Common use of LANDLORD Clause in Contracts

LANDLORD. Signed on ______________, 0000 XXXXXXXX XXXXXXXXXX XXXx: MULACH STEEL CORPORATION, its general partner at ______________________________ By: ______________________________ Its: ______________________________ TENANT Signed on ______________, 1998 BAYOU STEEL CORORATION at ______________________________ By: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporation, a Pennsylvania corporation, hereby acknowledges that it is the fee owner of a portion of the Project and that it has leased certain portions of the Project to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”).

LANDLORD. Signed on TENANT: HARBOR INVESTMENT PARTNERS, COMBICHEM, INC., a California general partnership a California corporation By: Aetna Life Insurance Company, a Connecticut corporation, General Partner By: /s/ KARIX XXXXXXX --------------------------- Print Name: Karix Xxxxxxx ------------------- By: Allegis Realty Investors LLC, Its: Vice President Finance/ Its Investment Advisor -------------------------- and Agent Administration -------------------------- By: --------------------------- Print Name: ------------------- By: /s/ CYNTXXX XXXXXXXX Its: --------------------------- -------------------------- Cyntxxx Xxxxxxxx Vice President 56 EXHIBIT A DIAGRAM OF THE PREMISES 57 EXHIBIT B COMMENCEMENT AND EXPIRATION DATE MEMORANDUM LANDLORD: HARBOR INVESTMENT PARTNERS TENANT: COMBICHEM, INC. LEASE DATE: October 6, 1997 PREMISES: Located at 1804 Xxxxxxxxxxx Xxxx, Xxxxx 000, Xxxx Xxxx, Xxxxxxxxxx 00000 Tenant hereby accepts the Premises as being in the condition required under the Lease, with all Tenant Improvements completed (except for minor punchlist items which Landlord agrees to complete). The Commencement Date of the Lease is hereby established as____________________, 0000 XXXXXXXX XXXXXXXXXX XXXx1997 and the Expiration Date is___________________, _____. TENANT: MULACH STEEL CORPORATIONCOMBICHEM, its general partner at INC., a California corporation By: ____________________________________ ByPrint Name: ______________________________ Its: ______________________________ TENANT Signed on ______ 58 Approved and Agreed: LANDLORD: HARBOR INVESTMENT PARTNERS, a California general partnership By: Aetna Life Insurance Company, a Connecticut corporation, General Partner By: Allegis Realty Investors LLC, Its Investment Advisor and Agent By:_________, 1998 BAYOU STEEL CORORATION at ______________________________ By: ______________________________ Its: ______________________________ ACKNOWLEDGMENT Cyntxxx Xxxxxxxx Vice President RULES AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial CorporationREGULATIONS This exhibit, a Pennsylvania corporationentitled "Rules and Regulations," is and shall constitute EXHIBIT C to the Lease Agreement, hereby acknowledges that it is the fee owner of a portion dated as of the Project Lease Date, by and that it has leased certain portions between landlord and Tenant for the Premises. The terms and conditions of the Project to the Landlord. Leetsdale Industrial II this EXHIBIT C are hereby ratifies incorporated into and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms are made a part of the Lease. By: ______________________________Steven X. XxxxxxCapitalized terms used, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORDbut not otherwise defined, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires in this EXHIBIT C have the meanings ascribed to construct such terms in the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”)Lease.

LANDLORD. Signed on PRIDE ONE CHERRY TREE, LLC, an Ohio limited liability company By: IPN-PRIDE INVESTMENT HOLDINGS, LLC, an Ohio limited liability company Its: Manager By: Name: Dxxxxxx X. Xxxxx Title: Manager IPN-PRIDE INVESTMENT HOLDINGS, LLC, an Ohio limited liability company By: Name: Dxxxxxx X. Xxxxx Title: Manager STATE OF § § COUNTY OF § The foregoing instrument was acknowledged before me this ____ day of ___________, 0000 XXXXXXXX XXXXXXXXXX XXXxby Dxxxxxx X. Xxxxx, the Manager of IPN-PRIDE INVESTMENT HOLDINGS, LLC, an Ohio limited liability company, on its behalf. Date: MULACH STEEL CORPORATION, its general partner at ______________________________ By: ____________________________, 2021 Notary Public Print Name: My Commission Expires: [Official Seal] STATE OF § § COUNTY OF § The foregoing instrument was acknowledged before me this __ Its: ______________________________ TENANT Signed on ___day of ___________, 1998 BAYOU STEEL CORORATION at ____________________by Dxxxxxx X. Xxxxx, the Manager of IPN-Pride Investment Holdings, LLC, an Ohio limited liability company, the Manager of Pride One Cherry Tree, LLC, an Ohio limited liability company, on its behalf. Date: __________ By: ______________________________ Its, 2021 Notary Public Print Name: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial CorporationMy Commission Expires: [Official Seal] TENANT: , a Pennsylvania corporationBy: Name: Title: STATE OF § § COUNTY OF § I certify that the following person(s) personally appeared before me this day, hereby acknowledges each acknowledging to me that it is he or she signed the fee owner of a portion of the Project and that it has leased certain portions of the Project to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained foregoing document in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. Bycapacity indicated thereon: ______________________________Steven X. Xxxxxx________________________________________________________. Date: __________ ___, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”).20__ Notary Public Print Name: My Commission Expires: [Official Seal]

