ST0102-CN03020101/27/03 10:14 FAX 972 361 6800 DUKE REALTY CORPORATION [~]002
301 6600
DUK£~R£ALI'I' CORPORATIO~
NET GROUND LEASE
TEXAS DUGAN LII~nTED PARTNERSHIP. · DelgwSr~ corporation ("Landlord"). and TIS£O
PAV1NO CObg'ANY. a _~'~',~r,~,/ corporation ("Tenant"). c~J
WlTNESSETH:
Sec~on
1.01. BaSiC. J.~ ~ Prov~sion.~
The following constitute the "Basic l-dsc Provi-~jons" of this I~ase:
Lease41 P~emis~s: Landlord h~eby leases to Tensor ~d Tenant hc~by le~cs flora Limdlord,
~bject to all of the t,.nn~ and conditiOaS he'after ~t forth, ccm~ zeal property lo~aled h~ Ibc
City of CoppcH, Dall~ Count, Texas, consistin~ of approximately 2-_0 ,u-~es as de~i~Daled on
the "$ile Plan" aHncbed hereto nS ~ (the "L~nsed P~e_mi'es"). Th~ Leased Premises ~e
pan of Lnudl0~d's development commonly known as Freeport North al Frc'opon Pal'kway (the
,,D~vclopmem").
I.~a~e Tel~: The terln of this lease (~he "Lease Term") shall commence on the date of
execution of this l~ase by Landlord and Tonam (the "Corn~nc~ment Dale") and continue on a
mo~th-to--month basis ~pon the terms and conditions set fotlh; provided Lhat Lendlo~ shnll have
the right to le,tminlte this !-'~_e.~ at ally ~ by giviDg Tmaut thirty (30) days wfiaen notice of its
hltellt to 5o f.c'rmlnate Ihis Lea~e.
C. MJmmum Monthly Remal: Tenant shall pay to Landlord rent in the amounl of Five l-lund~ed and
00/1OO Dollnvi (5500.00) pe~ month heginning on the Commencera~nt Date and thereafter on or
heirotc d~ first day of each calenda~ mo~th throughout ~he ~mamd~r of the term of this
Ag~-en~nt. Rent for any partial momh during th~ tom of thls Agreemcra shall be !~rozated.
D. Pc,,¥,;~ed U~: Tenure d~all be p~,~i~ted to temporarily place aJId Dperate a col~ete batch
plant to produce concrete for the paving of Ruby Ro~d, which is locked adjacent to die
nonhero bo,mda~j of ~he Dev¢lovu~mt, ~nd for DO od~er purpose withou~ I~ndlerd's pnot
.writ~n cons~m. Tenant shall no~ use the Leased Premises in any manner which advez~el~
affects the De'velopm*mt.
Address fm Payments_end Notices as follows:
I..x~lord:
Texas Dugen Limited Parmetship
c/o Duk~ Resl~ (~erpma6on
5495 Belt Line R~ Suim 360
DnlI~, Texa~ 75254
A~: ~, Br~ Bmef~t
01/27/05 10:15 FAX 972 361 6800 DUKE REALTY CORPORATION ~003
DY, gE REALTY CORPORATION ~.}0u~
With copy to:
Texas Dugan Limited Parmexship
c/n Duke Realty Corporation
3950 Shacklefotd Road, Suite 300
Duluth. Georgia 30096-8268
Arm: L~gal Dq~trmmnt
Tenant:
Tiseo Paving Comply
Address for rental and other payments:
Texas Dugan Limited Pa~aershlp
P.O. Box 9a5916
AtlanW. Georgia 30394-5916
ARTICLE 2 ~DELIN~]~Y AND POSSKSSION
Section 2.01. Land~oxd's Delivcrv ObligationS_. I_~_-dlcnxl shall deliver the Leased Pt~m'ses to Tenant in
AS-IS condition nnd without representations or war, antics of any kind by Landlord.
Section 2.02. Construction ofhnmovements.
A. Tenant. at its sole cost and expense, a~xl! constance in a good workmanlike mannec all of the
improvements and supply all work, labor, materials and equipment accessory to complete Tcnant's
improvements Io the L,'~e_td Pie. raises. Tenant shall sough grnde the Leased Premises, gravel and
enclose the Leased Prcmis¢~ with chain li~k fencing ('Tenant's Wozk"). Ali irap~vementS shall be
self-.contaLned within t~he Leased Premises. Tenant shall at all ~4_,~es keep the Leased P~emises and the
surzounding a~ea in a clean and orderly conthuon. Tenant shall be rosponsiblc fo~ all costs of zeanoval
of the chain link fencing surrounding tile Leased Prcmis~. Tenn,,t shall also be zesponsibie fo~ all
costs associatzd with zestoring the Leased Ps'ensigns to their original condition aft~ such removal
B. Tenant will be Solely teq~onsible fat obtaining all necessa.,y pcemits, zoning and any o~bcr
--approvals or any nattrte for its ute of the Leased Premises. Upon request. Tenant Mmll deliv~ tn
la,,dlord a copy thereof, la thc evcn£ Ten;mt fail~ to comply wilb h'm era~ of this Section 2.0_2B,
Landlord shall have the t/ght to te.n~nate this Lease, upon wriuen notice to Tenant.
