the Premises on or before the Removal Date, and provided that such facilities are in good working condition at the expiration of the Term (ordinary wear and tear excepted) then, such Tank Farm


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Assets and Improvements shall be deemed permanently abandoned to Lessor’s sole ownership, and Lessor may remove and dispose of such facilities in any manner which Lessor may deem appropriate, without any liability whatsoever to Lessee. If Lessee elects not to remove all of the Tank Farm Assets and Improvements from the Premises on or before the Removal Date and such facilities are not in good working condition at the expiration of the term (ordinary wear and tear excepted), or Lessee fails to so remove any or all of the Tank Farm Assets and Improvements from the Premises before the Removal Date, then, in addition to all rights and remedies available at law or in equity, without any prior notice, Lessor may (but shall be under no obligation), at Lessor’s option, deem such Tank Farm Assets and Improvements to be permanently abandoned to Lessor’s sole ownership, and Lessor may remove and dispose of such facilities in any manner which Lessor may deem appropriate, without any liability whatsoever to Lessee, and Lessee shall reimburse Lessor for all costs of such removal and disposal upon demand from Lessor. If requested by Lessor, Lessee shall execute any and all documents necessary to evidence that title to the Tank Farm Assets and Improvements that Lessee does not remove by the Removal Date is in Lessor and to extinguish and remove any cloud or potential cloud on the title to the Premises and/or such facilities created by Lessee.
15.3      Holding Over . If Lessee retains possession of the Premises after the termination of the Term, unless otherwise agreed in writing or for removal of its facilities during the Removal Period, such possession shall be subject to immediate termination by Lessor at any time, and all of the other terms and provisions of this Lease (excluding any expansion or renewal option or other similar right or option) shall be applicable during such holdover period, except that Lessee shall pay Lessor from time to time, upon demand, as Rent for the holdover period, an amount equal to 150% of the Rent in effect on the termination date computed on a monthly basis for each month or part thereof during such holding over. All other payments shall continue under the terms of this Lease. In addition, Lessee shall be liable for all damages incurred by Lessor as a result of such holding over. No holding over by Lessee, whether with or without consent of Lessor, shall operate to extend this Lease except as otherwise expressly provided, and this Section 15.3 shall not be construed as consent for Lessee to retain possession of the Premises.
ARTICLE 16
LIMITATION OF LIABILITY
16.1      Release of Certain Liability . Without limiting any obligations of Lessor or its Affiliates, under the Omnibus Agreement or the Contribution Agreement, except in the event of sole or gross negligence or willful misconduct on the part of Lessor or its employees or agents, Lessor shall not be liable to Lessee or any of the Lessee Responsible Parties or any other person claiming by, through or under Lessee or entering upon the Premises under or with the express or implied invitation of Lessee for any personal injury, including death, to persons or damage to property due to (a) the condition or design or any defect in the Premises or (b) any portion of the Premises becoming out of repair or arising from the leaking of gas, water, sewer, steam, pipes, electricity or otherwise. Lessee, with respect to itself and the Lessee Responsible Parties or any other person entering upon the Premises under or with the express or implied invitation of Lessee hereby expressly assumes all risks of personal injury, including death, to persons or damage to property, either proximate or


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remote, by reason of the present or future condition of the Premises and expressly release Lessor of and from any and all liability for such damage or loss.
16.2      Exculpation . Any liability of Lessor under the terms of this Lease or in connection with the Premises shall be limited to the interest of Lessor in the Premises and Lessor shall not be personally liable for any deficiency. None of Lessor’s officers, managers, partners, members, employees, agents or representatives will ever have any personal liability to Lessee under or in connection with this Lease, and Lessee hereby waives and releases all claims, causes of action, or other rights of recovery it may ever have against such parties under or in connection with this Lease. NOTWITHSTANDING ANY PROVISION OF THIS LEASE TO THE CONTRARY, IN NO EVENT SHALL EITHER PARTY HERETO BE LIABLE TO THE OTHER PARTY FOR ANY SPECIAL, PUNITIVE, EXEMPLARY, CONSEQUENTIAL, INCIDENTAL OR INDIRECT LOSSES OR DAMAGES (IN TORT, CONTRACT OR OTHERWISE) UNDER OR IN RESPECT OF THIS LEASE, EXCEPT TO THE EXTENT ANY SUCH DAMAGES ARE OWED TO A THIRD PARTY AND THE OBLIGATED PARTY IS ENTITLED TO INDEMNIFICATION THEREFOR BY THE OTHER PARTY UNDER THE EXPRESS TERMS OF THIS LEASE.
ARTICLE 17
ASSIGNMENT AND SUBLETTING
17.1      Assignment by Lessor . Lessor may assign or transfer its rights, interests, and obligations under this Lease and in any part of the Premises to any third party (including any Person who acquires the Refinery or any interest therein), provided that an such third party expressly assumes all obligations of Lessor under the Lease for the period on and after the effective date of the assignment and Lessor shall remain liable for the performance and obligations of lessor/landlord hereunder for the period prior to the effective date of such assignment. Upon any such transfer Lessee will attorn to the transferee lessor and look solely to the transferee lessor to perform any obligations of Lessor accruing on or after the effective date of the transfer.
17.2      Assignment and Sublease by Lessee . Lessee shall not assign, pledge or encumber this Lease, or sublet the whole or any part of the Premises without the prior written consent of Lessor. This prohibition against assigning or subletting shall be construed to include a prohibition against any assignment or subletting by operation of law. For purposes of this paragraph, a transfer of the ownership interests controlling Lessee shall be deemed an assignment of this Lease. In the event any assignment or subletting of this Lease is made with or without Lessor's consent, Lessee shall nevertheless remain liable for the performance of all of the terms, conditions and covenants of this Lease. Any assignment or subletting without the prior written consent of Lessor shall be void and constitute a breach of the Lease and shall, at the option of the Lessor, terminate the Lease. No consent to any assignment, voluntarily or by operation of law, of this Lease or any subletting of said Premises shall be deemed to be a consent to any subsequent assignment or subletting.
17.3      Permitted Transfers . Notwithstanding the prohibition on assignment in Section 17.2 hereof, Lessee may assign all of its interest in this Lease or sublet all of the Premises only by written instrument evidencing such assignment or sublease to any Affiliate of Lessee or any Person who purchases or acquires all or substantially all of the Tank Farm Assets of Lessee, or any successor to Lessee by merger, consolidation or otherwise (each a “ Permitted Transferee ”), provided that


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(a) Lessee shall promptly notify Lessor of any such Permitted Transfer; (b) Lessee shall remain liable for the performance of all of the obligations of Lessee hereunder; and (c) if Lessee no longer exists because of a merger, consolidation, or acquisition, the surviving or acquiring entity shall expressly assume in writing the obligations of Lessee hereunder. Additionally, the Permitted Transferee shall assume all of Lessee's obligations and comply with all of the terms and conditions of this Lease. Promptly after the effective date of any permitted transfer hereunder, Lessee agrees to furnish Lessor with copies of the instrument effecting any of the foregoing transfers and documentation establishing Lessee's satisfaction of the requirements set forth above applicable to any such assignment or sublet. The occurrence of a permitted transfer hereunder shall not waive Lessor's rights as to any subsequent assignment, subletting or other transfer of this Lease or any interest therein. Any subsequent assignment, subletting or other transfer of this Lease or any interest therein by a Permitted Transferee shall be subject to Lessor's prior written consent (as hereinabove provided).
ARTICLE 18
QUIET ENJOYMENT
18.1      Lessor covenants and warrants that Lessee, upon paying the Rent reserved hereunder and observing and performing all of the covenants, conditions and provisions on Lessee’s part to be observed and performed hereunder, may peaceably and quietly have, hold, occupy, use and enjoy, and shall have the full, exclusive and unrestricted use and enjoyment of, all the Premises during the Term for the Permitted Use and subject to the terms and conditions of this Lease, and Lessor agrees to warrant and forever defend title to the Premises (other than the Permitted Exceptions) against the claims of any and all persons whomsoever lawfully claiming or to claim the same or any part thereof. Lessor’s undertaking in the immediately preceding sentence is made solely for the benefit of Lessee and not for the benefit of any title insurer, and any such title insurer shall not be subrogated to the rights of Lessee hereunder.
ARTICLE 19
GENERAL PROVISIONS
19.1      Estoppel Certificates . Lessee and Lessor shall, at any time and from time to time upon not less than 20 days prior written request from the other party, execute, acknowledge and deliver to the other a statement in writing (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect) and the date to which Rent and other charges are paid and (b) acknowledging that there are not, to the executing party’s knowledge, any uncured defaults on the part of the other party hereunder (or specifying such defaults, if any are claimed). Any such statement may be conclusively relied upon by any prospective purchaser of the Premises or the leasehold. Nothing in this Section 19.1 shall be construed to waive the conditions elsewhere contained in this Lease applicable to assignment or subletting of the Premises by Lessee.
19.2      Leasehold Mortgage . Lessee shall at all times and from time to time have the right to encumber by mortgage, deed of trust, or security agreement (the “ Mortgage ”) Lessee’s leasehold estate in the Premises, together with Lessee’s rights and interests in all buildings, fixtures, equipment, and improvements situated thereon, and all rents, issues, profits, revenues, and other income to be