LANDLORD. Signed on ______________BIRK S. McCANDLESS, 0000 XXXXXXXX XXXXXXXXXX XXXx: MULACH STEEL CORPORATIONLLC, its general partner at ______________________________ a Xxxixxxxxx xxxxxxd liability company By: ______________________________ Its/s/ BIRK S. McCANDLESS ----------------------------------- Name: ______________________________ TENANT Signed on ______________Birk S. McCandless --------------------------------- Title: Manager -------------------------------- STATE OF CALIFORNIA ) )ss. COUNTY OF SANTA CLARA ) On June 8, 1998 BAYOU STEEL CORORATION at ______________________________ By: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporation2000 before me Persis M. McGinn, a Pennsylvania corporationnotary xxxxic, hereby acknowledges personally appeared Birk S. McCandlxxx, xxxxxxxxxx known to be the person whose name is xxxxcxxxxx xx xxx within instrument and acknowledged to me that it is he executed the fee owner of a portion of the Project same in his authorized capacity, and that it has leased certain portions by his signature on the instrument the person, or the entity upon behalf of which the Project person acted, executed the instrument. WITNESS my hand and official seal. [SEAL] /s/ PERSIS M. McGINN PERSIS M. McGINN ------------------------------- Xxxx. #1106916 Notary Public NOTARY PUBLIC - CALIFORNIA SANTA CLARA COUNTY Comm. Exp. July 25, 2000 (official seal here) STATE OF GEORGIA ) ) ss. COUNTY OF FULTON ) On June 15, 2000 before me, Heather C. Jones, personaxxx xxpeared [ILLEGIBLE], personally known xx xx (xx xxxxxx to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the Landlordwithin instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature on the instrument the person(s), or the entity upon behalf of which the person(s), acted, executed the instrument. Leetsdale Industrial II hereby ratifies WITNESS my hand and affirms official seal. /s/ HEATHER C. JONES ---------------------------------- Notary Public (official seal here) STATE OF CALIFORNIA ) ) ss. COUNTY OF SANTA CLARA ) On May 22, 2000 before me, Diohonne M. Beltramo, persoxxxxx appeared Prabhat Goyal, personally xxxxx xx xx (xx xxxxed to me on the provisions contained in basis xx xxxxxxxxxxry evidence) to be the foregoing Lease and agrees to execute and deliver person(s) whose name is subscribed to the Tenant within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person or the Landlord all documents reasonably necessary entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal. /s/ DIOHONNE M. BELTRAMO ---------------------------------- Notary Public ==================================== DIOHONNE M. BELTRAMO Commission # 1195491 [SEAL] [XXXXXXXXX] Notary Public - California Santa Clara County My Comm. Expires Sep 4, 2002 ==================================== XXXXX XX XXXXX XXXXXXXX ) ) xx. XXXXXX XX XXXXXXXX ) Xx June 7, 2000 before me, Karen K. Moore, personally appeared Ervin A. Riddle, personally knowx xx xx (xx xxoved to effectuate me on the basix xx xxxxxxxxxxry evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and carry out acknowledged to me that he/she/they executed the terms of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”same in his/her/their authorized capacity(ies), at Tenant’s sole cost and expensethat by his/her/their signature on the instrument the person(s), or the entity upon behalf of which the person(s), acted, executed the instrument. While Tenant has retained the option of doing the work itselfWITNESS my hand and official seal. /s/ KAREN K. MOORE ----------------------------------- Notary Public My Commission Expires March 6, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee 2005 (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”official seal here).

LANDLORD. Signed on ARE-1201/1208 Eastlake Avenue, LLC, a Delawxxx xxxxxxx xxxxxxxxx xxxxxxx By: ALEXANDRIA REAL ESTATE EQUITIES, L.P., a Delaware limited partnership, managing member By: ARE-QRS CORP., a Maryland corporation, general partner By: ___________________________ Peter J. Nelson, 0000 XXXXXXXX XXXXXXXXXX XXXxCFO TENANT: MULACH STEEL CORPORATIONZYMOGENETICS, its general partner at INC., a Washington corporation By _______________________________________ By: Name:__________________________________________________ Its: Title:_________________________________________________ TENANT Signed on STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that ______________________ signed this instrument, 1998 BAYOU STEEL CORORATION at on oath stated that he was authorized to execute the instrument and acknowledged it as the _____________________________ of ZymoGenetics, Inc. to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated: ______________. ____________________________________ By: (Signature) ____________________________________ Its: Title My appointment expires _____________ STATE OF __________ ) ) ss. COUNTY OF _________ ) I certify that I know or have satisfactory evidence that Peter J. Nelson is the person who appeared before me, and said persox xxxxxxxxxxxx that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the Chief Financial Officer of ARE-QRS Corp., general partner of Alexandria Real Estate Equities, L.P., the Managing Member of ARE-1201/1208 Eastlake Avenue, LLC, to be the free and voluntary act xx xxxx xxxxx xxx xxx xxxx xxx xxrposes mentioned in this instrument. DATED:________________. ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporation, a Pennsylvania corporation, hereby acknowledges that it is the fee owner (Signature of a portion of the Project and that it has leased certain portions of the Project to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: Notary Public) ______________________________ (Printed Name of Notary Public) My Appointment expires:_Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”).______