C. Upon completion of Tenant's Work. Tenant shall restore any and all portions of ~
Development damaged during pmformance of Tenam's Work by Tenant or its c0n~'actots, agents or
employees lo substantia/ly the Same, conditioo as existed before Tenant commenced Tenant's Work.
ARTICLE,3 - SURRENDER
$¢ctlcm 3.01. Coadit~on of Leased Pram_iaea. Tenant shall upon ten'ruination of th~s ~ --~c. promptly and
peaceably sur~xkx and deliver up the Leased Premises to Landlord in good order, condition and repaY.
fire n~d clear of all lettings and Occupancies. and f~:c anti clear of all liens and encumbrnne~,s other lhnn
those, if any, existing at the Lease Com~cerntnt Date. Tenant shall ~emove all debris, ~'avel. sand
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am:l other e.x~aneou$ materi~l from t~ ~eascd PremiSes ~ ~d~ to xc~ the ~d Ptemi~ ~ its
off,-al coMidou e~g as 0f thc date of~is L~se- ~ impr0ve~ insta~ on ~ L~
Pre~s by T~t at i~ o~ ex,se ~y ~ ~emo~ on ~e ~mdoa ~ e~lier teen, inn of ~is
Lease. prodded ~at T~t ~ t~ ~st of such ~moval. ~d ~g~ u i~ o~ expense any ~d all
d~ge to ~ ~s~ ~mi~ ~cs~ting ~om su& remove. ~y ~rsoual pro~ of T~ant w~ch
~ ~ ~ ~ ~$eS a~er ~C t~m0ngiou of t~s Lease ~ ~ m~v~ of Tcn~r ~om ~
~as~ ~rc~s ~y. ~ ~l~'s sole dis~efion. ~ dee~d to have ~cn ab~done~ by Ten~m ~d
xe~ by L-~dlmd as i~ prop~ ~ ~s~s~ of by ~dl~d, wt~out ~co~tabiUty to Tcn~. in suc~
~.er as ~ndlmd sc~ ~t. U~ ~tt~ notice to Tenet to such cffccL any ~cb dish,al sha~ ~ at
Te~t's sole cos ~d expose. ~ pro~isi~s offs ~ s~U s~ive ~y ~inadon oft~s
Lease.
ARTICLE 4 =IQqSLTRANC~
Section 4 01. Leasc Term Requi~emcms.
A. Tcnam'~ Insmance. Tenant shall at aU time~ during the tern of Otis Lease canT, at its own
expense, one or more policies of genital public liability and prope~ damage insurance, issued by one or
more insurance corapamcs acceptable to Landlord. with thc following minimum covcrages against loss of
or darrage or iaj~uT to any potson (including death resulting tbcref~ora) Or properly oc,*u~ring in. ou or
about zhe Le~d P~emises:
(i) Work'~"S CompcnSalion: minimum statator~ amoum.
(ii) Liability insuraoce in the Commercial Gcfleral Liability form (including ]]road Form Prope~y
Damage and Cootmctual Liabilities or ~v. asolaable eqmvaJcnt thc'veto) coveting thc Lcased Premises and
Tenant's me ~ezeof against clzimS for bodily injury or death, property damage and product liabihty
occun~ing upon, or about the Leased Premises, such insurance to be written on an occu~ence basis (not a
claims made basis), to be in combined single Umiu ~moants nor less tlum $3.000.000 and to have general
aggregate limits of IIO~ leas ~han $5.000,000 for eag:h policy year.
