Law Firm, PC RECEIVED - Mass.gov...2018/03/05 · SEP 0 7 2016 MA Dept. of Public Health 99 Chauncy Street Boston, MA02111 Re: August 11, 2016 Department of Public Health Request

VGR Law Firm, PC

September 7, 2016

Medical Use of Marijuana Program Department of Public Health 99 Chauncy Street, I J 'h Floor Boston, MA 02111

Vicente Sederberg, LLC & VGR Law Firm, P.C.

to9 State Street, Suite 404 Boston, MA 02109

\lICENTE_ SEDERBERg

RECEIVED SEP 0 7 2016

MA Dept. of Public Health 99 Chauncy Street Boston, MA02111

Re: August 11, 2016 Department of Public Health Request for Information from Massachusetts Patient Foundation, Inc. (Application 1 of 3)

To Whom It May Concern:

Please be advised that this correspondence is in response to the Department of Public Health's ("DPH") August 11, 2016 Request for Information from Massachusetts Patient Foundation, Inc. ("MPF''). The DPH requested the following information, and MPF responds as follows:

I. Thank you for the information submitted regarding the address of the Arlington Site. Please submit revised Siting Profile materials in accordance with your suggestion in paragraph I of your cover Letter.

MPF's Response: MPF is submitting herewith a revised Siting Profile which incorporates the correct address for the applicant of 11 Water Street, Unit 38, Arlington, Massachusetts.

2. The Department understands that the applicant will submit the agreement with Artcan, LLC and an independent legal opinion that the Artcan, LLC agreemellt is in compliance with the non-profit requirements of 105 CMR 725.IOO(A)( I) and the Guidance for Registered Marijuana Dispensaries Regarding Non-Profit Compliance. Please be advised that the applicant must submit such information as soon as possible, but prior to receiving a Provisional Certificate of Registration. An application will not be deemed complete until all materials requested by the Department are submitted.

MPF's Response: MPF is submitting herewith a copy of the Loan Agreement with Artcan, LLC as well as an independent legal opinion from Ellen Sullivan, Esq. that the Loan Agreement is in compliance with the non-profit requirements of 105 CMR 725.JOO(A)(I) and the Guidance for Registered Marijuana Dispensaries Regarding Non-Profit Compliance.

3. As stated in the August 5, 2016 letter from the Department, in response to Section C, the letter from the Arlington Board of Selectmen states that its non-opposition is colllinge/11 upon the executioll of a host commullity agreemelll. A letter of support or non-opposition may not include such a condition, as the Department does not evaluate whether an applicant has entered illto a host community agreement prior to the issuance of a Provisional Certificate of Registration. Please resubmit the letter from Arlington without the conditional host community agreeme11t language.

VGR Law Firm, P.C. Phone: (617) 307-4728 Fax: (617) 307-4729

Vicente Sederberg, LLC Phone: (617) 934-2121

Fax: (617) 514-0008

MPF's Response: MPF has contacted Arlington to obtain a new letter which does not contain the prohibited language and expects to receive same shortly. Upon receipt, MPF will submit the revised letter to DPH.

Please do not hesitate to contact me if you have any questions about these matters. Thank you for your time and attention.

PCS/tc

Application 1 of 3

INSTRUCTIONS

The Commonwealth of Massachusetts

Executive Office of Health and Human Services Department of Public Health

Bureau of Health Care Safety and Quality Medical Use of Marijuana Program

99 Chauncy Street, 11 lh Floor, Boston, MA 02111

SITING PROFILE: Request of for a Certificate of Registration to Operate a Registered Marijuana Dispensary

Massachusetts Patient Foundation, Inc.

This application fonn is to be completed by a non-profit corporation that wishes to apply for a Certificate of Registration to operate a Registered Marijuana Dispensary ("RMD") in Massachusetts, and has been invited by the Department of Public Health (the "Department") to submit a Siting Profile.

If invited by the Department to submit more than one Siting Profile, you must submit a separate Siting Profile and attachments for each proposed RMD. Please identify each application of multiple applications by designating it as Application I, 2 or 3 in the header of each application page. Please note that no executive, member, or any entity owned or controlled by such an executive or member, may directly or indirectly control more than three RMDs.

Unless indicated otherwise, all responses must be typed into the application fonns. Handwritten responses will not be accepted. Please note that character limits include spaces.

Attachments should be labelled or marked so as to identify the question to which it relates.

Each submitted application must be a complete, collated response, printed single-sided, and secured with a binder clip (no ring binders, spiral binding, staples, or folders) .

Application 1 of 3

Mail or hand-deliver the Siting Profile, with all required attachments, to:

REVIEW

Department of Public Health Medical Use of Marijuana Program

RMD Applications 99 Chauncy Street, 11 •h Floor

Boston, MA 02111


Applications are reviewed in the order they are received. After a completed application packet is received by the Department, the Department will review the infonnation and will contact the applicant if clarifications/updates to the submitted application materials are needed. The Department will notify the applicant whether they have met the standards necessary to receive a Provisional Certificate of Registration.

PROVISIONAL CERTIFICATE OF REGISTRATION

Applicants have one year from the date of the submission of the Ma11ageme11t and Operations Profile to receive a Provisional Certificate of Registration. If an applicant does not receive a Provisional of Certificate of Registration after one year, the applicant must submit a new Applicario11 of Intent and fee .

REGULATIONS

For complete information regarding registration of an RMD, please refer to 105 CMR 725. IOO.

It is the applicant's responsibility to ensure that all responses are consistent with the requirements of 105 CMR 725.000, et seq., and any requirements specified by the Department, as applicable.

PUBLIC RECORDS

Please note that all application responses, including all attachments, will be subject to release pursuant to a public records request, as redacted pursuant to the requirements at M .G .L. c. 4, § 7(26).

Information on this page has been reviewed by the applicant, and where provided licant, is accurate and complete, as indicated by the initials of the authorized signatory he

Siting Profile - Page 2

Application 1 of 3 Massachusetts Patient Foundation, Inc.

QUESTIONS

If additional information is needed regarding the RMD application process, please contact the Medical Use of Marijuana Program at 617-660-5370 or [email protected].