LANDLORD. Signed on SVT PERIMETER SIX, L.P., a Delaware limited partnership By: VPTC Management Partners, LLC, a Delaware limited liability company, its Authorized Signatory By: Printed: Title: STATE OF NORTH CAROLINA COUNTY OF ________________ I certify that the following person personally appeared before me this day, acknowledging that s/he voluntarily signed the foregoing document for the purpose stated therein and in the capacity indicated: _________________, 0000 XXXXXXXX XXXXXXXXXX XXXxas _____________________________ of VPTC Management Partners, LLC, the Authorized Signatory of SVT PERIMETER SIX, L.P. Date: MULACH STEEL CORPORATION____________, its general partner at 2021 ________________________________________ By: Official Signature of Notary ________________________________________ ItsInsert name of Notary, printed or typed (OFFICIAL SEAL) My Commission Expires: ___________________ TENANT: CHANNELADVISOR CORPORATION, a Delaware corporation By: Name: Title: STATE OF NORTH CAROLINA WAKE COUNTY I certify that the following person personally appeared before me this day, acknowledging that s/he voluntarily signed the foregoing document for the purpose stated therein and in the capacity indicated: _________________, as _____________________________ of CHANNELADVISOR CORPORATION. Date: ____________, 2022 ________________________________________ TENANT Signed on Official Signature of Notary ______________, 1998 BAYOU STEEL CORORATION at ______________________________ ByInsert name of Notary, printed or typed (OFFICIAL SEAL) My Commission Expires: ______________________________ ItsEXHIBIT A TO MEMORANDUM OF LEASE LEGAL DESCRIPTION Lying and being situate in Wake County, North Carolina, and being more particularly described as follows: ______________________________ ACKNOWLEDGMENT EXHIBIT G FORM SNDA THIS INSTRUMENT PREPARED BY AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial CorporationAFTER RECORDING RETURN TO: Xxxxxx Xxxxxx Xxxxxxxx LLP 000 X. Xxxxx Street, a Pennsylvania corporationSuite 2900 Charlotte, hereby acknowledges that it is the fee owner of a portion of the Project and that it has leased certain portions of the Project to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. ByNorth Carolina 28205 Attention: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATIONXxxxxxxxx, a Delaware corporation (the “Tenant”)Esq.

LANDLORD. Signed on TENANT: -------- ------ XXXXXXX XXXXXXX-XXXXXXX xxxxxxxxxxx.xxx inc., MANAGEMENT CORPORATION, as a Michigan corporation agent for 000 Xxxxx Xxxxxxxx Trust, a Delaware business trust By: ___________________________ By:__________________________ Its:____________________________ Its:__________________________ EXHIBIT G --------- CERTIFICATE OF COMMENCEMENT DATE -------------------------------- With respect to that certain Lease Agreement dated January 3, 2000 (the "LEASE") for the premises commonly known as Suite 1800 in the Building located at 000 Xxxxx Xxxxxxxx Xxxxxx, Xxxxxxx, Xxxxxxxx, the undersigned certify and agree that the date of the commencement of the Term of the Lease is __________________, 0000 and the date of expiration of the Term of the Lease will be ___________________. Dated this 3rd day of January, 2000. LANDLORD: --------- 000 XXXXX XXXXXXXX XXXXXXXXXX XXXxTRUST A Delaware business trust By: MULACH STEEL CORPORATIONXXXXXXX XXXXXXX-XXXXXXX MANAGEMENT CORPORATION Illinois corporation, its general partner at _agent By:_____________________________ Its:____________________________ TENANT: ------- xxxxxxxxxxx.xxx inc., A Michigan corporation By: :_________________________________ Its: :________________________________ TENANT Signed EXHIBIT H --------- LANDLORD'S BASE BUILDING WORK ----------------------------- Base Building/Shell & Core Improvements Demolition - Landlord in all vacant spaces on ______________the 8th, 1998 BAYOU STEEL CORORATION at ______________________________ By18/th/, 19th and 21/st/ floors will remove existing conditions, including: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporationy Partition Walls and non-structural walls y Interior Doors y Ceiling and Lighting y Mechanical, a Pennsylvania corporationElectrical, hereby acknowledges that it is and Plumbing Systems y Millwork y Floor and Wall Finishes as necessary y All unused plumbing and piping y Window Treatments Heating, Ventilation, Air Conditioning - Landlord will provide main supply ductwork and air handling system with medium pressure distribution using 5 variable air volume zones per floor, and perimeter heating coils with convector covers. HVAC on the fee owner of a portion of 21/st/ floor will be provided consistently with the Project levels provided on the 8/th/, 18/th/, and that it has leased certain portions of 19/th/ floors. New convectors will be installed on the Project 21/st/ floor. The prop box fans will be securely attached to the Landlordwalls with new back draft dampers installed. Leetsdale Industrial II hereby ratifies and affirms the provisions contained Existing HVAC units in the foregoing Lease basketball court area will remain and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”)be retrofitted with hot water heating coils.