26


derived by Lessee therefrom, to secure such loans from time to time made by any Person to Lessee; provided, however, that such Mortgage shall in no event encumber Lessor’s fee title or leasehold interest (as applicable) in the Premises or Lessor’s interest under this Lease.
19.3      Subordination, Non-Disturbance and Attornment . Upon request of Lessor or the holder of any Mortgage covering Lessor’s interest in the Premises (a “ Mortgagor ”), Lessee will enter into a subordination, non-disturbance and attornment agreement in a customary form reasonably acceptable to the Mortgagor, Lessor and Lessee, evidencing that Lessee’s rights under this Lease are subordinate to the lien of such Mortgage and to all advances made or thereafter to be made upon the security thereof.
19.4      Conflict Between this Lease and the Omnibus Agreement . Notwithstanding any provision to the contrary contained herein, for so long as the Omnibus Agreement remains in full force and effect, to the extent of any conflict between the terms of this Lease and the terms of the Omnibus Agreement, the terms of the Omnibus Agreement shall govern and control. Further, notwithstanding any waiver or agreement of either of the parties hereto contained in this Lease, no such waiver or agreement shall affect or limit the rights or remedies of such party under the Omnibus Agreement, or the obligations and liabilities of the other parties to the Omnibus Agreement.
19.5      Notices . All notices, requests, demands and other communications required or permitted to be given under this Lease shall be deemed to have been duly given if in writing and delivered personally or sent via first class, postage prepaid, registered or certified mail (return receipt requested), or by overnight delivery service or facsimile transmission addressed as follows:
If to Lessor :
Diamond Shamrock Refining Company, L.P.
One Valero Way
San Antonio, Texas 78249
Attention: General Counsel
Facsimile: (210) 345-3214

If to Lessee :
Valero Partners Three Rivers, LLC
One Valero Way
San Antonio, Texas 78249
Attention: General Counsel
Facsimile: (210) 345-3214
Any party may change the address to which the communications are to be directed to it by giving notice to the other in the manner provided in this Section 19.5 . Notice by mail shall be deemed to have been given and received on the third calendar day after posting. Notice by overnight delivery service, facsimile transmission or personal delivery shall be deemed given on the date of actual delivery.


27


19.6      Mutual Cooperation; Further Assurances . Upon request by either party from time to time during the Term, each party hereto agrees to execute and deliver all such other and additional instruments, notices and other documents and do all such other acts and things as may be necessary to carry out the purposes of this Lease and to more fully assure the parties’ rights and interests provided for hereunder. Lessor and Lessee each agree to cooperate with the other on all matters relating to required permits and regulatory compliance by either Lessee or Lessor in respect of the Premises so as to ensure continued full operation of the Premises by Lessee pursuant to the terms of this Lease.
19.7      Recording . Upon the request of either Party, Lessor and Lessee shall execute, acknowledge, deliver and record a “short form” memorandum of this Lease in a form mutually acceptable to the Parties and sufficient to provide public notice of the existence of this Lease. Promptly upon request by Lessor at any time following the expiration or earlier termination of this Lease, however such termination may be brought about, Lessee shall execute and deliver to Lessor an instrument, in recordable form, evidencing the termination of this Lease and the release by Lessee of all of Lessee’s right, title and interest in and to the Premises existing under and by virtue of this Lease.
19.8      Force Majeure . In the event of Lessor or Lessee being rendered unable, wholly or in part, by Force Majeure to carry out its obligations under this Lease, other than to make payments due hereunder, it is agreed that on such party’s giving notice and full particulars of such Force Majeure to the other party as soon as practicable after the occurrence of the cause relied on, then the obligations of the parties, so far as they are affected by such Force Majeure, shall be suspended during the continuance of any inability so caused but for no longer period, and such cause shall, as far as possible, be remedied with all reasonable dispatch. The term “ Force Majeure ” as employed herein means any circumstances beyond the reasonable control of the contracting parties experiencing such inability to perform, whether of the kind enumerated herein or not, including but not limited to, acts of God, strikes, lockouts, or other industrial disturbances, curtailments or shutdowns, acts of the public enemy, sabotage, wars (whether or not an official declaration is made thereof), blockades, insurrection, riots, epidemics, landslides, lightning, earthquakes, fires, hurricanes, tornadoes, storms, floods, washouts, freezeoffs, civil disturbances, explosions, breakage, accidents to machinery, equipment or lines of pipe, repairs, maintenance, improvements, replacements or alterations to plants or lines of pipe, inability of either party to obtain necessary machinery, materials or permits, or the act of any Governmental Authority. It is understood and agreed that the settlement of strikes or lockouts shall be entirely within the discretion of the party having the difficulty, and that the above requirements that any force majeure shall be remedied with all reasonable dispatch shall not require the settlement of strikes or lockouts by acceding to the demands of the opposing party when such course is inadvisable in the discretion of the party having the difficulty.
19.9      Entire Agreement; Amendment . Subject to Section 19.4 , this Lease, including the exhibits attached hereto, constitutes the entire agreement and understanding between the parties hereto with respect to the lease of the Premises, and supersedes all prior and contemporaneous agreements and undertakings of the parties, in connection herewith. This Lease may be modified in writing only, signed by the parties to interest at the time of modification.


28


19.10      Binding Effect . Except as herein otherwise expressly provided, this Lease shall be binding upon and inure to the benefit of the parties hereto and their respective successors, sublessees and assigns. Nothing in this Section 19.10 shall be construed to waive the conditions elsewhere contained in this Lease applicable to assignment or subletting of the Premises by Lessee.
19.11      Waivers . No waiver or waivers of any breach or default or any breaches or defaults by either party of any term, condition or liability of or performance by the other party of any duty or obligation hereunder shall be deemed or construed to be a waiver or waivers of subsequent breaches or defaults of any kind, character or description under any circumstance. The acceptance of Rent hereunder by Lessor shall not be a waiver of any preceding breach by Lessee of any provision hereof, other than the failure of Lessee to pay the particular Rent so accepted, regardless of Lessor’s knowledge of such preceding breach at the time of acceptance of such Rent.
19.12      No Partnership . The relationship between Lessor and Lessee at all times shall remain solely that of landlord and tenant and shall not be deemed a partnership or joint venture.
19.13      Choice of law . The provisions of this Lease shall be governed by and construed in accordance with the laws of the State of Texas, excluding any conflicts-of-law rule or principle that might require the application of laws of another jurisdiction.
19.14      Waiver of Jury Trial . LESSEE AND LESSOR WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LESSOR AND LESSEE ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.
19.15      Severability . The invalidity or unenforceability of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity or enforceability of any other provision hereof.
19.16      Survival . All obligations of Lessor and Lessee that shall have accrued under this Lease prior to the expiration or earlier termination hereof shall survive such expiration or termination to the extent the same remain unsatisfied as of the expiration or earlier termination of this Lease. Lessor and Lessee further expressly agree that all provisions of this Lease which contemplate performance after the expiration or earlier termination hereof shall survive such expiration or earlier termination of this Lease.
19.17      Time of Essence . Time is of the essence in the performance of all obligations falling due hereunder.
19.18      Captions . The headings to Articles, Sections and other subdivisions of this Lease are inserted for convenience of reference only and will not affect the meaning or interpretation of this Lease.
19.19      Schedules and Exhibits . All schedules and exhibits hereto which are referred to herein are hereby made a part hereof and incorporated herein by such reference.


29


19.20      Counterparts . This Lease may be executed in multiple originals and when executed, all such counterparts shall constitute one document.
[Remainder of Page Intentionally Left Blank]



30


The parties hereto have executed this Lease to be effective as of the Effective Date.
LESSOR :

DIAMOND SHAMROCK REFINING COMPANY, L.P.
 
 
By:
Valero Services, Inc.
Its:
General Partner
 
 
 
 
By:
 /s/ R. Lane Riggs
Name:
R. Lane Riggs
Title:
Executive Vice President


LESSEE :

VALERO PARTNERS THREE RIVERS, LLC
 
 
 
 
By:
 /s/ Richard F. Lashway
Name:
Richard F. Lashway
Title:
President and Chief Operating Officer


Signature Page to Lease and Access Agreement (Three Rivers Terminal)


EXHIBIT A
TANKS
Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-31
Cone
5,145
TK-32
Cone
10,200
TK-34
Cone
11,554
TK-35
Cone
40,717
TK-37
EFR
22,346
TK-38
EFR
22,344
TK-40
EFR
74,342
TK-41
EFR
74,134
TK-42
Cone
101,092
TK-43
EFR
40,970
TK-100
EFR
4,984
TK-101
EFR
4,985
TK-102
EFR
5,012
TK-108
Cone
4,000
TK-114
Cone
5,019
TK-115
Cone
5,006
TK-116
Cone
5,004
TK-127
Cone
25,232
TK-128
Cone
25,180
TK-129
Cone
20,184
TK-200
IFR
63,276
TK-201
Cone
25,184
TK-206
Cone
10,150
TK-207
Cone
10,243
TK-208
Cone
10,320
TK-209
Cone
10,320
TK-210
Cone
10,320
TK-217
Cone
5,197
TK-218
Cone
5,191
TK-219
Cone
5,188
TK-300
IFR
96,586
TK-301
IFR
9,595
Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-302
IFR
10,082
TK-303
IFR
10,122
TK-304
IFR
9,986
TK-305
IFR
10,030
TK-306
IFR
10,013
TK-308
IFR
25,097
TK-309
IFR
9,644
TK-310
IFR
9,680

Exhibit A


TK-311
IFR
10,254
TK-312
IFR
10,125
TK-313
IFR
25,164
TK-314
IFR
9,691
TK-315
IFR
9,687
TK-317
IFR
4,840
TK-318
IFR
4,840
TK-331
IFR
55,862
TK-332
IFR
55,592
TK-333
EFR
104,433
TK-334
EFR
58,052
TK-335
EFR
57,826
TK-336
IFR
25,168
TK-337
EFR
206,693
TK-338
EFR
205,475
TK-339
IFR
98,252
TK-340
IFR
67,048
TK-354
IFR
208,302
TK-401
Cone
55,638
TK-402
Cone
56,063
TK-3201
Cone
30,197
TK-3202
Cone
30,050
 
Total
2,252,926


        


Exhibit A


EXHIBIT B
THREE RIVERS REFINERY
DESCRIPTION OF THE REFINERY SITE


TRACT “A”

SECOND PARCEL :

Being a tract of land situated in the Wm. O’Docharty Survey, Abstract No. 33, Live Oak County, Texas, also described as one (1) Lot 140 feet by 50 feet out of the eastern part of Tract No. 2 of the Chas. R. Tips Subdivision of the Hamilton Bros. Ranch Subdivision “B”, as described in a Deed from D-S Venture Company, L.L.C.to Diamond Shamrock Refining Company, L.P. dated December 27, 1993, as recorded in Volume 491, Page 122, Deed Records, Live Oak County, Texas.