CHECKLIST

The forms and documents listed below must accompany each application, and be submitted as outlined above:

ctr A fully and properly completed Siting Profile , signed by an authorized signatory of the applicant non-profit corporation (the "Corporation")

~ Evidence of interest in property, by location (as outlined in Section B)

~ Letter(s) of local support or non-opposition (as outlined in Section C)

Information on this page has been reviewed by the applicant, and where provided b is accurate and complete, as indicated by the initials of the authorized signatory he


Application 1 of3 Massachusetts Patient Foundation, Inc.

SECTION A: APPLICANT INFORMATION

I. Massachusetts Patient Foundation, Inc.

Legal name of Corporation

2. Name of Corporation's Chief Executive Officer

3.

Address of Corporation {Street, Cityffown, Zip Code)

name of person Department of Public Health should contact regarding this application)

's telephone number

6. Applicant point of contact's e-mail address

7. Number of applications: How many Siti11g Profiles do you intend to submit? _3 __ _

Information on this page has been reviewed by the applicant, and where provided cant, is accurate and complete, as indicated by the initials of the authorized signatory h



SECTION B: PROPOSED LOCATION(S)

Provide the physical address of the proposed tlispe11sary site and tire plrysica/ adtlress of tire addito11a/ location, if any, w!rere marijuana for medical use will be cultivated or processed.

Attach supporting doc11me11ts as e11idence of interest in the property, by location. /merest may be demoustrated by (a) a clear legal title to the proposed site; (b) m1 option to purchase the proposed .site; (c) a lease; (d) a legally enforceable agreemellf to gi11e .mch title under (a) or (b), or such lease under (c), in the event that Department determiues that the applicalll qualifie~;jor registration as a RMD; or (e) e11ide11ce of bimling permission to use the premises.

Location Full Address County

11 Waler Streel, Unil 38 , Arlinglon, Massachuseus 02476 Middlesex 1 Dispensing

99 Development Road, Fitchburg, Massachuseus 01420 Worcester 2 Cultivation

99 Development Road, Fitchburg, MA 01420 Worcester 3 Processing

D Check here if the applicant would consider a location other than the county or physical address provided within this application .

Information on this page has been reviewed by the applicant, and where provided v

is accurate and complete, as indicated by the initials of the authorized signatory he o licant,



SECTION C: LEITER OF SUPPORT OR NON-OPPOSITION

Attaclt a leuer of support or 11011-oppositicm, 11si11g 011e of Ille templates below (Optio11 A or B), sig11ed by the local m1111icipality i11 which the applica11t i111e11ds to locate a dispe11.mry. The applicalll mcty clroose to use either template, i11 con:mltatio11 with tile host comm1111ity. If tile applic:alll is proposing a dispe11sary locatio11 a11d a separate c11/li11atio11/processi11g /ocatio11, tile applica11111111st submit a letter of.mpport or 11011-oppositio11from both 1m111icipalities. This letter may be signed by (a) the Cl1ief £rec11tive Ofjicer/Cl1ief Admi11istrati11e Officer, as appropriate.for the desiret/ 1111111icipality; or (b) the City Co1111cil. Board of Alderman, or Board of Selectmen for tire desired m1111icipality. Tire letter of s11pporl or 11011-opposilio11 11111sl co11lai11 tlle /a11g11age as provided below. Tlte letter 11111sl be pri11ted 011 Ille 11u111icipalily's official letterhead.

Template Option A: Use this language if signatory is a Chief Executive Officer/Chief Administrative Officer / , INaml' of person] , do hereby provide (s11ppor1/11011-oppositio11) to (name of no11-projit organization) to oper.ne a Registered Marijuana Dispensary ("RMD") in l1w111e of city or t0\1'11 ). I hal'e 1•erijiec/ ll'itlt the appropriatl' local offici11ls that the proposed RMD facility fa located in a w11ing tlistricl that 111/oll's such use by right or pursuallf to local permitting.

Name and Title of Individual

Signature

Date

Template Option B: Use this language if signatory is acting on behalf of a City Council, Board of Alderman, or Board of Selectman The l11a111e of cmmcillboard], does hereby provide lsupport/11lJ11-oppositi<ml to [11a111e of 1w11-proji1 organi;:.mim1) to opemte a Registered Marijuana Dispensary in [name of city or tow11I. I have been authorized 10 provide this letter on behalf of the [11a111e of cm111ci//110ardl by a vote taken at a duly noticed meeting held on I elate I.

Tire l1U1111e lJf c01111ci//boart!J has 1•erijied with the appropriate /ocul officials that till' proplJsed RMD facility is located i11 a ;,011i11g clistrict that allows such use by rig Ill or p11rs11a11t to local pen11itti11g.

Name and Title of Individual (or person authorized to act on behalf of council or board) (add more lml's for 1u1111es 1f needed)

Signature (add 11wrl' li11l'sjor sig11m11res if needed)

Date

Information on this page has been reviewed by the applicant, and where provided is accurate and complete, as indicated by the initials of the authorized signatory he

Siting Profile Page 6


SECTION D: LOCAL COMPLIANCE

Describe how the Corporation has ensured, and will continue to ensure, that the proposed RMD is in compliance will local codes, ordinances, and bylaws for the physical address( es) of the RMD.

MPF's dispensary is located at 11 Water Street, Unit 3B, Arlington in the B5 District. Under Arlington's Zoning Bylaws, a RMD may oper.ite by Special Pennit from the Arlington Redevelopment Board in the Village Business (B3) and Centr.il Business (B5) Zoning Districts. The Arlington Board of Selectmen provided MPF with a lelter of non-opposition stating that they had verified with the appropriate local officials that the proposed RMD is located in a zoning district that allows such use by right. MPF will obtain a special pennil and remain compliant wilh all provisions regarding RMDs in Arlington's Bylaws.

MPF's cultivation and processing facilily is located at 99 Development Road, Fitchburg in the Industrial Zoning District. Under Fitchburg's Zoning Bylaws, a medical marijuana cullivation facility is allowed by Special Pennit from the Planning Board in the Industrial and Limited Industrial Zoning Districts. MPF will obtain a Special Pennit and remain compliant with Section 181.64 of the Fitchburg Zoning Bylaws.

MPF is diligent about staying current on all applicable local codes, ordinances and bylaws and will remain in contact with local officials to ensure continued compliance with local codes :ind ordinances.

Information on this page has been reviewed by the applicant, and where provided is accurate and complete, as indicated by the initials of the authorized signatory h

icant,



SECTION E: THREE-YEAR BUSINESS PLAN BUDGET PROJECTIONS

Provide the three-year business p/a11for the RMD, including revenues and expenses.