LANDLORD. Signed on SOUTH LOOP 1, LLC, a Delaware limited liability company By: North and South Loop, LLC, a Delaware limited liability company, its sole member By: North Loop 3 Manager, LLC, a Delaware limited liability company, its managing member By: /s/ Xxxxxx Ernst______________ Xxxxxx Xxxxx, Manager HB 4842-3490-3027 Signature Page 06907\011\9014966.v2 TENANT: PENUMBRA, INC., a Delaware corporation By: /s/ Xxxx Xxxxxxxx Name: Xxxx Xxxxxxxx Title: Chairman and CEO By: /s/ Xxxxxxx Xxxxxxx Name: Xxxxxxx Xxxxxxx Title: EVP and General Counsel HB 4842-3490-3027 Signature Page 06907\011\9014966.v2 EXHIBIT A FORM OF INITIAL TI NOTICE To: ______________, 0000 XXXXXXXX XXXXXXXXXX XXXx: MULACH STEEL CORPORATION, its general partner at ________________ ______________________________ ______________________________ ______________________________ Re: That certain Lease dated September 3, 2019 (as amended, the “Lease”), by and between SOUTH LOOP 1, LLC, a Delaware limited liability company (“Landlord”), and PENUMBRA, INC., a Delaware corporation (“Tenant”), as amended by that certain First Amendment to Lease dated April 10, 2020, by and between Landlord and Tenant, that certain Second Amendment to Lease dated August 5, 2020, by and between Landlord and Tenant, and that certain Third Amendment to Lease dated July __, 2021 (the “Third Amendment”), by and between Landlord and Tenant. All capitalized terms not otherwise defined herein shall have the definitions provided in the Lease. Dear Tenant: In accordance with the Third Amendment, we wish to advise you and/or confirm that: (i) the Initial TI Costs are equal to [____________]; and (ii) the Discretionary TI Cap is equal to [____________]. Sincerely, LANDLORD: SOUTH LOOP 1, LLC, a Delaware limited liability company By: North and South Loop, LLC, a Delaware limited liability company, its sole member By: North Loop 3 Manager, LLC, a Delaware limited liability company, its managing member By: ___________________________ Xxxxxx Xxxxx, Manager [Tenant Acknowledgment on Next Page] Agreed to and Accepted as of [_____________], 2021. TENANT: PENUMBRA, INC., a Delaware corporation HB 4842-3490-3027 Exhibit A – 1 06907\011\9014966.v2 By: ___________________________ Name: _________________________ Title: __________________________ By: ___________________________ Name: _________________________ ItsTitle: ______________________________ TENANT Signed on ______________, 1998 BAYOU STEEL CORORATION at ______________________________ By: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporation, a Pennsylvania corporation, hereby acknowledges that it is the fee owner of a portion of the Project and that it has leased certain portions of the Project to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infraHB 4842-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”).3490-3027 Exhibit A – 2

LANDLORD. Signed on The undersigned as the Landlord named in the Recitals or as successor thereto hereby accepts and agrees to be bound by the provisions of Paragraph 5 hereof. _______________________________, 0000 XXXXXXXX XXXXXXXXXX XXXxa By: MULACH STEEL CORPORATION___________________ Name: ________________ Title: _________________ ACKNOWLEDGEMENTS STATE OF __________________ ) ) ss: COUNTY OF ________________ ) On this _____ day of _________, its general partner 200__, before me personally appeared _________________, to me known to be the _______________ of the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he/she/they was/were authorized to execute said instrument. In Witness Whereof I have hereunto set my hand and affixed my official seal the day and year first above written. Notary Public ___________________ Print/Type Name ___________________ Notary Public in and for the State of Washington, residing at _________ My commission expires ___________________ STATE OF __________________ ) ) ss: COUNTY OF ________________ ) On this _____ day of _________, 200__, before me personally appeared _________________, to me known to be the _______________ of the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he/she/they was/were authorized to execute said instrument. In Witness Whereof I have hereunto set my hand and affixed my official seal the day and year first above written. Notary Public ___________________ Print/Type Name ___________________ Notary Public in and for the State of Washington, residing at _________ My commission expires ___________________ STATE OF __________________ ) ) ss: COUNTY OF ________________ ) On this _____ day of _________, 200__, before me personally appeared _________________, to me known to be the _______________ of the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he/she/they was/were authorized to execute said instrument. In Witness Whereof I have hereunto set my hand and affixed my official seal the day and year first above written. Notary Public ___________________ Print/Type Name ___________________ Notary Public in and for the State of Washington, residing at _________ My commission expires ___________________ SCHEDULE A (PROPERTY DESCRIPTION) Parcel No. 4-M of Estate Sion Farm Queen Quarter, St. Croix, U.S. Virgin Island, consisting of 2.00 acres, more or less, as shown on OLG Drawing No. 5084 dated September 30, 1997 and revised June 6, 2000. Parcel No. 4-Q of Estate Sion Farm Queen Quarter, St. Croix, U.S. Virgin Island, consisting of 2.00 acres, more or less, as shown on OLG Drawing No. 5264 dated August 1, 2001. One-sixteenth (1/16) interest as a tenant in common in Road Plot 4-O of Estate Sion Farm, Queen Quarter, St. Croix, U.S. Virgin Islands, consisting of 0.047 U.S. acre, more or less, as more fully shown on O.L.G. Drawing No. 5084, dated September 30, 1997, last revised June EXHIBIT D ESTOPPEL CERTIFICATE FORM ESTOPPEL LETTER [LETTERHEAD OF TENANT] __________ __, 200_ Re: Confirmation of Lease Agreement for Premises at 4300 Sion Farm, Christiansted, St. Croix, USVI (the “Premises”) Ladies and Gentlemen: At the request of _______________________________ By: ______________________________ Its: ______________________________ TENANT Signed on ______________, 1998 BAYOU STEEL CORORATION at ______________________________ By: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporation, a Pennsylvania corporation, (“Landlord”) the undersigned hereby acknowledges that it is the fee owner of a portion of the Project and that it has leased certain portions of the Project certifies to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease you and agrees to execute and deliver to as follows recognizing that you will rely on the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”).information contained herein:

LANDLORD. Signed on TKC LXXII, LLC, a North Carolina limited liability company By: Xxxxxxx X. Xxxxxx, Authorized Member TENANT: [ ] By: ___________President STATE OF NORTH CAROLINA COUNTY OF MECKLENBURG I, ____________________________, 0000 XXXXXXXX XXXXXXXXXX XXXx: MULACH STEEL CORPORATIONa Notary Public for said County and State, its general partner at do hereby certify that Xxxxxxx X. Xxxxxx, Member of TKC LXXII, LLC, a North Carolina limited liability company, personally appeared before me this day and acknowledged the due execution of the foregoing instrument on behalf of said limited liability company. Witness my hand and official stamp or seal, this ____ day of _________________, 2014. _______________________________ ByNotary Public My Commission Expires: ____________________ [NOTARIAL SEAL] STATE OF _____________________ COUNTY OF ___________________ I, ____________________________, a Notary Public for said County and State, do hereby certify that ___________________________________ Its: , ________________________ of ______________________, a __________________ corporation, personally appeared before me this day and acknowledged the due execution of the foregoing instrument on behalf of said corporation. Witness my hand and official stamp or seal, this ____ day of _________________, 2014. _______________________________ TENANT Signed on ______________, 1998 BAYOU STEEL CORORATION at __________Notary Public My Commission Expires: ____________________ By[NOTARIAL SEAL] EXHIBIT A TO MEMORANDUM OF LEASE Legal Description Being all of Lot 5B as shown on that certain plat prepared by Triangle Surveyors and recorded in the Durham County Register of Deeds office in Plat Book 177 at Page 172 containing 10.828 acres, more or less. TOGETHER WITH All that tract or certain parcel of land lying in Durham County, North Carolina, and being .319 acres, more or less, as shown on that Final Plat of Street Closing and Recombination for TKC CXVI, prepared by Xxxxxx X. Xxxxxxxxx, dated August 20, 2008 and recorded in Plat Book 182, page 272, Durham County Registry; said plat of survey is incorporated herein by this reference and made a part of this description; which said tract is designated as Tract 1 in that certain Quitclaim Deed recorded in Book 5818, page 873, Durham County Registry and more particularly described as follows: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial CorporationBeginning at a point designated as “SIP”; thence S 06 deg. 09’ 28” W a distance of 39.00 feet to a point; thence S 31 deg. 31’ 20” E a distance of 93.09 feet to a point, said point being the existing northern right of way boundary of Project 6.804731 in Durham County; thence along and with the existing northern right of way boundary of the project to a point designated as SIP; thence N 51 deg. 22’ 10” E, a Pennsylvania corporationdistance of 108.10 feet to a point; thence N 83 deg. 43’ 18” E, hereby acknowledges that it is the fee owner a distance of a portion of the Project and that it has leased certain portions of the Project 100.00 feet to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms point of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”)beginning.