The portion of the Premises on Tract “A”, Second Parcel as depicted
on Exhibit C includes the following Tanks:

Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-217
Cone
5,197
TK-218
Cone
5,191

TRACT “B” :

Being a tract of land situated in the Wm. O’Docharty Survey, Abstract No. 33, Live Oak County, Texas, also a part of Tract No. Two (2) of the Hamilton Bros. Ranch Subdivision “B”, as described in a Deed from D-S Venture Company, L.L.C. to Diamond Shamrock Refining Company, L.P. dated December 27, 1993, as recorded in Volume 491, Page 122, Deed Records, Live Oak County, Texas.

The portion of the Premises on Tract “B” as depicted on Exhibit C includes the following Tanks:

Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-200
IFR
63,276
TK-201
Cone
25,184
TK-206
Cone
10,150
TK-207
Cone
10,243
TK-208
Cone
10,320
TK-209
Cone
10,320
TK-210
Cone
10,320
TK-219
Cone
5,188
TK-401
Cone
55,638
TK-402
Cone
56,063
TK-3201
Cone
30,197
TK-3202
Cone
30,050
TK-114
Cone
5,019

Exhibit B


TK-115
Cone
5,006
TK-116
Cone
5,004

TRACT “D” :

Being a tract of land situated in the Wm. O’Docharty Survey, Abstract No. 33, Live Oak County, Texas, also a part of Tract No. Two (2) of the Hamilton Bros. Ranch Subdivision “B”, as described in a Deed from D-S Venture Company, L.L.C. to Diamond Shamrock Refining Company, L.P. dated December 27, 1993, as recorded in Volume 491, Page 122, Deed Records, Live Oak County, Texas.

The portion of the Premises on Tract “D” as depicted on Exhibit C includes the following Tanks:

Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-108
Cone
4,000
TK-114
Cone
5,019
TK-115
Cone
5,006
TK-116
Cone
5,004
 
 
 

TRACT “G” :

Being a tract of land containing 17.66 acres, more or less, situated in the Wm. O’Docharty Survey, Abstract No. 33, Live Oak County, Texas, being out of Tract Nos. Three (3) and Four (4) of the Hamilton Bros. Ranch Subdivision “B”, as described in a Deed from D-S Venture Company, L.L.C. to Diamond Shamrock Refining Company, L.P. dated December 27, 1993, as recorded in Volume 491, Page 122, Deed Records, Live Oak County, Texas.

The portion of the Premises on Tract “G” as depicted on Exhibit C includes the following Tanks:

Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-100
EFR
4,984
TK-101
EFR
4,985
TK-102
EFR
5,012
TK-300
IFR
96,586
TK-301
IFR
9,595
TK-302
IFR
10,082
TK-303
IFR
10,122
TK-304
IFR
9,986
TK-305
IFR
10,030
TK-306
IFR
10,013
TK-308
IFR
25,097
TK-309
IFR
9,644
TK-310
IFR
9,680
TK-311
IFR
10,254

Exhibit B


TK-312
IFR
10,125
TK-313
IFR
25,164
TK-314
IFR
9,691
TK-315
IFR
9,687
TK-317
IFR
4,840
TK-318
IFR
4,840
TK-331
IFR
55,862
TK-332
IFR
55,592
TK-333
EFR
104,433
TK-336
IFR
25,168
 
 
 
 

TRACT “J” :

Being a tract of land containing 5.04 acres, more or less,situated in the Wm. O’Docharty Survey, Abstract No. 33, Live Oak County, Texas, being out of Tract Nos. Three (3) and Four (4) of the Hamilton Bros. Ranch Subdivision “B”, as described in a Deed from D-S Venture Company, L.L.C. to Diamond Shamrock Refining Company, L.P. dated December 27, 1993, as recorded in Volume 491, Page 122, Deed Records, Live Oak County, Texas.

The portion of the Premises on Tract “J” as depicted on Exhibit C includes the following Tanks:

Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-129
CONE
20,184

TRACT “X” :

Being a tract of land containing 73.21 acres, more or less, situated in the Wm. O’Docharty Survey, Abstract No. 33, Live Oak County, Texas, being out of Tract No. Four (4) of the Hamilton Bros. Ranch Subdivision “B”, as described in a Deed from D-S Venture Company, L.L.C. to Diamond Shamrock Refining Company, L.P. dated December 27, 1993, as recorded in Volume 491, Page 122, Deed Records, Live Oak County, Texas.

The portion of the Premises on Tract “X” as depicted on Exhibit C includes the following Tanks:

Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-331
IFR
55,862
TK-333
EFR
104,433
TK-31
Cone
5,145
TK-32
Cone
10,200
TK-34
Cone
11,554
TK-35
Cone
40,717
TK-42
Cone
101,092
TK-334
EFR
58,052

Exhibit B


TK-335
EFR
57,826
TK-337
EFR
206,693
TK-338
EFR
205,475
TK-339
IFR
98,252
TK-340
IFR
67,048
TK-354
IFR
208,302

TRACT “Y” :

Being a tract of land containing 219 93 acres, more or less, situated in the Wm. O’Docharty Survey, Abstract No. 33, Live Oak County, Texas, being Tract Nos. Five (5) and Six (6) of the Hamilton Bros. Ranch Subdivision “B”, as described in a Deed from D-S Venture Company, L.L.C. to Diamond Shamrock Refining Company, L.P. dated December 27, 1993, as recorded in Volume 491, Page 122, Deed Records, Live Oak County, Texas.

The portion of the Premises on Tract “Y” as depicted on Exhibit C includes the following Tanks:

Three Rivers Tank #
Type
Shell Capacity (Barrels)
TK-37
EFR
22,346
TK-38
EFR
22,344
TK-40
EFR
74,342
TK-41
EFR
74,134
TK-43
EFR
40,970
TK-127
Cone
25,232
TK-128
Cone
25,180



Exhibit B


EXHIBIT C
DEPICTION OF THE PREMISES
(Attached)
EX1010LEASEANDACCESSA_IMAGE1.GIF

Exhibit C


EX1010LEASEANDACCESSA_IMAGE2.GIF

Exhibit C


EX1010LEASEANDACCESSA_IMAGE3.GIF

Exhibit C


EX1010LEASEANDACCESSA_IMAGE4.GIF

Exhibit C


EX1010LEASEANDACCESSA_IMAGE5.GIF


Exhibit C


EXHIBIT D
LESSOR SERVICES
Lessor will supply the Lessor Services listed on this Exhibit D to Lessee with respect to Lessee’s ownership, operation and maintenance of the Tank Farm Assets, together with such additional services and/or Refinery Facilities as the Parties may agree from time to time.
Utilities All utilities (including gas, water, steam, industrial gases, electricity and telephone) will be furnished by Lessor for Lessee’s operation of the Tank Farm Assets consistent with past practice. If Lessee’s electrical load or use of other utilities at the Tank Farm Assets increases above historical rates, Lessor will only be required to supply the increased load to the extent Lessor’s existing utility infrastructure is capable of doing so without detriment to the safe and reliable operation of the Refinery. Lessee shall reimburse Lessor for all utilities consumed at the Tank Farm Assets, calculated in a manner mutually reasonably agreed to by the parties, at the same rates that Lessor is required to pay its provider, plus any taxes and other applicable fees (but without any markup by Lessor). If Lessor’s actual cost of providing electricity materially changes or Lessee’s use of electricity materially changes, Lessor or Lessee may request an adjustment to the Rent by an appropriate amount, and the other party will not unreasonably refuse to grant such adjustment. Lessee agrees to reasonably cooperate with Lessor, if requested by Lessor or required by Applicable Law or the rules of the utility provider, to cause all electricity used at the Tank Farm Assets to be separately metered or sub-metered at Lessee's sole cost and expense.

Wastewater Processing To the extent allowed by Applicable Law, all waste water treatment will be supplied to Lessee by Lessor from existing Refinery Site sources. This treatment pertains to dock and sump materials generated during the normal course of operations and includes sump generated waste materials. The Parties acknowledge that Governmental Authorities may impose pre-treatment standards on any waste waters Lessee releases to Lessor for processing. If such pre-treatment standards are imposed, Lessor shall be responsible for ensuring that the relevant Lessee personnel are adequately trained to comply with such standards and for submitting any related and required reports with the applicable Governmental Authority. Lessee will supply field data to Lessor to fulfill any such reposting requirements.

Fire and Emergency Protection Lessor will provide response support in the event of an emergency. Lessor will maintain the existing tank farm fire water and emergency response system and any necessary improvements will be made by Lessor. As further provided below, Lessor does not make, and hereby expressly disclaims, any and all representations or warranties (whether express, implied or statutory) as to the delivery pressure or volume of firewater that may be available to the Tank Farm Assets, or as to any other aspects of any firewater services provided hereunder, and Lessee acknowledges that there may be times when the firewater service to the Tank Farm Assets is interrupted or unavailable. Lessee agrees that Lessor shall have access to the Tank Farm Assets to operate, repair, inspect and maintain portions of the Refinery firewater system located therein.