Projected Start Date for the First Full Fiscal Year: 01 /01 /2016

FIRST FULL FISCAL SECOND FULL FISCAL YEAR PROJECTIONS YEAR PROJECTIONS

20~ 20 17

Projected Revenue $0.00 $4.620,798.00

Proiected Expenses $1.783,932.86 $ 3,789,681.77

VARIANCE: $ -1.783,932.86 $

Number of unique patients for the year 0 1,471

Number of patient visits for the year 0 29,016

Projected % of patient growth rate annually -- 100%

Estimated purchased ounces per visit 0 .455

Estimated cost per ounce 0 350

Total FTEs in staffing 0 15

Total marijuana for medical use inventory 0 843 for the year (in lbs.)

Total marijuana for medical use sold for the 0 825 year (in lbs)

Total marijuana for medical use left for roll 0 18 over (in lbs.)

Projected date the RMD plans to open: _0_61_0_112_0_1_7 __________ _

Information on this page has been reviewed by the applicant, and where provided by t~plicant,

is accurate and complete, as indicated by the initials of the authorized signatory here: --

831,116.23

THIRD FULL FISCAL YEAR PROJECTIONS

20 18

$6,665,759.IO

$5,191,180.96

$ 1,474,578.14

2,116

44,394

52.9%

.455

330

20

1,351

1.263

88



SECTION F: CERTIFICATION OF ASSURANCE OF COMPLIANCE: ADA AND NON-DISCRIMINATION BASED ON DISABILITY

Applicants must certify that they will comply with all state and federal requirements regarding equal employment opportunity, nondiscrimination, and civil rights for persons with disabilities. The Applicant must complele a Certificalion of Assur.mce of Compliance: ADA and Non-Discrimination based on Disability. By signing, the Applicant formally nolifies the Department that the Applicant is in compliance and shall maintain compliance with all applicable requirements.

I certify, that the Applicant is in compliance and shall maintain compliance with all applicable fedeml and state laws protecting the rights of persons with disabilities, including but not limited to the Americans with Disabilities Act ("ADA"), 42 U.S.C. §§ 12131-12134; Article CXIV of the Massachusetts Constitution; and; Chapter 93, § I03; Chapter 1518; and Chapter 272, §§ 98 and 98A of the Massachusetts GenerJI Laws.

I understand that federal and state laws prohibit discrimination in public accommodations and employment based solely on disability. I recognize that to make goods, services, facilities, privileges, advantages, or accommodations readily accessible 10 and usable by persons with disabilities, the Applicant, under the ADA. must:

remove architectuml and communication barriers in existing facilities, when readily achievable and, if not readily achievable, must use alternative methods: purchase accessible equipment or modify equipment:

• modify policies and pmctices: and • furnish appropriate auxiliary aids and services where necessary to ensure effective communication.

• I understand that reasonable accommodation is required in both program services and employment, except where to do so would cause an undue hardship or burden. I also understand that the Massachusetts Constitution Article CXIV provides that no otherwise qualified individual shall, solely by reason of disability, be excluded from the participation in, denied the benefits of, or be subject to discrimination under any progmm or activity within the Commonwealth. I agree that the Applicant shall cooperate in any compliance review and shall provide reasonable access to the premises of all places of business and employment and to records, files, information, and employees therein for reviewing compliance with the ADA, the Massachusetts Con~titution, other applicable state and federal laws, including 105 CMR 725.000, et seq.

• J agree that any violation of the specific provisions and terms of this Assurance or of the ADA, and/or of any Plan of Correction shall be deemed a breach of a material condition of any Certificate of Registmtion issued to the Applicant for opemtion of a Regbtered Marijuana Dispensary. Such a breach shall be grounds for suspension or revocation, in whole or in part, of a Certificate of Registration issued by the Department.

• I agree that, if selected, I will submit a detailed noor plan of the premises of the proposed dispensary in compliance with I05 CMR 725.IOO(m) in compliance with the Architectuml Review required pursuant to I05 CMR 725.100(8)(5)(0.

Signed under the pains and penalties of perjury, I, the authorized signatory for the applicant non-pront corporation, understand the obligations of the Applicant under the Certification of Assurance of Compliance: ADA and Non· Discrimination based on Disability, and agree and attest that the Applicant will comply with those . . . . .

p ~ • • ~ t • rized Signatory

Chief Operating Officer

Title of Authorized Signatory

_jJ_?J tG Date Signed

Information on this page has been reviewed by the applicant, and where provided · ant, is accurate and complete, as indicated by the initials of the authorized signatory her



ATTESTATIONS

Signed under the pains and penalties of perjury, I, the authorized signatory for the applicant non-profit corporation, agree and attest that all information included in this application is complete and accurate and that I have an ongoing obligation to submit updated information to the Department if the information presented within this application has changed.

Print Name of Authorized Signatory

Chief Opernting Officer


'1 (1 ' ' " Date Signed

I, the authorized signatory for the applicant non-profit corpomtion, hereby attest that the corporation has notified the chief administrative officer and the chief of police of the proposed city or town in which the RMD would be sited, as well as the sheriff of the applicable county, of the intent to

tions Profile and a Siting Profile.

°1 /1/J~ Date Signed

Chief Operating Officer


Information on this page has been reviewed by the applicant, and where provided by the applicant, is accurate and complete, as indicated by the initials of the authorized signatory her



I, the authorized signatory for the applicant non-profit corporation, hereby attest that if the corporation is approved for a provisional certificate of registrntion, the corporation is prepared to pay a non-refundable registration fee of $50,000, as specified in 105 CMR 725 .000, after being notified that the RMD has been approved for a provisional certificate of registration.

rized Signatory

Chief Opernting Officer


Information on this page has been reviewed by the applicant, and where provide is accurate and complete, as indicated by the initials of the authorized signatory