LANDLORD. Signed Agreement is hereby consented and agreed to by the undersigned as set forth in PREMPLACE LIMITED PARTNERSHIP By: New Premplace Corp., its general partner By: Name: Title: COMMONWEALTH OF PENNSYLVANIA ss. ss. COUNTY OF MONTGOMERY xx. Xxxxxx Xxxxxx xx xxx xxx the State of. My Commission Expires: This instrument was acknowledged before me on ______________, 0000 XXXXXXXX XXXXXXXXXX XXXx: MULACH STEEL CORPORATION1999, by _____________________ ___________ Vice President of GMAC Commercial Mortgage Corporation, a California corporation, in its general partner at capacity as Master Servicer for ______________________________ By, on behalf of said corporation. Notary Public in and for the Commonwealth of Pennsylvania My Commission Expires: ______________________________ ItsMarch 3. 2000 Mr. Michael Vinez Institutxxxxx Xxxxxx Xxxxoration 5910 North Central Expressxxx Xxxxx 0000 Xxxxxx, Xxxxx 75206 Dear Michael: ______________________________ TENANT Signed on ______________, 1998 BAYOU STEEL CORORATION at ______________________________ By: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporation, a Pennsylvania corporation, hereby acknowledges that it is the fee owner of a portion Enclosed please xxxx xne (1) copy of the Project final Tenant Improvement Tracking Sheet for the Iiistitutional Equity project that itemizes the cost for Construction, Space Plans, Engineering, and that it has leased certain portions Management Fees. As shown, the remaining balance is $17,145.60. Upon review and approval please forward a check to BT-PREMIPLACE at 5910 N. Central Expressway, Xxxxx 0000, Xxxxxx, Xxxxx 00000 xx Xxxxx 00 0000. Xx xxdition, I have not received the Acceptance of the Project to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant Premises or the Landlord all documents reasonably necessary Estoppel Certificate that was delivered to effectuate and carry out your office in January. Please forward this pertinent information with the terms of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires construction check to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids may attention for the construction of the Landlord file. After both Exhibits have been fully executed 1 will return one to you for your records. Should you have any questions please contact me at 214-891-6863. Very trul yxxxx, Xxxi Sexton Assistant Genexxx Xxxxxxx Leasing and Management Jones Lang LaSalle Americax, Xxc. [GRAPHIC OMITTED][GRAPHIC OMITTED] ------------------------------------------------------------------ ARCHON GROUP, L.P. ------------------------------------------------ ----------------------------------------------------------------- ITenant Improvements - Payment Requests Tracking Sheet ----------------------------------------------------------------- Portfolio: ARCHON GROUP, L.P. Tenant Improvements and Name: INSTITUTIONAL EQUITY ---------------------------------------------------------------- ----------------------------------------------------------------- Asset Number: Suite Number: 1480 ------------------------------------------------------------------ ------------------------------------------------------------------ Property Name: PREMIER PLACE Request Date: 03-Mar-DO ----------------------------------------------------------------- ----------------------------------------------------------------- Property Manager: LORI SEXTON General Xxxxxxx & Associates ------------------------------------------------------------------ ------------------------------------------------------------------ Asset Manager: ----------------------------------------------------------------- ---------------------------------------------------------------- CommentsCheck Request Attached? YES 1.1. ALLOWANCE 7,509 rsf x $14.00= Invoice Copies Attached? YES $ 105,126.OO Lein Waivers Attached? XX ----------------------------------------------------------------- - ----------------------------------------------------------------- - W-9 Attached? NO (Old Vendor) --------------------------------------------------- ------------------------------------------------------------- Description Invoice Amount Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”).Balance Remaining Overage

LANDLORD. Signed on ______________GEORGIA PORTS AUTHORITY Signed, 0000 XXXXXXXX XXXXXXXXXX XXXxsealed and delivered In the presence of: MULACH STEEL CORPORATION, its general partner at ______________________________ By: ______________________________ Its: ______________________________ TENANT Signed on ______________, 1998 BAYOU STEEL CORORATION at ______________________________ By: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporation, a Pennsylvania corporation, hereby acknowledges that it is the fee owner of a portion of the Project and that it has leased certain portions of the Project to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: ______________________________Steven X. Xxxxxx___ Xxxxxx Xxxxx Witness Chairman _________________________________ Notary Public My Commission expires: ______ ASSIGNOR: NUSTAR ENERGY L.P. Signed, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE sealed and delivered In the presence of: By: _______________________________ _________________________________ Witness Name: _____________________________ _________________________________ Title: ______________________________ Notary Public My Commission expires: ______ ASSIGNEE: BLACKWATER GEORGIA, L.L.C. Signed, sealed and delivered In the presence of: By: _______________________________ _________________________________ Witness Name: _____________________________ _________________________________ Title: ______________________________ Notary Public My Commission expires: ______ EXHIBIT C FORM OF ASSIGNMENT AND XXXX OF SALE KNOW ALL MEN BY LANDLORDTHESE PRESENTS, ITS LEGAL COUNSELthat, OR ITS EMPLOYEES OR AGENTSpursuant to that certain Asset Purchase Agreement dated as of the _____ day of May, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below 2010 (collectively, the “Tenant ImprovementsPurchase Agreement”), at Tenant’s sole cost by and expense. While Tenant has retained the option of doing the work itselfbetween NUSTAR TERMINALS OPERATIONS PARTNERSHIP L.P., Tenant has requested Landlord to submit bids a Delaware limited partnership (“Seller”), and BLACKWATER GEORGIA, L.L.C., a Georgia limited liability company (“Purchaser”), and for the construction and in consideration of the Tenant Improvements sum of the Purchase Price paid or payable to Seller by Purchaser, and Tenant will decide whether it wishes the assumption by Purchaser of the Assumed Liabilities, Seller hereby assigns, sells, transfers and conveys to perform Purchaser all of Seller’s right, title, and interest in and to the Tenant Improvements independently or accept LandlordAssets (other than the Permits, the Lease and the Contracts) as all of such terms are defined in the Purchase Agreement. TO HAVE AND TO HOLD all of Seller’s bids right, title, and interest in and to perform such Assets unto Purchaser, its successors and assigns forever. Unless otherwise defined herein, all capitalized terms used herein shall have the Tenant Improvementssame meanings attributed to them as are set forth in the Purchase Agreement. This Xxxx of Sale is being executed in connection with, which bids will include a construction management fee (and is subject to the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for set forth in, the performance Purchase Agreement and construction shall neither add to nor detract from the Purchase Agreement. This Xxxx of Sale may not be modified, changed or supplemented, nor may any obligations hereunder be deemed waived, except by written instrument signed by the party to be charged. This Xxxx of Sale shall be governed by and construed in accordance with the laws of the Tenant Improvements. Tenant shall pay the cost State of such Tenant Improvements and the CM Fee pursuant Texas, without regard to the term conflicts of laws principles thereof. This Xxxx of Sale shall bind and inure to the benefit of Seller and Purchaser and their respective successors and such agreementassigns as may be permitted under the Purchase Agreement. In This Xxxx of Sale may be executed in a number of multiple identical counterparts which, when taken together, shall constitute collectively one (1) Xxxx of Sale, but in making proof of this Xxxx of Sale it shall not be necessary to produce or account for more than one such counterpart executed by the event Tenant elects party to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”)be charged.