Exhibit D



Groundwater Monitoring . Lessor currently operates any existing groundwater monitoring and remedial systems and will retain the obligation to maintain the existing systems until such time as the applicable Governmental Authority grants closure or Lessee and Lessor mutually agree that further operation is not necessary. As set forth in the Omnibus Agreement, in the event that Lessee has a Release following the Effective Date of this Lease and the Release has a material adverse impact on the existing remedial system or triggers new remedial obligations, Lessee shall reimburse Lessor for the additional costs incurred as a result of the Release.

Solid/Hazardous Waste Processing . Lessor shall provide solid/hazardous waste processing consistent with Applicable Law.

LDAR Monitoring and Reporting . Lessor will provide to Lessee services necessary to perform leak detection, monitoring and reporting on all Tank Farm Assets within the Refinery Site as required by Applicable Law and any applicable consent decree. Lessor’s and Lessee’s employees will be included in the Refinery LDAR training program, which training program shall comply with the Clean Air Act and any applicable consent decree. Lessor will provide data to Lessee on all LDAR surveillance activities.

Security . Lessor shall provide routine security patrols, general monitoring and surveillance, provided however Lessor be responsible for the loss of or damage to the Tank Farm Assets and Improvements.

IT/Controls Infrastructure . Lessee will be entitled to access and use all necessary IT/Controls infrastructures for the operation of the Tank Farm Assets. Lessor shall maintain all IT/Controls infrastructures.

Laydown Areas/Storage for Spares . Lessor will provide laydown areas and storage for spares on an as-needed basis.

Landscape Maintenance . Lessor will provide or cause to be provided landscape maintenance services to the Premises.

Janitorial Services . Lessor will provide or cause to be provided janitorial services to the Premises.

Non-hazardous Waste Handling and Collection . Lessor will provide or cause to be provided non-hazardous waste handling and collection services to the Premises, including vacuum truck services other than for tank dewatering purposes.


Exhibit D


EXHIBIT 23.1

CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

The Unitholders of Valero Energy Partners LP and
the Board of Directors of Valero Energy Partners GP LLC
We consent to the incorporation by reference in the registration statements (Registration No. 333-193348) on Form S-8 and (Registration No. 333-208052 and 333-213305) on Form S-3 of Valero Energy Partners LP of our report dated September 1, 2016 , with respect to the combined balance sheet of the Meraux and Three Rivers Terminal Services Business as of December 31, 2015 , and the related combined statements of operations, changes in net investment, and cash flows for the year then ended, which report appears in the Form 8-K of Valero Energy Partners LP dated September 1, 2016 .
/s/ KPMG LLP

San Antonio, Texas
September 1, 2016






EXHIBIT 99.1





REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

The Unitholders of Valero Energy Partners LP and
the Board of Directors of Valero Energy Partners GP LLC
We have audited the accompanying combined balance sheet of the Meraux and Three Rivers Terminal Services Business as of December 31, 2015, and the related combined statements of operations, changes in net investment, and cash flows for the year then ended. These combined financial statements are the responsibility of the Meraux and Three Rivers Terminal Services Business’ management. Our responsibility is to express an opinion on these combined financial statements based on our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.
In our opinion, the combined financial statements referred to above present fairly, in all material respects, the financial position of the Meraux and Three Rivers Terminal Services Business as of December 31, 2015, and the results of its operations and its cash flows for the year then ended, in conformity with U.S. generally accepted accounting principles.
/s/ KPMG LLP

San Antonio, Texas
September 1, 2016



1


MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
COMBINED BALANCE SHEETS
(In Thousands)

 
 
June 30,
2016
 
December 31,
2015
 
 
(Unaudited)
 
 
ASSETS
 
 
 
 
Cash and cash equivalents
 
$

 
$

Total current assets
 

 

Property and equipment, at cost
 
68,548

 
66,444

Accumulated depreciation
 
(16,742
)
 
(15,004
)
Property and equipment, net
 
51,806

 
51,440

Total assets
 
$
51,806

 
$
51,440

LIABILITIES AND NET INVESTMENT
 
 
 
 
Commitments and contingencies
 


 


Net investment
 
$
51,806

 
$
51,440

Total liabilities and net investment
 
$
51,806

 
$
51,440

See Notes to Combined Financial Statements.


2


MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
COMBINED STATEMENTS OF OPERATIONS
(In Thousands)

 
 
Six Months Ended
June 30,
 
Year Ended
December 31,
2015
 
 
2016
 
2015
 
 
 
(Unaudited)
 
 
Operating revenues
 
$

 
$

 
$

Costs and expenses:
 
 
 
 
 
 
Operating expenses
 
3,236

 
3,231

 
6,706

Operating expenses – related party
 
3,739

 
3,612

 
7,242

General and administrative expenses – related party
 
274

 
245

 
507

Depreciation expense
 
2,090

 
1,599

 
2,954

Total costs and expenses
 
9,339

 
8,687

 
17,409

Net loss
 
$
(9,339
)
 
$
(8,687
)
 
$
(17,409
)
See Notes to Combined Financial Statements.



3


MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
COMBINED STATEMENTS OF CHANGES IN NET INVESTMENT
(In Thousands)

 
Six Months Ended
June 30,
 
Year Ended
December 31,
2015
 
2016
 
2015
 
 
(Unaudited)
 
 
Balance as of beginning of period
$
51,440

 
$
47,624

 
$
47,624

Net loss
(9,339
)
 
(8,687
)
 
(17,409
)
Net transfers from Valero
9,705

 
10,088

 
21,225

Balance as of end of period
$
51,806

 
$
49,025

 
$
51,440

See Notes to Combined Financial Statements.


4


MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
COMBINED STATEMENTS OF CASH FLOWS
(In Thousands)

 
 
Six Months Ended
June 30,
 
Year Ended
December 31,
2015
 
 
2016
 
2015
 
 
 
(Unaudited)
 
 
Cash flows from operating activities:
 
 
 
 
 
 
Net loss
 
$
(9,339
)
 
$
(8,687
)
 
$
(17,409
)
Adjustment to reconcile net loss to net cash used in operating activities:
 
 
 
 
 
 
Depreciation expense
 
2,090

 
1,599

 
2,954

Net cash used in operating activities
 
(7,249
)
 
(7,088
)
 
(14,455
)
Cash flows from investing activities:
 
 
 
 
 
 
Capital expenditures
 
(2,281
)
 
(3,239
)
 
(6,914
)
Net cash used in investing activities
 
(2,281
)
 
(3,239
)
 
(6,914
)
Cash flows from financing activities:
 
 
 
 
 
 
Net transfers from Valero
 
9,530

 
10,327

 
21,369

Net cash provided by financing activities
 
9,530

 
10,327

 
21,369

Net change in cash and cash equivalents
 

 

 

Cash and cash equivalents as of beginning of period
 

 

 

Cash and cash equivalents as of end of period
 
$

 
$

 
$

See Notes to Combined Financial Statements.



5


MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
NOTES TO COMBINED FINANCIAL STATEMENTS


1.
BUSINESS AND BASIS OF PRESENTATION
References in this report to “we,” “us,” or “our” refer to the Meraux and Three Rivers Terminal Services Business as described below. References in this report to the “Partnership,” refer to Valero Energy Partners LP, one or more of its consolidated subsidiaries, or all of them taken as a whole. References in this report to “Valero” refer collectively to Valero Energy Corporation and its subsidiaries, other than Valero Energy Partners LP, any of its subsidiaries, or its general partner.
Business
The Meraux and Three Rivers Terminal Services Business is engaged in the business of terminaling crude oil, intermediates, and refined petroleum products at terminals located in Louisiana and Texas as more fully described below:
Meraux Terminal. The Meraux Terminal is a crude oil, intermediates, and refined petroleum products terminal that supports Valero’s Meraux Refinery located in Meraux, Louisiana. The terminal is located southeast of New Orleans along the Mississippi River and has storage tanks with 3.9 million barrels of storage capacity.

Three Rivers Terminal. The Three Rivers Terminal is a crude oil, intermediates, and refined petroleum products terminal that supports Valero’s Three Rivers Refinery located in Three Rivers, Texas. The terminal is located in South Texas between Corpus Christi and San Antonio and has storage tanks with 2.3 million barrels of storage capacity.
Our assets did not generate revenues historically. Because we do not take ownership of or receive any payments based on the value of the crude oil, intermediates, or refined petroleum products that we handle and do not engage in the trading of any commodities, we have no direct exposure to commodity price fluctuations. Our operations consist of one reportable segment.
Effective September 1, 2016 , the Partnership entered into a contribution agreement with Valero to acquire two of Valero’s subsidiaries, Valero Partners Meraux, LLC and Valero Partners Three Rivers, LLC, (the Acquisition). Valero contributed the assets of the Meraux and Three Rivers Terminal Services Business to these subsidiaries just prior to the Acquisition. The Partnership acquired these subsidiaries for total consideration of $325.0 million consisting of (i) cash of $276.0 million and (ii) the issuance of 1,149,905  common units representing limited partner interests in the Partnership and 23,467  general partner units representing general partner interests in the Partnership to the General Partner having an aggregate value, collectively, of $49.0 million . The cash distribution was funded with $66.0 million of the Partnership’s cash on hand and $210.0 million of borrowings under the Partnership’s revolving credit facility.
Basis of Presentation
These combined financial statements were derived from the consolidated financial statements and accounting records of Valero. These combined financial statements reflect the combined historical financial position, results of operations, and cash flows of the Meraux Terminal business and the Three Rivers Terminal business , including an allocable portion of Valero’s corporate costs.


