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LEASE AGREEMENT 20 CHEMICAL WAY This Lease Agreement (this "Lease"), dated , for reference purposes only, is made and entered into by and between THE CITY OF REDWOOD CITY, a charter city and a municipal corporation of the State of California ( "Landlord "), and CONTINENTAL TOOL COMPANY, INC., a California corporation ( "Tenant "). Landlord and Tenant agree to the terms, covenants and conditions of this Lease, as follows: 1. Definitions. 1.1 Property. The term "Property" shall mean the real property located at 20 Chemical Way in the City of Redwood City, California, Assessor Parcel Numbers 052 -392- 240 and 052- 392 -270, together with all improvements now or hereafter located on the real property, as described on Exhibit A . 1.2 Building. The term "Building(s)" shall mean, individually or collectively as the case may be, the building or buildings located on the Property as of the date of this Lease. 1.3 Premises. The term "Premises" shall mean the Property, the Building(s), and any other improvements located on the Property. 1.4 Owner. The term "Owner" means Chemical Way Properties, LLC, a California limited liability company, which is a company affiliated with Tenant. 1.5 Option Agreement. The term "Option Agreement" means the Real Property Option Agreement between Landlord (as the "Optionee ") and the Owner, dated , 2010, pursuant to which Landlord acquired the Property. 2. Demise, Term and Possession. 2.1 Demise of Premises. Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord for the term, at the rental, and upon all of the other terms, covenants and conditions set forth herein. Tenant acknowledges that it is currently in possession of the Premises and accepts the Premises in their "as is" condition. Landlord makes no representations or warranties regarding the condition of the Premises, the Building(s) or the Property. Landlord shall have no obligation to make any alterations or improvements to the Premises, the Building(s) or the Property. 2.2 Term and Delivery. The term of this Lease (the "Term ") (a) shall commence on the date that Landlord consummates the purchase of the Property from Tenant (the "Commencement Date ") and (b) shall expire on the date that this Lease is terminated by Tenant or by Landlord as provided in Section 2.4 or Section 2.5, below; provided, however, that the Redwood City Lease 10.07. 2010 v.4 (20 Chemical) 1