(iii) Such othm insmanc'~ as may be reasouab]y required by Landlord
B. Such insm'~ace policy or policies shall pxotect Tcnam aid Landlord as ~ff mteresu ~y ap~r,
n~Mng L~ ~ ad~nou~ ~ed ~d sb~l provide that ~ey ~y nm ~ canalled ~ l~s ~
t~ {~) days' pfi~ ~ notice to ~dl~, To.at shall ~ L~di~ wi~ Certificates of
~ ev~g s~h ~ver~e. Shou~ Tenet f~ Io c~y su~ i~ re~ to ~ ObU~cd
by Te~t ~,~r ~ ~h ~l~ ~ cenifiea~s of ins~ce a~ a requ~t to do so,
~1~ shall ~ve t~ ~gbt to ob~ sa~ m~ce ~d co~ ~ cost ~eof ~ Tea~ ~
ad~on~ r~
Section 4.02. Risk o[Loss. Tensor agrees that it shall be solely re~ponr~ble for ~ safety and security
of the Leased Premises. AS a material part of thc consideration to Landlord. Tenant hereby assumes ail
risk of damage to property or injory to persons in or about thc Lcasgd Premises fFom any cattsc
w~llH~o~ver, and Tcnaut boreby waives all claims agei~s~ ! ~nd]ord for damages to goods, wares,
~re. rcbafldi~e and motto vehicles in, upon or about the Leased Prenfises and for injm7 to Tenant, its
agents, cmployeea~ i~virccs, ot third 12czsoas in or about the Leased Prcn~scs from any caus~ m/sing at
any am,. Noue of the foregoing shah apply, however, to any claim uzising out of or resulting itoh1 the
wiUful misconduct of Landlord or its &gents, employees, Or in-hues o~ the fzilur~ of Land)oral to
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DUKE ~E<¥ ~OR~ORAL~UN
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i~'form any of i~x obligatiohs hereund~ to the ex~ent said claim is not iusmed against or requixcd tO be
insured against tmd~ ~. insurance pollcic$ Tenant is roqui3z:d to maintain under tlfi~ Agz~emcnt_
ARTICLE S .. R]FA'AIR AND MAINJCENANCE OF THE LIEASED PP. EMI$~ES
SectiOn $.01. Tenant's Oblilcation~. Throughout tlz le:m of this Lease, Truant at ilx sole cost and
expense, sMll maintain the L~ased P~mises in good order and condition pursuant to its obligations
hereunder and make all t~ce~sary ~otils thereto. All repaY; made by Tenant shah I:~ performed in a
good and worklllmiikc manner. Tenant 5hal! pvt, keep and ma~tain ali portions of thc Lea.lcd Promises
in a clean and orderly condition.
Section 5.OZ. L~ndlDrd'~ Non-n:s~)o~Jibilitv. Except as specifically set forth m this Lcasc, I~udlon~
shall not be req~isecl ua f~nish ~o Tcu~t any facilitie~ or services of any kind wha~oevet during the
tom, ~uch as, but not lmut~.! to, doumstic or rue watez, steam, heat. tax, electricity, light and powex.
_I_~,alord shah in no event be requi~d to make any altermions, rebuilding, xeplacements, changes.
additions, improv~meut~ oz xepai~ dufiag thc term of this Lease, excep[ to thc extent caused by the gross
negligence Dr inlentiono} nfiscouduct of Landlmd or its ¢qdo¥ccs, officers, or contzaetots or invitecs.
ARTICLE 6 - COIV[PLIKNCE WITH LAW_~RDINANC]~S. ETC.
Tl~ougbout thc term of this Lea,e, Tenant at its sol~ cost a~d expense s~11 pxo~tly co~ly wi~ aH
~ent ~d ~tme ~w$, order, ~s, ~, ~[adons ~d t~et~ms of~ fe~al, ga~e and
~ wcll ~ ~~. ~lnfling ~ ~t I~l~ to ~ env~omnt~ ~qu~e~ of ~y ~nd wMch
~y ~ applicable m ~ ~ns~ ~.
_ARTICLE 7 DI$CEIARGE OF LIENS
Section 7.01. IAcns Pmhlbltcd. Ali work perfom~ and/or materials s~pplied on or Io the Lc~s~d
Premises for the construction, of improvements or othenvise shall be pedormed and/or supplied, as the
case may be, pursuant to a no-lien conUaC! winch complies with all $~Jtutcay requiren]rmu. Tenant shall
not czeatc o~ petm:t to lac created or to ]~naaivl. and sl~J] discharge, imme over, o~ bond ove. z in
accordan_,;e with zhi$ ,~eclion 7.0] a~y nmChalfiC'S, laborel"a or nmteTMlizlan's lien or m~y other iie~ claim
or damage which might be or become a lien, encumbt'L~ce or eha~ge upon the Leased Pzemis~s. Tenant
shah no( have the power to subject la~ interest of Landlord ill the Leased l:Yemises o1' any putt thereof to
any nccbinie's, labcze~'s or roate~=lm~n's lien Dr any ollgt lien of any kind.