9 /7 //6 Date Signed

icant,


Appllcallon 1 of 3 Massachusetts Patient Foundat on, Inc Section 8 D sp~nslng

CU\l.\ll:ltl"I \I. I.I: \SI:: l'·\t;J' I

I. P \lfl'IES

1 l'HE\llSES

• TEH\1

-1. 11.-\SI ·. RE~T

SEL'L'nlTY

11. RE\T ADJ! ·s·1 \IE'.'TS

:\ T:\X ESCAJ ... \TIO\

.111,I

B. Ol'F.R.\Tl\Ci <:OST ESC,\l.ATIO~

CO~l~IEIU .. 'IAL LEASE 5 W~\lcr Street Arlington ~I:\

L.1l'11ur1l:nh:rrn'.:•1.1.l' ~11 l-.,11 .. :;,· .·\\.:nu.-. .S11111o.:n ill.: \IA 11;: 1.u •Ll::-.St 11t1 ''l11.:l1.:,rr•·""'11 .hall 111duJc' ii,· ho:irii. ~"''°'""llr' .1111l .1"i~11' \lhc'r.: 1h,• n•ntc.\I ~·· .nhnit,, 1111,·, h.:rd>~ l.:ot~,· h•

I u-.'iSI+ .. \\ hkh .... ,rr.:"h'll •h.1\1111.-l\lll.: 11- ,u .... · .... ~'""· L'\l.'.:\lll'I,, ;11lmi111-1r;110n.. anJ :1-~i,;;11-•.\ho:r.· 1h,• .:t>lll•'\I ,,, :1J1111h •• mJ till· l.l:SC\l·I: h..r.:l'i~ '"·'''''th~ ti•ll1"1ing J,.,,·r:t>,·J pr.·mi'"''

Suik 11 ·B - Jr1l Floor 111' 11 \\':ih•r Strcl'I II" "hnwn on c\hihit ,\ • nt1ad1l'll

IC'!!l'th,·1 11ilh 1lw n!!.11111 "'"ta ,1111111k111. 1\ilh 111h.:ri- .:111111.:J rh,·r,•h•. rh.: h.1ll\\a1>. ,1,11n1;1\, .• 111.I d~"'"'''· ni:n•,,:ir) r~1r an-.·~, to 'a11l l.:.hcd pr.:misi:,. and 1:1\ atori··~ ll<':tr.:~1 th~r.:1t1. ·

Th.: 1L·n11, i 1111, lc.t•I! •h.1111"-'. t<•r . rhr.·.: r 1 '~ ~'""' J11li _'l_ 11:.111rli-. ..:.•111111,·11,·mg ·a ~l.1} I. :?016 .111!1 ~·111l111l;1•11 _April111 . lOl<J_ l.FSSEI· "uhlig.11,·ll 111nl•tify11·.SSC>I< 111 \\TilmJ.!

(\\\.'h,· 1!:!11l11•11lh' pnor h• lh\.' f.:,1,,• l'lldmg tl,11,•' ftho:ir lllll!nti1111 h• l!ilh.:r l)Uil 1•r ro.:11\.'.[!l':iJh.! Ilk•

l~.1·..: r.:11\.'\\.il. l111hi: l!h·1111h:: Ll·S'-1:1~ 1.1il· 1.- 1i. 1ir·~ 111~· LESS< >I< •• , 11 .. 1 ... ,I. th."n thi: I l11IJing t 11.:r P'"' ''" "' :-.:1 l1•nh in p.11.1~r.1ph :!o 1•r'1l11~ I.-.,, ... ,hJll appl~ .111,·r 1h,· l.:;i,,· <'lhl Jail' 1111.1 u.1il~ l•.1"' a111! 1lw ll'as.: •hall h.: l!\ll'11,1l·J 1111 a d:iil~ h:i-" 1111111 ~\Jl'h I.:? n11•11th lll)tic.: h:h .:~pi.-l·1l.

Th.: I .J·"Sl::.E •h:1ll pa~ II• rh,· 1.1·.SS< IR a b.1••' r,·111.11 th\.' r.11.: ,,f St.:?. ~00 ---- d111l.1:--.

r.:r y:.tr. ('.t~:il>k in :1J\.111 .. · in 11111111hly n•l.lllm,·ni- 111 _:,,,;,;os .n rc:r Iii<' .111.1.-11.:.! ,·,l11M1 ' u~ l{c:l\I ~dlL•.luk. 11.1y llll'lllll•ll rc.:.:i\ i:il ••11 lhL' lir~I •>f till' llllllllh ~h.111 h.::1r inlL'f\.'~I al I :!1; ri:r ~··ar.

ll.1,,· lkm ·lull I•.: .1J1u-11•1!.1nnu.1lly h•lh1\111g Cl'!: B.1•l'd ••n l nil<'•I ~l:lll'• I >q .. 1n:n.·111.u·1 .. 1httr St.llt!>lk• h•r I rh.111 n111,unwr' I< 'l'l·l" I 11•"""'· \I.\ ( . .\11. ITl·~IS l•J8:!·h4 1:1,11 :\l.S lllll.orc1111h.il.:111J O\L'tlhi: i111h·\ li•r •It•· pr,·,i1111s y<'ar Hl'111 will llt\\.'r I•.: lrn\o:r 1h.1111hl' l'f•'' 11•u- ~,·.1r

l'pt.1111h.: <'\l.'rnli11111>f 1hi' ll-.1,l'. th,• I l·SSl·I·. ,ft.1ll p:1~ 111 th.: l.l:~SI lll till' .11111•ulll 1•f S5 : 1 ! 'I : ' - ,f, •ll.1r.'. ''In, h •hJll h• hd,I ·'' ,, 'l'ICUrll ~ It •r 111.: 1.1:!->SI :!-: • .: r.:rt. •nil.Iii.'<· .1• hcr,·111 P"'' 11kd. Tiu, k.1w j, '"h''" 11111h,· I .l:S~I+:, •:lli,f.1.-i,•r~ .11mplt.111c.: ''uh th.: t:o11d11it111, h.:1,.,.,·. 1 n th.: ,., l 111 1hc I .l~SSU I~ '' r.:•1uir,•1 I 111 Jm,, 1111\1 n thl' 1l1•p1 "ii 11 • l'1 I\ "r a d.:fouh 11111.kr 1hi~ l.:aw 1h,· LESSl:J~ i, r,•,111irl'd '·' r.:l'knr•h 111•· am, Jiii 11i1h1111hr .. ,· c .~ 1J.1~,111 r,.,·,.ipt .,f '' ri11 .. 1111.•11.:~.

l>uildrn;:-. ni "111, h rh,• l<-:1" ,1 pr.: mi,,•, .1r.: .1 p.in .• tr~ ill l'.\O:I.'•' lll· rhl' :11m•11111 11f 1h.: 1L·.1I "~lilll' l:t\l'•

th,•r.:.111 tor th•· 1i,l.1I Yl':u ::!1114 · 101 ~- tht•r1·111;1ft<'r <'alll'd 1h.: Ba'.: 'l'l'arl. 1.1'.SSEE will pa~ h• IJ·.S"< ll~ .1• :11ldili.m:1I r.:111 ha.:1111.ta. ''l:.:n :11111 ·'' Jl',ig11.11c.l b~ 11t1li•.: in'' ru111;: h~ I .l:S'\CJI~. _SJ•::_ pcffl.'111 t>I 'Udl \!\'°.:" lh,1t Ill.I~ • .:,u; ill l'.l.:11~,·.tr1•f th.: h.'llll •1l lhb ,,._,,,. llf .Ill~ l'\11.'ll•h•ll

11r fl'll\' \\ .1l ll11.'r,·11f .11nl pr1111••rtilln,11l'I~ for an~ p.1r1 ,,fa li,,·,t! yi:;ir.