6





MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
NOTES TO COMBINED FINANCIAL STATEMENTS (Continued)

These combined financial statements are presented as if the operations of the Meraux Terminal and the Three Rivers Terminal had been combined for all periods presented. There were no transactions between the operations of the Meraux Terminal and the Three Rivers Terminal; therefore, there were no intercompany transactions or accounts to be eliminated in connection with the combination of these operations. The assets and liabilities in the combined balance sheets have been reflected on a historical cost basis as all of the assets and liabilities presented were wholly owned by Valero and will be transferred within Valero’s consolidated group. The combined statements of operations also include expense allocations for certain corporate functions historically performed by Valero and not allocated to the Meraux and Three Rivers Terminal Services Business, including allocations of general corporate expenses related to executive oversight, accounting, treasury, tax, legal, procurement, information technology, and operational support services such as engineering and logistics. These allocations were based primarily on specific identification of time and/or activities associated with the Meraux and Three Rivers Terminal Services Business , employee headcount, or capital expenditures. Our management believes the assumptions underlying the combined financial statements, including the assumptions regarding the allocation of general corporate expenses from Valero, are reasonable. Nevertheless, the combined financial statements may not include all of the expenses that would have been incurred had we been a stand-alone company during the periods presented and may not reflect our financial position, results of operations, and cash flows had we been a stand-alone company during the periods presented.
Valero uses a centralized approach to the cash management and financing of its operations. We transfer cash to Valero daily and Valero funds our operating and investing activities as needed. Accordingly, cash held by Valero at the corporate level was not allocated to us for any of the periods presented. We reflected transfers of cash to and from Valero’s cash management system as a component of net investment on our balance sheets, and these net transfers of cash are reflected as a financing activity in our statements of cash flows. We have also not included any interest expense on the net cash transfers from Valero.
The combined financial statements and notes to the combined financial statements as of June 30, 2016 and for the six months ended June 30, 2016 and 2015, included herein, are unaudited. These combined financial statements include all known accruals and adjustments necessary, in the opinion of management, for a fair presentation of the combined financial position of the Meraux and Three Rivers Terminal Services Business and its results of operations and cash flows for the interim periods. Unless otherwise specified, all such adjustments are of a normal and recurring nature. The results of operations for the six months ended June 30, 2016 are not necessarily indicative of the results to be expected for the year ending December 31, 2016.
We have evaluated subsequent events through the date the audited financial statements were issued. Any material subsequent events that occurred during this time have been properly recognized or disclosed in these combined financial statements.
2.    SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Net Investment
Net investment represents Valero’s historical investment in us, our accumulated net losses, and the net effect of transactions with, and allocations from, Valero.


7





MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
NOTES TO COMBINED FINANCIAL STATEMENTS (Continued)

Use of Estimates
The preparation of financial statements in conformity with United States (U.S.) generally accepted accounting principles requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from these estimates. On an ongoing basis, we review our estimates based on currently available information. Changes in facts and circumstances may result in revised estimates.
Property and Equipment
The cost of property and equipment purchased or constructed, including betterments of property assets, is capitalized. However, the cost of repairs and normal maintenance of property and equipment is expensed when incurred. Betterments of property and equipment are those that extend the useful lives of the property and equipment or improve the safety of our operations. The cost of property and equipment constructed includes certain interest and overhead costs allocable to the construction activities.
When property and equipment are retired or replaced, the cost and related accumulated depreciation are eliminated, with any gain or loss reflected in depreciation expense, unless such amounts are reported separately due to materiality.
Depreciation of property and equipment is recorded on a straight-line basis over the estimated useful lives of the related assets. Leasehold improvements are amortized on a straight-line basis over the shorter of the lease term or the estimated useful life of the related asset.
Revenue Recognition
We are part of the consolidated operations of Valero and have not historically recognized revenue on transactions with Valero.
Income Taxes
Income taxes are accounted for under the asset and liability method, as if we were a separate taxpayer rather than a member of Valero’s consolidated tax return. Under this method, deferred tax assets and liabilities are recognized for the future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. Deferred amounts are measured using enacted tax rates expected to apply to taxable income in the year those temporary differences are expected to be recovered or settled.
Our taxable loss was included in the consolidated U.S. federal income tax returns of Valero and in certain consolidated state income tax returns. Following the Acquisition , our operations will be treated as a partnership for federal and state income tax purposes, with each partner being separately taxed on its share of the taxable income or loss. Therefore, we have excluded income taxes from these financial statements, except with respect to taxes incurred by our business activities in Texas. Texas apportions taxable income based upon gross revenue and Louisiana does not have a state partnership tax. Our Three Rivers Terminal assets did not generate revenues historically and, therefore, we did not recognize income taxes for the six months ended June 30, 2016 and 2015, or for the year ended December 31, 2015 .


8





MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
NOTES TO COMBINED FINANCIAL STATEMENTS (Continued)

Comprehensive Income
We have not reported comprehensive income due to the absence of items of other comprehensive income in the periods presented.
3.
RELATED-PARTY TRANSACTIONS
Our operations consist of terminaling crude oil, intermediates, and refined petroleum products. We are part of the consolidated operations of Valero and have not historically recognized revenue on transactions with Valero.
Valero provides substantial labor and overhead support to us for the operation of business and management oversight of our day-to-day operations. Employee benefit expenses such as medical insurance, life insurance, and employee benefit plan expenses, including stock-based compensation, were allocated to us based on Valero’s determination of actual costs attributable to employees who provide services to us, and were recorded as components of “operating expenses – related party” and “general and administrative expenses – related party.” As discussed in Note 1 , Valero also charged us for certain corporate functions performed on our behalf that were recorded as “general and administrative expenses – related party.”
Our management believes the charges allocated to us are a reasonable reflection of the utilization of services provided. However, those allocations may not fully reflect the expenses that would have been incurred had we been a stand-alone company during the periods presented and cannot be presumed to be carried out on an arm’s-length basis as the requisite conditions of competitive, free-market dealings may not exist.
For purposes of these financial statements, payables and receivables related to transactions between us and Valero are included as a component of net investment on our balance sheets.
Net Investment
The following is a reconciliation of the amounts presented as net transfers from Valero on our statements of changes in net investment and statements of cash flows (in thousands):
 
 
Six Months Ended
June 30,
 
Year Ended
December 31, 2015
 
 
2016
 
2015
 
 
 
(Unaudited)
 
 
Net transfers from Valero per statements of changes in net investment
 
$
9,705

 
$
10,088

 
$
21,225

Less: Noncash transfers from (to) Valero
 
175

 
(239
)
 
(144
)
Net transfers from Valero per statements of cash flows
 
$
9,530

 
$
10,327

 
$
21,369

Noncash transfers primarily represent the change in amounts accrued for capital expenditures as we do not reflect capital expenditures in our statements of cash flows until such amounts are paid.


9





MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
NOTES TO COMBINED FINANCIAL STATEMENTS (Continued)

4.
PROPERTY AND EQUIPMENT
Major classes of property and equipment consisted of the following (in thousands):
 
 
June 30,
 
December 31,
 
 
2016
 
2015
 
 
(Unaudited)
 
 
Terminals and related assets
 
$
67,699

 
$
65,987

Construction-in-progress
 
849

 
457

Property and equipment, at cost
 
68,548

 
66,444

Accumulated depreciation
 
(16,742
)
 
(15,004
)
Property and equipment, net
 
$
51,806

 
$
51,440


5.    COMMITMENTS AND CONTINGENCIES
Operating Leases
We enter into various short-term equipment and facilities lease arrangements as needed to support our operations. Rental expense associated with our lease arrangements was $51,000 and $72,000 for the six months ended June 30, 2016 and 2015, respectively, and $126,000 for the year ended December 31, 2015.
Litigation Matters
From time to time, we may be party to claims and legal proceedings arising in the ordinary course of business. We also may be required by existing laws and regulations to report the release of hazardous substances and begin a remediation study. We have not recorded a loss contingency liability as there are no matters for which we have determined that a loss has been incurred. We re-evaluate and update our loss contingency liabilities as matters progress over time.
6.
EMPLOYEE BENEFIT PLANS
Pension and Retirement Savings Plans
Employees of Valero who directly or indirectly support our operations participate in the pension, postretirement health and life insurance, and defined contribution benefit plans sponsored by Valero. Costs associated with these benefit plans were included in the costs allocated to us from Valero and were included in “operating expenses – related party” or “general and administrative expenses – related party,” depending on the nature of the employee’s role in our operations.
Stock-based Compensation
We do not have any stock compensation plans. Eligible Valero employees that supported our operations participated in Valero’s 2011 Omnibus Stock Incentive Plan (the OSIP), which authorizes the grant of various stock and stock-based awards. Awards available under the OSIP include options to purchase shares of common stock of Valero, performance awards that vest upon the achievement of an objective performance goal, stock appreciation rights, and restricted stock that vests over a period determined by Valero’s compensation


10





MERAUX AND THREE RIVERS TERMINAL SERVICES BUSINESS
NOTES TO COMBINED FINANCIAL STATEMENTS (Continued)

committee. Prior to the approval of the OSIP by Valero’s stockholders, most of the equity awards granted to Valero employees were made under Valero’s 2005 Omnibus Stock Incentive Plan and 2003 Employee Stock Incentive Plan. Certain Valero employees supporting our operations were historically granted these types of awards. Stock-based compensation costs were allocated to us from Valero and were included in “operating expenses – related party” and “general and administrative expenses – related party.”
Summary of Employee Benefit Plan Costs
Our share of pension and postretirement costs, defined contribution plan costs, and stock-based compensation costs was as follows (in thousands):
 