LANDLORD. Signed on ______________USRP (MIDON), 0000 XXXXXXXX XXXXXXXXXX XXXx: MULACH STEEL CORPORATION, its general partner at ______________________________ LLC By: ______________________________ ----------------------------- Its: ______________________________ TENANT Signed on ______________----------------------------- TENANT: ------ FRESH 'N LITE, 1998 BAYOU STEEL CORORATION at ______________________________ INC. By: ______________________________ ---------------------------- Its: ______________________________ ACKNOWLEDGMENT AND JOINDER ---------------------------- STATE OF LEETSDALE CORPORATION Leetsdale Industrial CorporationTEXAS ss. ss. COUNTY OF DALLAS ss. BEFORE ME, the undersigned, a Pennsylvania corporationNotary Public in and for said County and State, hereby acknowledges that it on this day personally appeared , of USRP (MIDON), LLC, a Texas limited liability company, known to me to be the person and officer whose name is the fee owner of a portion of the Project and that it has leased certain portions of the Project subscribed to the Landlordforegoing instrument, and acknowledged to me that he executed the same for the purposes and consideration therein expressed, in the capacity therein stated, and as the act and deed of said limited liability company. Leetsdale Industrial II hereby ratifies GIVEN UNDER MY HAND AND SEAL OF OFFICE this day of , 1997. -------- ---- [SEAL] ------------------------------------- Notary Public, State of Texas STATE OF ss. ss. COUNTY OF ss. BEFORE ME, the undersigned, a Notary Public in and affirms for said County and State, on this day personally appeared ---------------------, of FRESH 'N LITE, INC., a ------------------------corporation,known to me to be the provisions contained person and officer whose name is subscribed to in the foregoing Lease instrument, and agrees acknowledged to execute and deliver to me that he executed the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids same for the construction purposes and consideration therein expressed, in the capacity therein stated, and as the act and deed of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s servicessaid corporation. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL GIVEN UNDER MY AND SEAL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th OFFICE this day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION1997. ---- ---------- ------------------------- [SEAL] Notary Public, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised State of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”).EXHIBIT A [PREMISES DESCRIPTION] EXHIBIT C [ACKNOWLEDGMENT OF COMMENCEMENT DATE] EXHIBIT A-1 [TENANT'S WORK] EXHIBIT D [RENT SCHEDULE]

LANDLORD. Signed on ______________TENANT: METROPOLITAN LIFE INSURANCE COMPANY EDOCS, 0000 XXXXXXXX XXXXXXXXXX XXXxINC. On behalf of a co-mingled separate account By: MULACH STEEL SSR Realty Advisors, Inc., its Investment Advisor By: /s/ A. Xxxx Xxxxx, Senior Asset Manager By: /s/ Xxxxx X. Xxxxxxx, CEO --------------------------------------- ------------------------- (Name) (Title) (Name) (Title) Hereunto Duly Authorized Hereunto Duly Authorized IF TENANT IS A CORPORATION, its general partner at ______________________________ By: ______________________________ Its: ______________________________ A SECRETARY'S OR CLERK'S CERTIFICATE OF THE AUTHORITY AND THE INCUMBENCY OF THE PERSON SIGNING ON BEHALF OF TENANT Signed SHOULD BE ATTACHED. XXXXXXXXXXXX, XXXXXXXX XX XXXXX XX XXXXXXXXXXXXX XXXXXX OF MIDDLESEX On the Execution Date stated in Exhibit 1, the person above signing this Lease for and on ______________behalf of the Tenant, 1998 BAYOU STEEL CORORATION at ______________________________ By: ______________________________ Its: ______________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporationto me personally known, a Pennsylvania corporationdid sign and execute this Lease and, hereby acknowledges being by me duly sworn, did depose and say that it he is the fee owner of a portion officer of the Project above named Tenant, as noted, and that it has leased certain portions he signed his name hereto by order of the Project Board of Directors of said Tenant. /s/ Xxxxxx X. Xxxx ------------------------------------------------ Notary Public My Commission Expires: 11/25/05 -------------------------- COMMONWEALTH OF MASSACHUSETTS COUNTY OF SUFFOLK On the Execution Date stated in Exhibit 1, the person above signing this Lease for and on behalf of Landlord to me personally known, did sign and execute this Lease and, being by me duly sworn, did depose and say that he is the duly authorized representative of Landlord. /s/ Xxxxx X. Xxxxx ------------------------------------------------ Notary Public My Commission Expires: 8/24/00 -------------------------- EXHIBIT 3 BUILDING STANDARD ITEMS ----------------------- The following, exhibit sets forth the Building standard level of leasehold improvements and does not, notwithstanding anything to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained contrary in this Exhibit 3 contained, impose any obligation on Landlord to provide any such items in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”)premises.