Appllcatlon 1 of3 Massachusetts Patient Foundation, Inc. Section B Dispensing

COMMERCIAL LEASE PACE?

7. LTILITIES

8. USE OF LEASED

LESSOR in connection with the managemen1 and operation of lhe building of which the demised premises are a pan and the grounds contiguous 10 such building and owned by LESSOR, which expenses shall include, but shall not be limi1ed to, the following:

(I) Cost of operations, maintenance, insurance. cleaning and repairs;

(2) Cosl of repair and main1enance of building equipment and systems such as. but not limited 10,

security, plumbing. air conditioning. heat, elevator, painting, pointing, roof repair. fire alann and emergency generator. Paymcnu under service contracts for the above with independcn1 contracts shall be included.

(3) Cost of snow removal and landscaping;

(4) Cost of electric, water, sewer, and fuel charges for common areas only.

This Increase shall be prorated should this lcasc be in effect with respect to only a ponion of any calendar year.

The LESSEE shall pay, as the)' become due, all bills for electricity and other utilities that m furnished to the leased premises and separately metered and all bills for fuel serving the !cued premises aclusively. The LESSOR qrecs to provide all other utiliry service and 10 furnish reasonably hot and cold domestic waler and reasonable wann and chilled wuter for helling and air conditioning (except 10 the extent that the same are furnished through separately metered utilities or separate fuel tanks or equipment of the LESSEE ) to the leased premises, the hallways, stairways, elcvalors, and lavatories during normal business hours on regular business days oflhe he:lting and air conditioning seasons of the year, to furnish elevator service and 10 light passageW11ys and stairways during business hours, and to fvmlsh such cleaning service as is cus1omary in similar buildings in said ci1y or town, all subjecl to interrup1ion due to any accident. to the making of repairs, alterations. or improvements, to labor difficulties, to trouble in obtaining fuel, electricity service, or supplies from the sources from which they ue usually obtalned for said building, or to any cause beyond the LESSOR's control.

LESSOR shall have no obligation to provide utilities or equipment servicin~ the leased prcnises other lhan the utilities and equipment within lhe premises as of the commencement date of this lease. In the event LESSEE requires ldditional u1ilities or equipment, the installation and maintenance

thereof shall be the LESSEE's sole obligation, provided that such installadon shall be subject to the written consenl of the LESSOR. Such equipmenl to be removed from premises at LESSEE's expense upon lease termination, or to become LESSOR's property al LESSOR's option.

PREMISES Tenant may use, in accoroane v.ith applicable laws 11nd licenses the Premises 10 operate a Registered Marijuana Dispensary in accordance to the governed by-laws of the Commonwealth of Mossachuscus and Town or Arlington os a business under 1he name of Massachusetts Palienl Foundation, Inc or other dnl/a or any other I awful retail or office purpose.

9. COMPLIAl'\CE WITH LAWS

JO. FIRE INSURANCE

The LESSEE acknowledges that no tnide or occupalion shall be conducted in the leased premises or use made thereof whl$(Vill be unlawful, improper. noisy or offensive (including smells And odon), or contrary to an~br any municipal by-law or ordinance in force in the city or town in which the premises arc situa1ecf) STU T (. ;u.-The LESSEE sho.11 not penni1 any use of the leased premises which will make voidable any insurance on lbe propeny of which the leased premises are a pan, or on 1he coo1cn1s of said property or whi@c shall be contrary to any law or regulation from time 10 time established by the New England Fire Insurance Rating Association, or any similar body succeeding to its powers. The LESSEE shall o

i\_/

Application 1 of 3 Massachusetts Patient Foundation, Inc. Section B Dispensing

CO:\l:\11:-:IU.l.\l. I.I- \!-I: t•.\GEJ

11. ~t.-\1:-:TE~,\~l"I: Oil Lil iA TIO:\S

:\.LE~SEt:

B. LESSOR

I.:?. :\l.TF.J{ATIO:\S· ADDITIONS

1k111:111t.I rcimhu1-;1: 1h,· l.l:SSOIL am! all utl~r ll'11allh .• 111 n1r.111N1r.1m:1: p1cmi11111' cau>l'd b) th,· l.ESSEE's use ~•f the pn·mi'I!".

.1.J The l.ESSEI: .1g1,•c, h• 111.1i111.1in 1lw lc.1~c pr.·111i-c• in ;;1Jou r111hli1i1•11 .1, th··~ ;m: lt the •·1111111lc11C.!111c11111! 1h.: 1a11111r .1~ the) 111.1~ h~· 11111111 during lhc t••rn1111° th•• l•'.b•·· rl'a~onai.1,• \\•·ar .uiJ k:1r . .lamag.· b) lir•· and ,11h.:r ca~u.1hy .tnl) •':\"'l'lt.:11. ;u1il \•hcnL'\cr .. ,.,,.~,ar~. 111 maimain ll>lll'".

l'lc..:1rkal ;md mcd1.111kal •'lllllJlllll'nl within nr d,·l1i1·;u.:d ,•,du~i\ t:i) In lh•• h:ascd 11r1!mbcs. 111 n:phu:i: ploitc !!l;i~~ ;u1d 111lwr gl:1~" thcrdn .• 1d,11n\\ktlt!i11i; th'11 the ka,,·l( prcmi~e5 ;ire 1111\\ in i;n11d ,•nl,•r ;anJ the gl.1s' \\ h1 •k. The LESSFE ,11.111 hi' R''flllll>thl: fur mai111,•11;i11,·,· 111 th•· 10ilct~. 1hc ho:ating :111J .:o.11i11;; 111111, 1\lthin the J.·.1•c:il pr•'lll1'l'' .111111hc: n•1>li11g 11111h 1if all) 11ll11hc :11111° dl•lh•'·lll'U ll' th•• lc.1••·11 rr,·1111'.:'.