 
Six Months Ended
June 30,
 
Year Ended
December 31,
2015
 
 
2016
 
2015
 
 
 
(Unaudited)
 
 
Pension and postretirement costs
 
$
15

 
$
13

 
$
26

Defined contribution plan costs
 
12

 
10

 
21

Stock-based compensation costs
 
1

 
1

 
1



11
EXHIBIT 99.2
VALERO ENERGY PARTNERS LP
UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS

Set forth on the following pages are the unaudited pro forma consolidated balance sheet as of June 30, 2016 and the unaudited pro forma consolidated statements of income for the six months ended June 30, 2016 , and for the years ended December 31, 2015 , 2014, and 2013, together with the notes to the unaudited pro forma consolidated financial statements, of Valero Energy Partners LP . Unless otherwise stated or the context otherwise indicates, all references to “ Valero Energy Partners LP ,” the “Partnership,” “us,” “our,” “we,” or similar expressions for time periods prior to the initial public offering ( the Offering ) of common units of Valero Energy Partners LP on December 16, 2013, refer to Valero Energy Partners LP Predecessor, our “Predecessor” for accounting purposes. For time periods subsequent to the Offering , these terms refer to Valero Energy Partners LP , one or more of its consolidated subsidiaries, or all of them taken as a whole. References in this report to “Valero” refer collectively to Valero Energy Corporation and its subsidiaries, other than Valero Energy Partners LP, any of its subsidiaries, or its general partner. The pro forma consolidated financial statements have been prepared based on the consolidated financial statements included in our current report on Form 8-K filed with the Securities and Exchange Commission on August 4, 2016, which reflects retrospective adjustments to our Annual Report on Form 10-K for the year ended December 31, 2015, and our Quarterly Report on Form 10-Q for the period ended June 30, 2016 , with certain pro forma adjustments made to those financial statements as further discussed below. The pro forma consolidated financial statements should be read in conjunction with such historical consolidated financial statements, including the related financial statement notes.

Effective September 1, 2016, the Partnership entered into a contribution agreement with Valero to acquire two of Valero’s subsidiaries, Valero Partners Meraux, LLC and Valero Partners Three Rivers, LLC (the Acquisition). Valero contributed the assets of the Meraux and Three Rivers Terminal Services Business (the Acquired Business) to these subsidiaries just prior to the Acquisition. The Partnership acquired these subsidiaries for total consideration of $325.0 million consisting of (i) cash of $276.0 million and (ii) the issuance of 1,149,905  common units representing limited partner interests in the Partnership and 23,467 general partner units representing general partner interests in the Partnership to the General Partner having an aggregate value, collectively, of $49.0 million . We funded the cash distribution to Valero with $66.0 million of our cash on hand and $210.0 million of borrowings under our revolving credit facility. The board of directors also approved the Partnership’s entry into various agreements with Valero related to the contribution agreement, including amended and restated schedules to our amended and restated omnibus agreement , amended and restated exhibits to an amended and restated services and secondment agreement , additional schedules to our commercial agreements with respect to the related logistics assets, and lease agreements.

The Acquired Business is engaged in the business of terminaling crude oil, intermediates, and refined petroleum products at terminals located in Louisiana and Texas as more fully described below:
Meraux Terminal. The Meraux Terminal is a crude oil, intermediates, and refined petroleum products terminal that supports Valero’s Meraux Refinery located in Meraux, Louisiana. The terminal is located southeast of New Orleans along the Mississippi River and has storage tanks with 3.9 million barrels of storage capacity.

Three Rivers Terminal. The Three Rivers Terminal is a crude oil, intermediates, and refined petroleum products terminal that supports Valero’s Three Rivers Refinery located in Three Rivers,


1





VALERO ENERGY PARTNERS LP
UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS (Continued)

Texas. The terminal is located in South Texas between Corpus Christi and San Antonio and has storage tanks with 2.3 million barrels of storage capacity.

The Partnership owns and operates all of the Acquired Business and began receiving fees for services commencing on September 1, 2016 . Pursuant to the terms of the amended and restated services and secondment agreement , the Partnership reimburses Valero for the costs (including wages and benefits) of certain personnel who are seconded to our general partner and provide certain operational services to us in support of our pipeline, terminaling, and storage facilities, including the Acquired Business. Pursuant to the terms of the amended and restated schedules to our amended and restated omnibus agreement , the operational and administrative support fee owed by us to Valero increased from $11.7 million to $12.5 million annually as of September 1, 2016 for additional services provided in connection with the Acquired Business.

The assets of the Acquired Business are recorded at historical cost as the Acquisition is considered to be a reorganization of entities under common control. The pro forma adjustments are based on currently available information and certain estimates and assumptions; therefore, actual results may differ from the pro forma amounts. However, our management believes the assumptions are reasonable for presenting the significant effects of the transactions and that the pro forma adjustments give appropriate effect to those assumptions, are factually supportable, and are properly applied in the pro forma financial statements.

The pro forma adjustments have been prepared as if the transactions effected as of the date of the Acquisition had taken place on June 30, 2016 in the case of the unaudited pro forma consolidated balance sheet, and as of January 1, 2015 in the case of the unaudited pro forma consolidated statements of income for the six months ended June 30, 2016 and the year ended December 31, 2015 . Pro forma adjustments were not applied to the unaudited pro forma consolidated statements of income for the years ended December 31, 2014 and 2013, as the presentation of pro forma transactions cannot meaningfully or accurately depict what operating results would have been had the Acquisition occurred at a date earlier than January 1, 2015.

The pro forma financial statements give pro forma effect to the matters described in the accompanying notes, including:

the acquisition of the Meraux and Three Rivers Terminal Services Business from Valero for total consideration of $325.0 million consisting of (i) a cash distribution of $276.0 million and (ii)  1,149,905 common units and 23,467  general partner units having an aggregate value, collectively, of $49.0 million . We funded the cash distribution to Valero with $66.0 million of our cash on hand and $210.0 million of borrowings under our revolving credit facility;

our entry into additional schedules to our commercial agreements with Valero , and the recognition of terminaling revenue under those schedules for the volumes throughput and handled by the Acquired Business during the periods presented;

our entry into amended and restated schedules to our amended and restated omnibus agreement with Valero ;

our general partner’s entry into amended and restated exhibits to an amended and restated services and secondment agreement with Valero ;



2





VALERO ENERGY PARTNERS LP
UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS (Continued)

the payment of insurance premiums in excess of those allocated by Valero in the combined financial statements of the Acquired Business for business interruption, property, and third-party liability insurance coverage;

the payment of rent expense on land located at Valero ’s Meraux Refinery and Three Rivers Refinery;

the estimated interest expense that would have been incurred had we borrowed $210.0 million under the revolving credit facility; and

the reduction in the deferred tax liability related to a reduction in the apportionment rate of the Texas margin tax and associated adjustment for the tax basis in the Acquired Business.

The pro forma financial statements may not be indicative of the results that actually would have occurred if the Acquisition had occurred on the dates indicated, or the results that will be obtained in the future.


3


VALERO ENERGY PARTNERS LP
UNAUDITED PRO FORMA CONSOLIDATED BALANCE SHEET
JUNE 30, 2016
(In Thousands)
 
 
Historical
 
Acquired Business
 
Pro Forma
Adjustments
 
 
 
Pro
Forma
ASSETS
 
 
 
 
 
 
 
 
 
 
Current assets:
 
 
 
 
 
 
 
 
 
 
Cash and cash equivalents
 
$
67,167

 
$

 
$
(66,275
)
 
(a)
 
$
892

Receivables from related party
 
23,614

 

 

 
 
 
23,614

Prepaid expenses and other
 
1,081

 

 

 
 
 
1,081

Total current assets
 
91,862

 

 
(66,275
)
 
 
 
25,587

Property and equipment, at cost
 
1,132,034

 
68,548

 

 
 
 
1,200,582

Accumulated depreciation
 
(331,213
)
 
(16,742
)
 

 
 
 
(347,955
)
Property and equipment, net
 
800,821

 
51,806

 

 
 
 
852,627

Deferred charges and other assets, net
 
2,987

 

 

 
 
 
2,987

Total assets
 
$
895,670

 
$
51,806

 
$
(66,275
)
 
 
 
$
881,201

LIABILITIES AND
PARTNERS’ CAPITAL
 
 
 
 
 
 
 
 
 
 
Current liabilities:
 
 
 
 
 
 
 
 
 
 
Current portion of capital lease obligations
 
$
250

 
$

 
$

 
 
 
$
250

Accounts payable
 
6,809

 

 

 
 
 
6,809

Accrued liabilities
 
1,276

 

 

 
 
 
1,276

Accrued liabilities – related party
 
677

 

 

 
 
 
677

Taxes other than income taxes
 
1,679

 

 

 
 
 
1,679

Deferred revenue from related party
 
1,263

 

 
 
 
 
 
1,263

Total current liabilities
 
11,954

 

 

 
 
 
11,954

Debt and capital lease obligations, net of current portion
 
314,065

 

 
210,000

 
(b)
 
524,065

Notes payable to related party
 
370,000

 

 

 
 
 
370,000

Deferred income taxes
 
504

 

 
(181
)
 
(c)
 
323

Other long-term liabilities
 
1,142

 

 

 
 
 
1,142

Partners’ capital:
 
 
 
 
 
 
 
 
 
 
Common unitholders – public
 
594,881

 

 
(86
)
 
(d)
 
594,795

Common unitholder – Valero
 
15,895

 

 
(50,080
)
 
(d)
 
(34,185
)
Subordinated unitholder – Valero
 
(406,344
)
 

 
(167,142
)
 
(d)
 
(573,486
)
General partner – Valero
 
(6,427
)
 

 
(6,980
)
 
(d)
 
(13,407
)
Net investment
 

 
51,806

 
(51,806
)
 
(e)
 

Total partners’ capital
 
198,005

 
51,806

 
(276,094
)
 
 
 
(26,283
)
Total liabilities and partners’ capital
 
$
895,670

 
$
51,806

 
$
(66,275
)
 
 
 
$
881,201


See Notes to Unaudited Pro Forma Consolidated Financial Statements.