Section 7.02. ,[}isckatRe f~f Liew. ff ~ly mechanic's, lairds, ~lenml~'~, ~ m~ s~tnr ~ ah~l
at ~y t~e ~ ~d aghast ~e ~ ~i~es ~ say p~ ~f, Tenan~ ~n ~y (30) days
~ez ~e fi~ng ~emoL sh~ll cause ~e ~ to ~ ~schs~ of mc~d by paint. ~it. ~.
in$~ ova. or ~der of a co~ of c~c~nt j~dsdiction ~ ~c~i~. ff Tennnt ~ fail to came
~h flea ~o ~ d~c~ged ~ ~c ~ d~d, ~en. in ad.non ua ~y o~r ~t or re~y,
~dl~ ~y, but s~l n~ ~ obligat~ to, d~h~ge t~ s~ ~er by paying ~ a~nt cl~d to
~ due m by W~ng ~ di~ of s~h ~en by fl~sit or by ~dm~ pt0cc~mfis, and m ~y such
event ~1~ sh~ ~ cntifl~, ~f ~dl~d ~o elcc~ ua cornel ~ Wo~ufiou of~n a~on for the
f~lo~e of s~h lien by ~ lien~ ~d lo pay ~ mum of ~ )ud~nt m favor of the lienor with
~SL x~onable co~s ~ aUow~ces. ~y ~t so paid by ~ ~d ~ ~able c~ ~
toge~er wi~ in~t t~n.at ~c ~ of twelve ~t (12%) p~ mum ~om ~ ~tiv~ date~ of
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DL, K~- Hb~ALI'~ COXI'U~AI'IU,~ ~/.Juuo
· L~ndlord's making of t~ payment or iflcumng of the cost &nd expense, shall constitute additional tent
payable by Teearit unfi~; this L~uise and shall by paid by Tenan! to Landlord wirh~- ten (10) days after
uotice.
~ARTICLE g USE ~)F I.RASIL1) PREMISF, S
.~.c6o~8.01. U~AIlowed. Tenant sJuL1 use and maintain the I.~ased Premises ~ conduct i~s business
t~eoe m a safe, ~ac~l. repulabk ~c~ ~d ~ compli~ce with aH
~di~anccs, di~ti~s ~d ~u~n~ of~y gove~l au~ ~ a~n~, now in force o~ which
~y h~n[ter ~ in f~ mcl~d~g wi~ont ~tion ~ose which sh~
T~t any duty with ~.~o or ~d by a ~gc in ~ ~c ~ ~c~Oon of. ~ ~y ~prove~nt
ox aHc~tion to, ~e I ~ ~ses.
Section 8.02. _U~es Not Allowed. Tenet shall not u~ or allow the ].~asecl Premises to be used for any
~nlaunNJl purpose or in v~olation of amy existing r~tnctivc covenants or easements bucdeuing the
Leased Premises fxom time to time. or which shall, m law, constitute & nuisance, public or private, or
which shah make void ox voidable any insu~nncc then in force with respect thereto. Tenant shall not
suffer ut pewflit thc Leased Premises or any portion thereof to be used by Ibc public, as such, without
tesmcri0n or m such manner as aught reasonah]y make possible a claim or claims of advexse usage,
adverse po~sesslon ua- l~escr~ption by the public, as such, ~ of implied d~dlcation, of the Leased
Premise~ o[ any poflion d~-~cof. Tenure hexeby acknowledges that Landlord does ~ot hereby consenL
expressly or by tmp]~cation, Io the unrestricted usc ox posse~sion of ~e wllo]¢ ut any portion or the
Leased Ptcmit, es by the ~llbli¢, as such.
~I~TICLE ~ - UTILITIES
Tenant shall pay all costs of obcqining utilities to serve the Leased Premises. including but not linfimd to
connection fees, tap tees, ~sagc f~, and the like. Landlon:l dona not ~pte~eut or warrant the
un~nteTUpted avai]sbiiity of such uti]ides, and any such im~on shall not be deemed an cviclion or
d~sturbance of Tenant's fight to possession, occupancy and u~e of ~e Leased P~mises or any pan
thereof, or Fender Lanalord liable to Tenant fox d~,~-~o, cs by ab.~ten,,ent of rent of otherwise, or rclleve
Tenant from the obligation to perform its covenants under this Lease.
ARTICLE 10 - ALTERATIONS .T~ ~ I.KA~E]I) PREMISES
Tenant shall nOt pe,,xnit any &Iterations in ut to ~be Leased Premises Un]~.~ approved by Landlord in
writing, such approvai nm to be unreasonably withl~ld, conditioned o~ delayed. Az a condition of such
approval. Landk~d may rcqtt~a Tee. ant to ~eA~ove the alletafiom and ~e~tore the ! e~sed P~miSe~ upon
termination of tlxis Le~e. provided Laudlo~l and Tenant agree in writing .r the u~ of approval upon
~uch eventual remover. Tenant sl~ll ensu~ chat all aliet~Zions sbail be m~dc in accordance with aU
applicable ?&ws. xegu]afions and building codes, in a good ~md worlunanlikc marm~, Before making any
permitted alteration or I~ore~ b~gh~Jng th~ de~nolition of ,ny Unprovements which may M any fiw~
o,~ the Lca~ed Premises, cf len4ng any ¢onlrncts tela~g to the construction of an improvemem, Tenant
shah supply Landlord with such endorsement to the existing insmance 1)alleles as ~haJi be necessary to
cov~- the coummplMecl worlL
Tenant shall petmlt Landlord ~d its authorized ~epre~entative~ to enter the J.,casecl Prermses a~ all
reasonable times upon twt,'nty-fou~ (24) hours' prim notice to Tenant except in the ~ven! of an
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emergency, in which c,,enl Landlord shall use good faith efforts to give reasonable notice: under
c~culr~lance5.