b 1 Thi: LF.SSFI: 'h.1ll 1i.•111\.'1111i1 the lcJ•l'J 1•r•'lll!>C' '"he 1l\l!rln,1dcd. ,f;1111.1g,•1l. >lrippc:J.1•r 1lc1:1~cJ. '"ff,·r .111~ 11•"'"· 1111r cr.:a11• .111~ 1111<1r• 1111i'i:~ in or :lr.•111111 th.- cPll\111•'11 arl.'.tS ul 1lw huil1ling. l.ES~EE 'hall 11!11ain "riu,•111.:i•n,1:111 11l 1hi: 1.ESSOH 1-.•fm,· cr.:i.:1i11g :in~ ~ign 1•11 th.· rr.:mi~e~.

i:.1 L'LE:\:\l~C i :\:'\I> Tl< \~H · LF.SSE!:. 1, r.:'P• 111,1hk· l>)r do:.1nin!!. ,1,-.1i!1•1 i1111g .• mJ 111~i1110:11.11tll' • •I° the lc:.l~l'J rr.:Jlll'•'' .•• ·h1•\\ n 1lll ••\htl>ll A, i11.lud111g light r11lh r.·1•!.1.: .. ·111.:111 .111J rl'nll'I .11 .... tr .i•h h• •'Ul,hk 1r.1•h ,,1111.iin.:r, 111 ,,,,·,•r l,111~··· "i1h 1,•,·.a: ,1rd111.111::•. l.ESSl-:F. i> rcsr.1n•ihk f,,, th: pror.:r 1li'I'"'·" ,,f h.11.1rJ,,u,; m.111·n.11 .. ,., th: l.PiSEE. 1.1·.<.,.St+ ,h,111 Iv rc•ptin>il•k l1•r 1li,rnsin~ nff ~i1,· .11l 111.111·ra.1b ,11ho:r 1h.1111r.1,h •·1in11111•11!~ .i"ot:1a1t·1I w11h n1111in.- ..i ... anini;

•'·' .\I IDF.!"J CO'i I''>: It'' 1111di:r,111111! 1h;111hc 1.1 ·.S<.,C>R i• .. 111cc:rnc1l .1h.i1111111t'11rc:>cc11 aJJ.:,I i.:11,1• •t-><•d.Ul'J "ith a m,·,h,·.11 mariju.m.i.h'P•''"·rr~ •U•h .i~ rJ!'r•. "·,·uni~. ••lhcr 111:111..1g,•m::111. In 1h1· .-11;"1\1 that l.ESSl·.F· !{:.ID .. ·.iu·~' lhc 1.1:..,St ll< "' in,ur th,,. .1J,k.I ,-."" 1," .lc•aillo:J J\11•\•' 111

111.111.1~~111.:1:1 111 thc I.I· S~l:I-.' •pJ.:,·. thi:n ,11d· ''"'' -h.ill l>l' rc:1111hm,,·tl 11r 111h,•I'\\ 1;.: r.1i1I h •r h~ the 1.l:SSl:E. ll11\q·\t·1. LESSEE ,11.11! 11"1 I•,· r~'p1•11~ihk for .111~ .111.tnl ~,,.1, 1ith~~ arc 111•1

r,·;,,nn:ihlc 11r arc: lhll 'uh,1.1111ia1eJ h) th•· I .!:~:-.I JR .

.... l.ESSEE's 1u:s1•1>;>.Slllll.ITY S! 'IS·\'.':t .E: LESSEE >h.tll l'INlll' .11.11l1i111cs 1h:i1 il'I hu,inl·~- I'

•u11J11i:1i:ll in ;1 r'''lll'n'ihlc: .111.I pmfc,,i1111.1l 111.11111.:r anJ 1h.11 II• II'•'"'"'' 111•1 .:rea10: :1 11u1~.1111 ,. II• 1h: 111hcr 1cn.11u-. I l:SSl:E ,hall hi: 1i11.111d.11l) rc,pon~if\lc i.1 pr.11:1p1I~ r,•111nl~ nuis.1n.:o: 10 1•1lw1· 1•'11:\llh ,·;1u•c:,l I>) ii• ti-•·. ·11d1 J) l'J,•r. 11111,·.1-,111.1hl•• noih'. lto111•nng. ,111,1l.111g. ~1~.

·'·' Th.: LESSOR .1.,:r,.,., h• m.1i111.11111h:: •tn1.·tur, .,,- th•· hu1ld111!' ,1111111..:h1l1c k,1,i:J rr.::111~.:, .1ri: .1 11•'" in th<' •.1111c \'11111l11i"11 a' i1 ;, .111hi: l•1m111,·11i:c111cm of 1hc 1,•rm 11r ,,, it :n.I) he ru1 in d11n11g th~ 1.:rn1Pi1hi, lca\c:. ll':1~1111ahli: \11•.ir :11111 l•'.1r. tl.1111agc b) lire .111d 1Hhi:r '"')u:ih~ 0111~ 1'.\l'cptcd. unli:~~ ~ud1 main1c:n.11tc1: 1~ rc1111ir.:1I hcl':111,1· 11f 1hc LESSF.I: t•r th11Sl' 1i1r \\ho~c conduce 1hc I .ESSEE j~ lcgall~ n,•,r1111.;ihk.

h.1 l.ESSOH ,11.11111\'\ l'r 1.,. li.1hlc re r .I.I~ failure HI m:1!.c r.:r:ur, unk·" I l:'iSH~ h.1• gh ... n lh•lil ,. h• l.hSSOR ni the 11,·,·11to•111.1!.c •ud1 rl.'(l.llr' .• 111d Ll~SSOR h.1, t'.rik.t h• ,·,11111111!1\•'1! 111 111:1!;,• '"' h ri:p.1ir~ within a rL'.I'' 11.1\ll.: tim~ .11\cr rn-.•1p1 nf ,11,·h 11,11k.:. 11r 1:111, 111pr.1.-,·nl1\ith r.:.1•1111.1!-k Jih:;cn•·.: 111 ,·,11:1pli:1i: '11d1 rl!p:iir,.