4



VALERO ENERGY PARTNERS LP
UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF INCOME
SIX MONTHS ENDED JUNE 30, 2016
(In Thousands)

 
 
Historical
 
Acquired Business
 
Pro Forma
Adjustments
 
 
 
Pro Forma
 
Operating revenues – related party
 
$
166,431

 
$

 
$
27,841

 
(f)
 
$
194,272

 
Costs and expenses:
 
 
 
 
 
 
 
 
 
 
 
Operating expenses
 
41,397

 
6,975

 
559

 
(g)
 
48,931

 
General and administrative expenses
 
7,806

 
274

 
101

 
(h)
 
8,181

 
Depreciation expense
 
21,243

 
2,090

 

 
 
 
23,333

 
Total costs and expenses
 
70,446

 
9,339

 
660

 
 
 
80,445

 
Operating income (loss)
 
95,985

 
(9,339
)
 
27,181

 
 
 
113,827

 
Other income, net
 
134

 

 

 
 
 
134

 
Interest expense
 
(5,910
)
 

 
(1,596
)
 
(i)
 
(7,506
)
 
Income (loss) before income taxes
 
90,209

 
(9,339
)
 
25,585

 
 
 
106,455

 
Income tax expense
 
545

 

 
53

 
(j)
 
598

 
Net income (loss)
 
89,664

 
(9,339
)
 
25,532

 
 
 
105,857

 
Less: Net income (loss) attributable
to Predecessor
 
(3,081
)
 
(9,339
)
 
9,339

 
 
 
(3,081
)
 
Net income attributable to partners
 
92,745

 

 
16,193

 
 
 
108,938

 
Less: General partner’s interest in
net income
 
8,717

 

 
443

 
(k)
 
9,160

 
Limited partners’ interest in net
income
 
$
84,028

 
$

 
$
15,750

 
 
 
$
99,778

 
 
 
 
 
 
 
 
 
 
 
 
 
Net income per limited partner unit  
basic and diluted:
 
 
 
 
 
 
 
 
 
 
 
Common units
 
$
1.28

 
 
 
 
 
 
 
$
1.50

(l)
Subordinated units
 
$
1.28

 
 
 
 
 
 
 
$
1.49

(l)
 
 
 
 
 
 
 
 
 
 
 
 
Weighted-average limited partner
units outstanding
basic and diluted:
 
 
 
 
 
 
 
 
 
 
 
Common units
 
36,884

 
 
 
1,150

 
(l)
 
38,034

 
Subordinated units
 
28,790

 
 
 

 
 
 
28,790

 
See Notes to Unaudited Pro Forma Consolidated Financial Statements.



5


VALERO ENERGY PARTNERS LP
UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF INCOME
YEAR ENDED DECEMBER 31, 2015
(In Thousands)

 
 
Historical
 
Acquired Business
 
Pro Forma
Adjustments
 
 
 
Pro Forma
 
 
 
(Audited)
 
(Audited)
 
 
 
 
 
 
 
Operating revenues – related party
 
$
243,624

 
$

 
$
50,083

 
(f)
 
$
293,707

 
Costs and expenses:
 
 
 
 
 
 
 
 
 
 
 
Operating expenses
 
92,025

 
13,948

 
1,378

 
(g)
 
107,351

 
General and administrative expenses
 
14,013

 
507

 
243

 
(h)
 
14,763

 
Depreciation expense
 
42,724

 
2,954

 

 
 
 
45,678

 
Total costs and expenses
 
148,762

 
17,409

 
1,621

 
 
 
167,792

 
Operating income (loss)
 
94,862

 
(17,409
)
 
48,462

 
 
 
125,915

 
Other income, net
 
223

 

 

 
 
 
223

 
Interest expense
 
(6,113
)
 

 
(2,833
)
 
(i)
 
(8,946
)
 
Income (loss) before income taxes
 
88,972

 
(17,409
)
 
45,629

 
 
 
117,192

 
Income tax expense
 
251

 

 
(42
)
 
(j)
 
209

 
Net income (loss)
 
88,721

 
(17,409
)
 
45,671

 
 
 
116,983

 
Less: Net income (loss) attributable
to Predecessor
 
(43,157
)
 
(17,409
)
 
17,409

 
 
 
(43,157
)
 
Net income attributable to partners
 
131,878

 

 
28,262

 
 
 
160,140

 
Less: General partner’s interest in
net income
 
6,069

 

 
629

 
(k)
 
6,698

 
Limited partners’ interest in net
income
 
$
125,809

 
$

 
$
27,633

 
 
 
$
153,442

 
 
 
 
 
 
 
 
 
 
 
 
 
Net income per limited partner unit –
basic and diluted:
 
 
 
 
 
 
 
 
 
 
 
Common units
 
$
2.12

 
 
 
 
 
 
 
$
2.53

(l)
Subordinated units
 
$
2.07

 
 
 
 
 
 
 
$
2.48

(l)
 
 
 
 
 
 
 
 
 
 
 
 
Weighted-average limited partner
units outstanding
basic and diluted:
 
 
 
 
 
 
 
 
 
 
 
Common units
 
31,222

 
 
 
1,150

 
(l)
 
32,372

 
Subordinated units
 
28,790

 
 
 

 
 
 
28,790

 
See Notes to Unaudited Pro Forma Consolidated Financial Statements.



6


VALERO ENERGY PARTNERS LP
UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF INCOME
YEAR ENDED DECEMBER 31, 2014
(In Thousands)

 
 
Historical
 
Acquired Business
 
Pro Forma
 
 
 
(Audited)
 
 
 
 
 
Operating revenues – related party
 
$
129,180

 
$

 
$
129,180

 
Costs and expenses:
 
 
 
 
 
 
 
Operating expenses
 
98,061

 
13,053

 
111,114

 
General and administrative expenses
 
13,149

 
453

 
13,602

 
Depreciation expense
 
35,302

 
2,607

 
37,909

 
Total costs and expenses
 
146,512

 
16,113

 
162,625

 
Operating loss
 
(17,332
)
 
(16,113
)
 
(33,445
)
 
Other income, net
 
1,504

 

 
1,504

 
Interest expense
 
(872
)
 

 
(872
)
 
Loss before income taxes
 
(16,700
)
 
(16,113
)
 
(32,813
)
 
Income tax expense
 
548

 

 
548

 
Net loss
 
(17,248
)
 
(16,113
)
 
(33,361
)
 
Less: Net loss attributable
to Predecessor
 
(76,529
)
 
(16,113
)
 
(92,642
)
 
Net income attributable to partners
 
59,281

 

 
59,281

 
Less: General partner’s interest in
net income
 
1,379

 

 
1,379

 
Limited partners’ interest in net
income
 
$
57,902

 
$

 
$
57,902

 
 
 
 
 
 
 
 
 
Net income per limited partner unit –
basic and diluted:
 
 
 
 
 
 
 
Common units
 
$
1.01

 
 
 
$
1.01

 
Subordinated units
 
$
1.01

 
 
 
$
1.01

 
 
 
 
 
 
 
 
 
Weighted-average limited partner
units outstanding:
 
 
 
 
 
 
 
Common units – basic
 
28,790

 
 
 
28,790

 
Common units – diluted
 
28,791

 
 
 
28,791

 
Subordinated units
 
28,790

 
 
 
28,790

 

See Notes to Unaudited Pro Forma Consolidated Financial Statements.


7



VALERO ENERGY PARTNERS LP
UNAUDITED PRO FORMA CONSOLIDATED STATEMENT OF INCOME
YEAR ENDED DECEMBER 31, 2013
(In Thousands)

 
 
Historical
 
Acquired Business
 
Pro Forma
 
 
 
(Audited)
 
 
 
 
 
Operating revenues – related party
 
$
124,985

 
$

 
$
124,985

 
Costs and expenses:
 
 
 
 
 
 
 
Operating expenses
 
93,025

 
12,551

 
105,576

 
General and administrative expenses
 
8,004

 
448

 
8,452

 
Depreciation expense
 
32,493

 
2,544

 
35,037

 
Total costs and expenses
 
133,522

 
15,543

 
149,065

 
Operating loss
 
(8,537
)
 
(15,543
)
 
(24,080
)
 
Other income, net
 
309

 

 
309

 
Interest expense
 
(198
)
 

 
(198
)
 
Loss before income taxes
 
(8,426
)
 
(15,543
)
 
(23,969
)
 
Income tax expense
 
1,434

 

 
1,434

 
Net loss
 
(9,860
)
 
(15,543
)
 
(25,403
)
 
Less: Net loss attributable
to Predecessor
 
(11,901
)
 
(15,543
)
 
(27,444
)
 
Net income attributable to partners
 
2,041

 

 
2,041

 
Less: General partner’s interest in
net income
 
41

 

 
41

 
Limited partners’ interest in net
income
 
$
2,000

 
$

 
$
2,000

 
 
 
 
 
 
 
 
 
Net income per limited partner unit –
basic and diluted:
 
 
 
 
 
 
 
Common units
 
$
0.03

 
 
 
$
0.03

 
Subordinated units
 
$
0.03

 
 
 
$
0.03

 
 
 
 
 
 
 
 
 
Weighted-average limited partner
units outstanding
basic and diluted:
 
 
 
 
 
 
 
Common units
 
28,790

 
 
 
28,790

 
Subordinated units
 
28,790

 
 
 
28,790

 

See Notes to Unaudited Pro Forma Consolidated Financial Statements.