ARTICLE 12 - INDEMNIFICATION
Tenant shall protect, ind~rn~fy and save harmless La.'ldlo~J and Landlord's successors and assigns
against and flora all liabilities, obligations, da~agns, penalties, claims, costs, charges and expenses
(including without limitation anorneys' fees and expenses), of whalevet kind or nature, which may bc
imposed upon or intern-ca by or asserted against Landlord. or Landlord's successors and assigns, d~e~tiy
m- ind~-ec~ly, by reason ¢,f auy loss of or d-,~-~ge Ox injury in any pcrsou (including death resulting
therefrom) or properly o:cnrring in, on, or about the Leased P~em~ses am=l Tenant he~ebT releases
La. ndiotcl from any and all llabillt7 for thc sa~c. If any action, milt or l~ocecding is brought aghast
Land]oM bT ~easou of a~y such occ~re~ce. Ten.t, upOn request of Landlord or any such successor or
assign, shall a~ Tenant's expense, resist and ckfcnd such action, suit or proce.-ding by counsel approved
by Landlord in w~ting, which approval Landlord a~ees not m~-ea.~onably to with~old. The obligations
of U~is ~ shah st~r~ive the ezpLeati0n et other termination of this L~nse_
&RTICL~ 13 COND ~IATION AND CASUALTY'
]f any portion of the ~cared PrCmlses shall be tai~n for any public ox quasi-public use under a~y statute
et by right of ~,,,;nent domain, then in that event the Lease shah terminate effectiv~ as of the date wl~n
Tenant sua~c~de~s posscssion of the Leased premises to the conde_m,,ing au~ority, ~d the rant shall be
effectiveJy apportioned to such dine.
.OITI_CLE l__i - A~SIGNlVI£NT
Tenant may not a.~ign or sublet Ibis Lea.se without the prior wriuen consent of Landlord.
AR'nCL£ ~s o~Atrc.'r .~m
~ection 15.01.
The occurrence of any ou.~ ~ ~ of ~e followmg even~ ~hMI ~ ~ ~t of ~fa~t ~d ~ach of
· is ~ by T~t:
A- T~t sh~l fa~ to ~y any Mon~ly gent~
payable, or any ~h~ ~un~ due ~d ~om Tenet ~ ~ifi~al ~n~ ~ o~ise width fiv~ (5)
days a~r ~ sn~ s~ ~ ~ ~d payable.
B. Tenant shall fail ~ pcrlrorm or observe any term, condition, r. ovenam ox obUgatioll, otlr-r than
the payment of tent, required'to bc pedorm~d ox observed by il malex this I.~ase far a period of thin7
(30) ~ys after notice thee. of from Landlo~t; provided, however, tim if ~he terr~ condition, cove. haul or
obligation lo be pea-formed by Tenant ~s of such nature that thc same cannot ~-asonably be performed
within such 30.day period, such ~ofault shah bc deemed to have bccn cured if Tenant commences such
ped'ormauco within said 30-davy period and thereafter d~Jigently uudenakes Io comple~ the sa.me.
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DURE REALTY CORPORATION
Section 15.02. Rprr~dies. ,
A. Upon the occurrence of an event of default under the terffgs of this Lease. t~cn without
prejudice to any other rigl~ which it has pursuant to this Lease or at law of in equity, Landlord may
temlmate this Lease ns of the date of such event of de. fauh. ia which event Tcneot shall immediately
thereafxet surrender fig l.,c~s~! P~mises 1o Landlord.
ARTICLE 16 - TRANSFERSSY LANDLORD
Section .! 6.01. Sale of the Le. ssed P~misns. landlord shaU have ~he right to sell ~ Leased Premises
Mly time duriAg ta%c I.case Teem; and such sale shall operate to ~lense Landlord from liability br. xeunder
arising &fler the date of such conveyance: l~ovJdcd that thc purchaser fully assumes ell of Landlord's
obligelions hereunder.