LANDLORD. Signed on ARE-1208 Eastlake Avenue, LLC, a Delawarx xxxxxxx xxxxxxxxx xxxxany By: ALEXANDRIA REAL ESTATE EQUITIES, L.P., a Delaware limited partnership, managing member By: ARE-QRS CORP., a Maryland corporation, general partner By: ___________________________ Peter J. Nelson, 0000 XXXXXXXX XXXXXXXXXX XXXxCFO TENANT: MULACH STEEL CORPORATIONZYMOGENETICS, its general partner at INC., a Washington corporation By _______________________________________ By: Name:_______________________________________ Its: Title:______________________________________ TENANT Signed on STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that ______________________ signed this instrument, 1998 BAYOU STEEL CORORATION at on oath stated that he was authorized to execute the instrument and acknowledged it as the _____________________________ of ZymoGenetics, Inc. to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated: _________________. ______________________________________ By: (Signature) ______________________________________ ItsTitle My appointment expires _______________ STATE OF _____________ ) ) ss. COUNTY OF ___________ ) I certify that I know or have satisfactory evidence that Peter J. Nelson is the person who appeared before me, and said persox xxxxxxxxxxxx that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the Chief Financial Officer of ARE-QRS Corp., general partner of Alexandria Real Estate Equities, L.P., the Managing Member of ARE-1208 Eastlake Avenue, LLC, to be the free and voluntary act of sxxx xxxxx xxx xxx xxxx xnd purposes mentioned in this instrument. DATED: ____________________ __________________________________ ACKNOWLEDGMENT AND JOINDER OF LEETSDALE CORPORATION Leetsdale Industrial Corporation, a Pennsylvania corporation, hereby acknowledges that it is the fee owner (Signature of a portion of the Project and that it has leased certain portions of the Project to the Landlord. Leetsdale Industrial II hereby ratifies and affirms the provisions contained in the foregoing Lease and agrees to execute and deliver to the Tenant or the Landlord all documents reasonably necessary to effectuate and carry out the terms of the Lease. By: Notary Public) ______________________________Steven X. Xxxxxx, President LEETSDALE INDUSTRIAL CORPORATION NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD, ITS LEGAL COUNSEL, OR ITS EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH LEGAL COUNSEL. RIDER 1 TO LEASE BETWEEN LEETSDALE INDUSTRIAL CORPORATIONANDBAYOU STEEL CORPORATION Tenant desires to construct the improvements and perform the work described below ____ (collectively, the “Tenant Improvements”), at Tenant’s sole cost and expense. While Tenant has retained the option Printed Name of doing the work itself, Tenant has requested Landlord to submit bids for the construction of the Tenant Improvements and Tenant will decide whether it wishes to perform the Tenant Improvements independently or accept Landlord’s bids to perform the Tenant Improvements, which bids will include a construction management fee (the “CM Fee”Notary Public) for Landlord’s services. In the event Landlord performs the Tenant Improvements, Landlord and Tenant shall negotiate mutually agreeable written terms and conditions for the performance and construction of the Tenant Improvements. Tenant shall pay the cost of such Tenant Improvements and the CM Fee pursuant to the term of such agreement. In the event Tenant elects to perform the Tenant Improvements, the conditions imposed by Section 6.5 of the Lease (Alterations, Additions and Improvements) will apply. ITEM • cut and frame opening between buildings • install concrete slab in current building • purchase and install rail • purchase and install drone car TRUCK ENTRANCE IN SIDE WALL OF NEW STORAGE BUILDING • cut and frame opening • purchase and install door UPGRADE HEATING SYSTEM • test and repair gas lines • purchase and install infra-red heaters BARGE TUGGER • fabricate and install hydraulic tuggers BARGE CRANE RUNWAY EXTENSION • sandblast and paint to Leetsdale Industrial Park specifications UPGRADE TWO EXISTING 20 TON CRANE TO 30 TON CRANE • purchase and install 30 ton main hoist • purchase and install new festoon cable system FIRST AMENDMENT TO LEASE THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) made as of the 15th day of October, 1998 by and among LEETSDALE INDUSTRIAL CORPORATION, a Pennsylvania corporation (the “Lessor”) and LEETSDALE INDUSTRIAL II, a Pennsylvania partnership comprised of Mulach Steel Corp., Xxxxxxx X. Xxxxxxxx and Xxxxxx X. Xxxxx (the “Partnership”) and BAYOU STEEL CORPORATION, a Delaware corporation (the “Tenant”).My Appointment expires:___________