Thi: LESSEE ~h:11! 1111t m;il.,· 'uu..:tural alh·ratil'll' 11r ;llllli1i1111~ tl> th,• h•.1,l.'il pr.:111hi:S. bul 111:1~ 11i;1I.,·

11011.,1ruc1ur:1l ;ihcra1h111, p1m 111.:J th\' l.t:SSI m ,·,111'•'11!' t11,·rc1u in \Hilill(!. \\hid1 ··1111sc:111 ~hall 11111 li1· 1111rc:a~t111ahl) 1\lthh1·hl urild.1)1:J .. \11,uch all•t\ll'll .1ltcr.11i,111' 'hall h,• al l.ESSEE·s C\Pl'll\\' .111tl ,11.111 ht: in 4ualit~ .II 11.'."t c1111:il 111 the prl!'t.:111 •1111-1rni:1i1>11. l.l·SSl:I: -hall 11111 (".'nni1 an~ 111•·•h.u11.:s· lien,, "r ,j1111lar lien~. t.1 r.:111.1i11 ur••111h,• le;1.;o:J rro:n11•:• t'1•1 l.1h11r .mil m:itcri.11 rilrni,hi:J 111l.l·~SH·.11r d.1111:1.'J IC\ hl\l' h.•,•11furn1,h.:J10 LESS FF in n11u1,·~th•11 "ith \\,1rl.. ,,f .1n' dtira.:tl!r pen·,,rn11:.J ,1r d.1illlttl h• h..11c h.:t'll r«fli•nlll'•l .ti tho: 1.hr.:.-111111 of I l·~Sl-.F. a11J $hall •",111•\:

\

-....

Application 1 or 3 Massachusetts Patient Foundation, Inc Section B Dispensing

COMMERCIAL LEASE PAGE.C

13. ASSIGNMENTSUBLEASING

14. SUBORDI· NATION

IS. LESSOR'S ACCESS

16. INDEMNlFlCATION AND LIABILITY

any such lien to be released of rccoid fonhwith without cost to LESSOR. Any alterations or improvements made by the LESSEE shall become lhe propeny of the LESSOR at the tennination or occupancy as provided herein. a) Tenant Improvements. LESSEE shall provide for lheir own improvements.

LESSEE shall have the righl 10 assign or sublet the Premises or a ponlon of the Premises may be subdivided, providing the LESSEE must first obtain the LF.SSOR's written consent on each occasion, which shall nol be unreasonably wilhheld, providing it is in accordance with governing laws or the Commonwealth or Massachusetts and Town of Arlington. No assignment or sublease by the LESSEE. nor any consent then:to by tin: LESSOR or any indulgence or favor a1 any time granted by the LESSOR from or other dealing with anyone claiming by, through or under the LESSEE. shall relieve the LESSEE rrom Its obligations under this lease.

Nothing herein shall limit or restrict the LESSOR's ri&tit to assign its interest in this lease or to sell, tnlllSfer, mortga3e, or otherwise convey the land and building in which the leased premises m located. If such evenl shall occur, the seller or transferor shall thereupon be relived of all obligations and liabilities under this lease arisin1 or occunin1 after such even1. and the pun:haser or transferee shall thereupon be deemed to hove assumed and agreed 10 perfocm and observe all obligations and liabilities thereafter arisin& or occurring.

This lease shall be subject and subordinate to any and all mongages, deeds of tNSC and other instrumenls in the n11ure of a moneage, now or Ill any time hen!after, a lien or liens on the propeny or which lhe leased premises are 11 pan and the LESSEE shall, when requested. promplly execute and deliver such wriuen instruments 115 shall be necessary to show the subonlination or.his lease to said mangages, deeds or trust or other such ins1ruments in the nature of a mongage.

The LESSOR or agents of the LESSOR may, al Rasonable times. enler to view the leased premises and may remove placards and signs not approved And affiJted as herein provided. and make rcpaiB and altera1ions as LESSOR should elect to do and may show the leased premises to others. and at any time whhin six (6) monlhs before lhe uplratlon or the term, may affix to any suiiable pan of the leased premises 11 notice for leuing or selling the leased premises or property of which the leased premises arc Q part and keep 1he same so affiJted without hindrance or molestalion. LESSEE will have con\J'OI of its own access by meons of keys 10 the building and leased premises. LESSEE shall provide one set of keys to LESSOR for access.

The LESSEE shall save lhe LESSOR harmless from all loss and damage occasioned by the use or escape of water or by 1he buBting of pipes, or from any damage resulting from flooding or roar leaks, by any nuisance made or suffered on the leased premises. The removal of snow and ice rrom the sidewalks bordering upon !he leased premises shall be b&SEililS''fi LF.SSOR's responsibility.

a.) LESSEE'S INDEMNITY. To the maximum utent this agreement may be made effective according to law, LF.SSEE agrees to defend, indemnify end save harmless LESSOR from and against ell claims. loss, Ila bi lity, costs and damages of wba1ever nature arising from uiy defauh by LESSEE under this Lease and lhe rollowing: (I) from any accident, injury or damage whatsoever to any person, or 10 the property or any person, occurring in or about the premises (except those due io LESSOR 's negligence); (ii) from any accident, injury or damage occurrine outside the premises bul on the propeny, where such accident, damage or injury results or is claimed 10 have resuhed rrom 1J1 ac:t or omi5Slon on the: pan or LESSEE or LESSEE's agen1s, employees, invitees or independent contn1c1on: or (iii) in connection with the conduct or management or the premises or of any business therein, or any lhing or work whatsoever done, or any condition created (other than by LESSOR) in or about the premises: and. in any case, occurring after the date of this lease, until the end of the tenn of this lease, and thereafter so long as LESSEE is in occuppcy of the premises. This indemnity and hold harmless agreement shall include indemnity against all costs, e11.penses and llabllldes Incurred in. or in conneclion with, any such clllim or proceeding brought thereon. and the defense thereof, includin1. without limiwion, reasonable attorney's fees 1111d costS al both the trial and appellate le\lels. 0

b.) INJURY CAUSED BY THIRD PARTIES. To the rruuimum extent lhis agreement may be m