SecOo~ 1610~- Subo~linatton ~ad Estoooel C~ificag. ~ord shall ha~ iht right m su~ t~s
L~ ~O ~y me,pge h~ pla~ upon ~ ~ ~e~seS ~ so d~ng ~ ~ch ~,
pro~ s~h ~agee ~v~ Te~t a ~ecn non~i~mb~e n~nt. The su~a~a ~d non-
dist~b~cc a~-~ is to be si~ by the ~ngag~, Te~t a~ ~dl~ ~ fo~ reasonably
ac~blc ~o ~c p~. Wi~ia t~ (lO) days foUowing r~ipt of a w~t~u r~t ~om L~dl~d.
T~t shall execute ~ ~v~ to ~I~, wi~out ~s~, s~h su~tai~fion and non~ist~b~
a~t ~d estop~l ce~ifi~ ~ ~ f~m as ~dl~ ~y ~ns~ably [~u~t ce~g (ii ~1
~s ~ase is ~ ~1 f~e ~ eff~ ~ ~ifi~ ~ sating the ~ of any ~fictti~, (ii) &e date
to w~b ~t has ~ paid, (iii) ~ t~ a~ not, to T~t's ~ow}~ge, ~y ~cmed defaults m
s~ci~g ~h ~faul~ if ~y ~ cla;~a. (iv) ~e date ct egp~6~ of the c~at ~-~. (vi ~e amens
of ~ M~y R~ ~n payable and (vi) ~y oth~ ~ets ~ s~m of fac~ ~s~bly gqu~ed
~ing tho ~6~, Such m~l ~y ~ ~d u~ ~ ~dl~d ~d ~ any pughas~ or ~gagce
of ~e L~d P~. Not~ths~g ~ f~go~g, ~ ~ ~ng~gee sb~ ~e tine to ~ ~ased
~e~s~ ~ough fo~cl~ ~ ~ ~ ~eu of f~l~e, T~t shall ~ ~low~ m con~ue ~
posmssi~ of&e L~s~ P~e~s as p~vid~ for in ~s L~ so l~g as Tenet shal~ not ~ ~ defa~t.
ARTICLE ]? - ~ENANT'$. RRSPONSIBILLTY REGA~G ENVIRONM'E~TAL LAWS
AND RAZARDOUS SUBSTANCES
Sec~on 17.01. Environm:utid Definitions.
A. "Envlzonmemal Lawf' - All present or future federal, state and municipal laws, ordinances, rides
and tegulntioos applicable W t~e cnv~) and ecological condition of the Leased P,-~zfises, the
mits ami regullliog of Iht Federal Envirom~.Mal PrOtectiOn Agency uT any otlxCr federal, state or
municipal &g~acy or sure, mental ~ m entity having jurisdiction over the Leased Premises.
B, "Hazm-dous Subslaaces' - Those substances included within the cle£mitions of '~h,,:mtous
substance," 'hazardous maletials," "toxic substances" "solid waste" or "Lnfcctious waste"
Envu'onmental Laws.
Section 17,02. Compli~:.Gc. Tenant, at ils sclc cost and eXlUen$c, shall proropdy comply with thc
Envirol~aeutal LaWS Is the sai~le relates to Tenant's construction activities, use, or possessioe of thc
T-~-ed Premises, including any notice fioan any source issued pursuant [o the ]~nvironmanlal Laws or
issued by any insm'a~e comp. any which shall impose any duty upon Tenant with n:spuct to the use.
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12/31/02 15:13 FAX $72 361 $800
DUKE REALTY CORPORATION
DUKE REALTY ¢O~PORATION
OO9
occupancy, maimcntncc, or al~eratlon of the L~ascd P~emiscs by Tenant whether such notice ~hall bc
served upon l_-n_ndlord on Tenanl.
Seclion ~7.03. Restrictions on Tenant- Te~xaa! shill operate its business and ~tintain the Leased
Premises in compliance ,vith aH EnvLronmema] Laws. Tenant shall not cause or permit thc use,
geuerati0n. ~lease, Ilaaur.J[act'etC. tef~g, production, pxocessing, storage or dL';posal o! any P,,-,,xlous
Substances on. under or about the Leased Premlscs. or the transportation to or from the Leased Pten~ses
of uny H~a~dons Substances, except as necessary and appropriate for its Permitted Use in wlticb case ~e
use. storage Or divpo~al of such l,lazaxdous Substances shall be pcdormed in compliance with the
Environmemal Laws an~ nonn~ standards ptcva~lin~ in the indusw/.