8


VALERO ENERGY PARTNERS LP
NOTES TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS


(a)
This adjustment reflects the following increases and decreases to cash:

Increases to cash : $210.0 million borrowing under our revolving credit agreement.

Decreases to cash : payment of $276.0 million as part of the total consideration for the Acquired Business and estimated transaction costs of $275,000 associated with the Acquisition .

(b)
This adjustment reflects the $210.0 million of borrowings under our revolving credit agreement.

(c)
This adjustment reflects the reduction in the deferred tax liability related to a reduction in the apportionment rate of the Texas margin tax and associated adjustment for the tax basis in the Acquired Business.

(d)
This adjustment reflects the following increases and decreases to partners’ capital (in thousands):

 
 
Estimated
Transaction
Costs
 
Issuance of
Common and
General
Partner Units
 
Excess
Consideration
 
Pro Forma
Adjustments
Common unitholders – public
 
$
(86
)
 
$

 
$

 
$
(86
)
Common unitholder – Valero
 
(69
)
 
48,020

 
(98,031
)
 
(50,080
)
Subordinated unitholder – Valero
 
(115
)
 

 
(167,027
)
 
(167,142
)
General partner – Valero
 
(5
)
 
980

 
(7,955
)
 
(6,980
)
Total
 
$
(275
)
 
$
49,000

 
$
(273,013
)
 
$
(224,288
)

Excess consideration of $273.0 million is calculated as total consideration of $325.0 million for the Acquired Business, net of Valero ’s net investment in the Acquired Business of $51.8 million and net of the reduction in the deferred tax liability of $181,000 as described in Note (c).

(e)
This adjustment reflects the elimination of Valero ’s net investment in the Acquired Business, and its reclassification to partners’ capital as excess consideration (see Note (d)).

(f)
This adjustment reflects revenues associated with the Partnership’s entry into additional schedules to our commercial agreements with Valero related to the Acquired Business. Revenues were calculated using the throughput rates included in those schedules. Volumes used were historical volumes throughput and handled by the assets of the Acquired Business.

(g)
This adjustment reflects the following increases to operating expenses:

a net increase of $493,000 and $985,000 for the six months ended June 30, 2016 and for the year ended December 31, 2015 , respectively, for insurance premiums in excess of those allocated by Valero in the combined financial statements of the Acquired Business for business interruption, property, and third-party liability insurance coverage. The insurance premiums that we will incur


9





VALERO ENERGY PARTNERS LP
NOTES TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS
(Continued)



are based on quotes from Valero ’s captive insurance company from which we will obtain insurance coverage.

a net increase of $125,000 and $200,000 for the six months ended June 30, 2016 and for the year ended December 31, 2015 , respectively, for the payment of rent expense on land located at Valero ’s Meraux Refinery and Three Rivers Refinery, net of facility-related expenses, including utilities, allocated to the Acquired Business.

a net decrease of $59,000 and net increase of $193,000 for the six months ended June 30, 2016 and for the year ended December 31, 2015 , respectively, for the annual secondment fee of $7.7 million payable by the Partnership to Valero related to the Acquired Business, net of employee-related expenses allocated to the Acquired Business.

(h)
This adjustment reflects a net increase of $101,000 and $243,000 for the six months ended June 30, 2016 and for the year ended December 31, 2015 , respectively, to general and administrative expenses for the annual administrative fee payable by the Partnership to Valero in excess of such expenses allocated to the Acquired Business. The annual administrative fee increased from $11.7 million to $12.5 million as of September 1, 2016 , for the management of our day-to-day operations after the closing of the Acquisition under the amended and restated schedules to our amended and restated omnibus agreement .

(i)
This adjustment reflects variable interest expense at 1.46% and 1.70% for the six months ended June 30, 2016 and for the year ended December 31, 2015 , respectively, on the $210.0 million of borrowings under our revolving credit agreement, partially offset by a reduction of $184,000 and $233,000 in the six months ended June 30, 2016 and in the year ended December 31, 2015 , respectively, in the commitment fee for the unutilized portion of the revolving credit agreement. A change of 0.125% in the interest rate associated with the borrowings would result in a $263,000 change in annual interest expense.

(j)
This adjustment reflects the change in tax expense attributable to the Texas margin tax.

(k)
The purpose of this adjustment is to reflect our general partner’s interest in our net income. We compute net income allocated to the general partnership interest by applying the provisions of our partnership agreement as more fully described in Note (l).

(l)
Basic and diluted net income per limited partner unit is determined pursuant to the two-class method for master limited partnerships. The two-class method is an earnings allocation formula that is used to determine earnings to our general partner, common unitholders, and participating securities according to (i) distributions pertaining to each period’s net income and (ii) participation rights in undistributed earnings.

We calculate net income available to limited partners based on the distributions pertaining to each period’s net income. After considering the appropriate period’s distributions, the remaining undistributed earnings or excess distributions over earnings, if any, are allocated to the general partner, limited partners, and other participating securities in accordance with the contractual terms of our partnership agreement and as prescribed under the two-class method. Participating securities include incentive distribution rights


10





VALERO ENERGY PARTNERS LP
NOTES TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS
(Continued)



(IDRs) and awards under our 2013 Incentive Compensation Plan that receive distribution equivalent rights (DERs). However, the terms of our partnership agreement limit the general partner’s incentive distribution to the amount of available cash, which, as defined in our partnership agreement, is net of reserves deemed appropriate. As such, IDRs are not allocated undistributed earnings or distributions in excess of earnings in the calculation of net income per limited partner unit. Diluted net income per limited partner unit is also determined using the two-class method, unless the treasury stock method is more dilutive.

Because all newly issued common units and general partner units associated with the Acquisition were assumed to have been outstanding for the entire period, the pro forma basic and diluted weighted average number of common and subordinated units outstanding equals the number of basic and diluted weighted average common and subordinated units outstanding as of June 30, 2016 and December 31, 2015 plus the number of newly issued common units, or 1,149,905 units, at the closing of the Acquisition .

For purposes of the pro forma calculation, we have assumed that distributions were declared for each common and subordinated unit equal to actual distributions declared during 2016 and 2015, including cash distributions declared on IDRs during these periods.



11





VALERO ENERGY PARTNERS LP
NOTES TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS
(Continued)



The following reflects the calculation of pro forma net income per limited partner unit for the six months ended June 30, 2016 and the year ended December 31, 2015 in the manner described above (in thousands, except per unit amounts). All amounts, including distributions, are on a pro forma basis.
 
 
Six Months Ended June 30, 2016
 
 
 
 
Limited Partners
 
 
 
 
 
 
General
Partner
 
Common
Units
 
Subordinated
Units
 
Restricted
Units
 
Total
Allocation of pro forma net income to determine pro forma net income available to limited partners:
 
 
 
 
 
 
 
 
 
 
Distributions, excluding general partner’s IDRs
 
$
1,109

 
$
27,072

 
$
20,297

 
$

 
$
48,478

General partner’s IDRs
 
6,981

 

 

 

 
6,981

DERs
 

 

 

 
10

 
10

Distributions and DERs declared
 
8,090

 
27,072

 
20,297

 
10

 
55,469

Undistributed earnings
 
1,070

 
29,818

 
22,571

 
10

 
53,469

Pro forma net income available to limited partners – basic and diluted
 
$
9,160

 
$
56,890

 
$
42,868

 
$
20

 
$
108,938

 
 
 
 
 
 
 
 
 
 
 
Pro forma net income per limited partner unit – basic and diluted:
 
 
 
 
 
 
 
 
 
 
Weighted-average units outstanding
 
 
 
38,034

 
28,790

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pro forma net income per limited partner unit – basic and diluted
 
 
 
$
1.50

 
$
1.49

 

 
 




12





VALERO ENERGY PARTNERS LP
NOTES TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS
(Continued)



 
 
Year Ended December 31, 2015
 
 
 
 
Limited Partners
 
 
 
 
 
 
General
Partner
 
Common
Units
 
Subordinated
Units
 
Restricted
Units
 
Total
Allocation of pro forma net income to determine pro forma net income available to limited partners:
 
 
 
 
 
 
 
 
 
 
Distributions, excluding general partner’s IDRs
 
$
1,601

 
$
40,483

 
$
34,476

 
$

 
$
76,560

General partner’s IDRs
 
3,495

 

 

 

 
3,495

DERs
 

 

 

 
12

 
12

Distributions and DERs declared
 
5,096

 
40,483

 
34,476

 
12

 
80,067

Undistributed earnings
 
1,602

 
41,527

 
36,932

 
12

 
80,073

Pro forma net income available to limited partners – basic and diluted
 
$
6,698

 
$
82,010

 
$
71,408

 
$
24

 
$
160,140

 
 
 
 
 
 
 
 
 
 
 
Pro forma net income per limited partner unit – basic and diluted:
 
 
 
 
 
 
 
 
 
 
Weighted-average units outstanding
 
 
 
32,372

 
28,790

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pro forma net income per limited partner unit – basic and diluted
 
 
 
$
2.53

 
$
2.48

 
 
 
 



13