Sect;on 17.Q4. Notices, Af'K,4~vits=~tc. Tenant shall Luunedia~ely notify Landlord of ti) a=y violation by
Tenant, its employees, agents, xepxesentatives, cn~tot~ers, invitces e~ contractors of thc Envlxonmenta]
Laws on, under or abou~ the Leased Premises, or (ii) the presence Or suspected presence of any
I4-,--rclous Subsunces o~t, under or about the Leased Pxemise$ not otherwise pertained herein and shall
iramcdiate]y deliver to L~ndlord any notice zcccivcd by Tenant relating re ti) and (ii) above flora any
Section 17.1~5. Landlord's P. jRhts. Landlord and its agents studl have the r~ght, but not thc duty. to
inspect the Leased Prem~s= and conduct ~csts thereOn to d=lctmine whether ut the exlcnt to which there
has been a violation of Environmental Laws by Tenan~ Or whathcr there a~e Hazardous Substances on.
under or about Ibc Leased Pzen~ses.
S_ _c~iou 17.0~__t0denmificado)n. Tenant shall indemnify La~d]ord ~'om any and a]] reasonable claimq,
losses, liabilisies, costs, expenses and dan~, including reasOnable nttoruey~~ feet, costs of tcs~ and
remedlaQon costs, incuned by Landlord in conncc~on with any breach by Tenant of its obligations unde~
this Article 17. The covenants and obJigations under this A~cle 17 ~b~l suroivc the expiration or endicr
termination of this Lease.
Section 17.07. Exlsti~__ C.onditions. Notwiths~,ndin~ ~nythlng contaio~ ~ ~s ~ to ~
c~=~. T~=t shall nor bare uy linb~ty to ~dlmd ~der t~s ~ ~sul~g flora =y
c~fi~ cxist~ ~ ev,~mS ~, or ~y ~nTnrdous Subsides ~i~g ~ ~nerat~, aL ~,
und~ or in cO--finn ~th ~e ~ns~ ~e~s p~or to ~e ~Ue Co~cemen: Date of~s ~c
nnd ~dio~ ~e~ to b~ t~ponsible for ~y such ~nedous Su~ceS ~pt to ~ exlenl Tenant
exacetbat:s ~o
ARTICLE 18 - MISCELLANEOUS
~Sectiou 15.01. Lam Cha~;~es. I~! tha event any Montlgy Installmma! Rem or ~y
ob~gadon ~ to ~ l~d by Tenure to ~o~ ~d~ ~is L~ i~ n~ ~eiv~ by ~t~d within
five (5) ~ys of ~ ~te tt~ s~ shah ~ due a~ payable, Ten~ shall pay a h~c c~ m ~dl~ in
thc ~t ~ flvc ~c~ (5~) ~ ~nth of ~y ov~ ~ount. ~ addition.
check ~ ~ de,sit it=n ~iven by Tenet ~o L=~ord is ~t~ed ~d ut dis~ono~ by
~mtuh~ Up~ wMch ~t is ~a~, Tc~t shah pay m ~!0~, u~ dc~d, n ~v~c cha~e 0f One
H~m~ed Doll=s (sl~.~,). ~dlord ~d Tenet a~ ~M the a~ve-s~a~d ~e~ ~e desi~e~ ~o
mimb~ L~md fm addi~on~ co~ a~ expenses ~cu~ ~ ~dloxd in c~c6~ with the
coH~i~ ~d~n& a~ p ~ce~g of overdue ~s~llmcnu of R~t a~ ~t~ tent ~d of ~t~
d~o~t
-8-
01/27/03 10:17 FAX 972 361 6800
IZ/31/O2 18:13 FAX 972 361 $$00
DUKE REALTY CORPORATION
DraKE REALTY CORPORATION
~ OlO
~o~o
Section 18.02~ Benefit."lf Laldlord and Tenant. This Lease shall inure to t~e benefit of and be binding
upon Landlord aid Tenant and their respective successors and assigns,
S~ction 18.03. Ooverab~ law. Tilts !e-se shall be governed m accordance with thc laws of the State
where the Leased ptenU:~es is located.
Sec~on 18-04. ~xarainntlon et' Lea~_. Submission of tl~s insLqmaen! for ex~min~tion et ~ignatute to
Tenant does not cons6tme a rese_rvadon'of or option for Lea.se. and it is not effe~i~c as a Lease o~
otherwise tm~ execu~o~ by and delivery to both Landlord and Tenant.
~.5~ction 18.05. Indqmmficnti~p for Leasiav~Commissions. The parties hereby teH~em and w~rtant that
t~c are no real estate b:oker$ involved in the negotiation and ~ecutlon of chis Lease. Each piny shall
indemnify the o'~h~ front any and all liabLlity for tha bleach of this represen~atton and warranty on its
part nad sba# pay any compgn.~atio~l to any other broker et persO~ who ma)' bc entitled thereto.
Section ~B.06. Nodces. Any no6¢e r~qub:ed or petrnltted io be: given under this Lease or by law shall bc
deemed to hive been ~Hve. n if~t is wfiRon and dehvered in person or by overnight ~o~set os ma, bled by
ce.~'~ficd ~ poslage prepaid, to the pa~y who is to receive such noticc at the address specified in
Scc~on !.OIE. if s~nt b) ovemigl~t cou~er, the notice s~ll be deemed tO have been Ei~cn one (I) day
after sliding. If mailed, thc amice shah be decreed to have been ~ivcn on the date width is duce (3)
business days foUowing ,~gdng. Either piny ma), change its addr~s by giving written not'ce Lbereof to
the othe. r partT.
Section 18.Q7. Partial L-]validity; Con~_le_ie Agtecngm. ff any pm3~Lsion of this ].,case shall be held to bc
invnlld, void o~ ._menfOtceable, the rer, uining provisions sh~tll feln~ in fill] force and effect. This Lea~e
~epre,senl~ Lbo cntlrc agrt,:llg:nt betweco !_~-avord and Tenant covering everything agreed upon or
t~dP. lstood in thin ~-a~sg'fioa. There ge no oral promises, conditions, representations, u~de~stanaings.
inte~et-,fions or te~ns or any I~-d as conditions or inducements to the execution he, eof or in effect
bctwcen the panics. No change o~ add~uon shall be made to t~s Lease except by a wfitteu ag~'een~:nt
executed by laodlmd and Ter~,t.
Section 18.08=Re_~tesematigns and Waxran.~. The undersigned represent and wan'ant that fi) such
pauly is duly o~ganizcd, v~lk~ly ¢~srmg and in good standing (if applicable) in accc~dance wiCh the laws
of the state under which i~ was orgapized; and (ii) the individual executes and delivering tl~i~ Lease has
been properly eutho~zed to do so. and such execu~on a~d deliven'y shah bind such p~ty.
Sec. tion_l~9_. Costs and Aa~rnevs' Fees. If Landlont or Tenant shah bring any action against the
arising OUt of this Lease. Ihe p~evail~ug party shall bo x~imbux.~d by thc other puny fez reasonable
attorneys' fees and cost~ incurred iu such sail at ~ia] and on appel, and such zttoxneys' fees and costs
shah be de,~ed re have a,:creed oa the comn~-~cemant of such ec6on.
SIGNATURES FOLLOW' ON DtL~(T PAGE
-9-
01/27/03 10:18 FAX 972 361 6800 DUKE REALTY CORPORATION ~011
12/~1/B2 18:15 FA~ 97Z 361 ~00
llq WITNF. SS WHERI~OF, thc parties h~eto have executcd this Leasc as of the day and yea~
I-ust above
LANDLORD:
TEXAS DUGAN I.,IM1TI~D PARTN~RSi't~, a
Delaware limi~l pmlner~hip
By: DUGAN GENERAL PARTNER LLC. a
Dclawm,¢ limited llabili~ff company, it5 gcncgal
pa~ncr
By: DUGAN TEXAS LLC, a Delawa~ Unmcd
liability co/]lp~y, its sole rl~rabcr
By: DUKE-WI~KS I~L, TY LIMITED
PARTNERS~IIP, an Indiana iimimd patmershlp,
its Man~ger
By: DUIO~-WEEK$ P~ALT¥ CO_~KATION, ~
Tide:_ ~
TENANT:
TISEO~~
By: ~/'./
-lO-
01/27/03
10:18 FAX 972 361 $800
DUKE REALTY CORPORATION
Bt;RE REALTY CORPORATION
CREEK,
D R I I/E
W
N0016'49'£
_SOO"lG'49'W
1~9'43'11'W
NOO16'4g'~
NOJ)"l S°4='rl
$00~.6'49"W,
sDg'43'11'E
Noo'lz',~g'£.
012
R=13-
- T-59
~"~ '~%~ CD=ICH=I~ L=111
10' TXU CAS/ELECTRIC ESMT,
(VOL. 2001065. PG. 37)
PART OF LOT 2. BLOCK A
DUKE-FREEPORT ADDITION
(VOL. 2001065. PO. 37)
01/27/03 10:14 FAX 972 361 6800 DUKE REALTY CORPORATION ~001
D' "ke
Fax
Number of Pages Atlached (including cover) 12
To: ~;me Louis'riseo
r~
c~my Tiseo Paving Company
Phone: (972)289-0723
Fa][: (972)216-5637
Date: 1/27/2003
From: Nan.' Brook Barefoot
~e Development Services Manager
c<~p=y Duke Realty Coq3oration
Phone:. (972)361-6714
Fax: (972)361-6800
Lou~S,
Please find aflached a fully executed version of the batch plant lease agreement we have discussed
for the Ruby Road project.
When you have an opportunity, please send me a copy of the permits from the state and Coppell
and your current paving schedule, including an indication of when you would like to set up the plant.
Brook Barefoot