'.LJ_.... .I

Application 1 of 3 MasSilchusetts Patient Foundallon. l~c. Section 8: Dispensing

l'll\l~ll:IU'l .\I, 1,1, \SE 1•.\Ca·. ~

17. LESSEE'S 1.1:\Bll.ITY l~~l 'l<A:-.l'E

I~ Fll{I~. C-\Sl'Al.TYE~lt"l ~\T ll0:0-1 .\I~

19. l>l:FAl 'l.T :\~ll

11 -\:-:KIWl'TC'\'

drccu'..- .1.:,·11r.l111g h' l,I\\ 1.1·::.->EI.:. Jgrc.:- 1h.11 1.ESSf>!{ -h.11\ 11.11 h.: rc~r••n,ihh: nr lial'k h• I F.SSEE . ..r tn th.1;~ d;11111111;; h~. thR'tt;,!h "r unJcr LF.SSH:. li•r :111y Jo,.., 11nl.1111Jg~ 1h.11 m.1~ l•c n.:l·usi1>11cJ b~ 1lr tlm1ugh the ;1.:t- 1•r ,1111i"11111, 11f person' 11l'l't1pyi11g ;iJjo111i11g 11rcmisc~ 11r an~ p.in uf 1h.: prcmi.;cs :illja.:1•111 111 (Ir .:omw.:1111!! \\uh th~ 11r1•111i'1'' or :my ran 111' 1hc pr.'.>peny 11r 111hcrwis1·.

1 1 LESSOWS l.t .-\1111 ITY 1.11 I J:<;SEE 'l1''i.:1f•i:,1ll~ agr.:c' 11111•11!- ~old~ hi l.ESS<llfs then equit~ int.•rc'l 111 th.: pr•'l'''rl~ .11 thc tim,· 1•\\ 11::. I. for r.:..:"' ··~ 111.111~ juJg1•11w111 fr,in: LESSC )I{, n t>~ing '>rel'itk.111~ ;igrcc.l 1h.11 LESSOR 111n)5111.1I 11r •lll'e"''r' •ll.lll neh.'r he ri.:r-c111all~ li;ihli: lor :in~ ~ud1 judgcm.:111. 11r for the p.1~ ru1•111 111 an~ moni:rnr~ llhligation 10 1.1-.SSEI:.

Thi: LESSEE 'hall 111;iim:ii11 \I uh rc,p1·c1 1111111• 11'.1-ed premi"i:' anti 1111! pmpl.'rl~ 1•i whid1 th.: k.N.·J 11r,·111h;, .1r.: .1 p.m cumpr.:hc:i-1\\' h.it'iilit~ i11-11r.1111l' m th<' an11•11n1 11i Sl ,OUll.OOll.IHld:111:.1gl.' 111,UT,ll\CO: in li111i1, 11i Sl,OOO.UllU.Ull in :.:-p1•11,ii'11• O:•'lllr.111;.:;, \(U<ihl1,·J Ill do h.hinc" in :'\l.1~,ad1u'cll' anJ 111 !!t•n<l •1.111di11g 1h.:rcin 11Mtnng the Lt :SS< >I~;,, w.:11 a~ U·~SJ·.F. al!ai11)1 i11111r.1 h> pcr~cm or damage cu pn•pcrl} ;i, p1m 1Jcd. Thi· 1.1·.SSEE shall 1kpn,it with th1• 1.1-.SSQI{ 1a1iticoill!' f1 •r .;ud1 i11,ur.111c1· .11 or pnur h' 1hi: 11•1111111·m:cmc111 •• r 1h1.• 1crm. a11ll 1ha.:alicr 1\ i1hi11 1h1r1~ 1 ::01 J.1~' pri11r hJ th.: .:\psr.111<•11 {>t' :m~ 1,11d1 p.1hd.:~ .. ·\II -11d1111"uraru:1.• ..:cuilk:uc, .;h:ill pn•\ tJI.' thJt ,u,·h pn!i,i.:$ ..;h.111 lh•l bi: 1.111.:ckd 111thl1U\ .II k.t-t h'll 1 llJ) J3~, J'I011r 11ntt.:n n,lli1·1• h• ~.1.-h .1~surcd nam.·d 1hi:r.:i11.

\\,.\IVER OI· SI '11 l~OCiATI< I'll . hM•l';lr as •• 11111111 1h1• 1'X!t!11I lh:tl. the f111lowinl! 11r,11 j,.ion ~hall m11 m.lh· ii imro~-ihk· to 'i:l.'.11r1• in,ur.1111.: 1'11\ i:r.1g1.• 11h1:1in.1bk fr1•111 r.:,punsihl.: i1h11r;111.:c co111p:1nii:, ,J,1i11;: hu.;;11.:" i111h; 11'-Jlit~ 111 1\111.:ll thc rr• r1·rt~ I' h•,JlcJ IC\ l'll lh11ugh l'\lr.t premium ITI:l) fl''llh ·h1.·rl'lr.,m1 1.ESSOI~ .111111.Fl:il\I+. n111l11Jll~ .1gr.·,· 1h.1t .:11~ r11•p.·n~ 1l:snugi: i11>11r.11h:i.: 1·arrii:J h) .:i1hi.:r ·hall pru\ itl•· for the \\,1h1·r h) 1hi.: i1N1r.111t:i: 1·.1rri.:r ul :111~ right ni sul,rog:11i,111 against the 11lh1•r. and till')' ltlrlhl!r n1Utt1al } .1grt:l' lltJI. II ith fl'\pt:CI Ill :Ill) t!illll:lg.: to propt:n), lht: JOSS fnlllt 1,hidt i~ C\lH'r1•J h) insuranl.'.1' 1h 111 hcin~ e.1rricd h) 1hc111. rc,pc1·1h cl~. the""" l.'.trr) ing. su.:11 lfl'UtJllCl' Jilt! ~11ff1·n11g ~u.:h 1 ,,, rdca"'CS 1h~ •llh.·r ""Jilli 11.1111 .111~ .111J :111 d:1i111- l\ith Ct'iip.:CI ... •lldl ],h~ \<'th: 1'\IClll 1>i th.: lll•Ur.11•.:1• fru.:,•,·.J, J'.siJ \\Ill> fl''(ll'l l lht:h!lll.

~h1111hl a suh-1a111ial p•1nton 11f th.: 11·.l,C•I pr,•111j,,.,, .1r of rhi.: pr11p1·r1y of 11hieh 1hi.:} ;ire a pan. he ,u)l .. 1:11UiJll) d.1111.1gcd O) rir1• •r 111h1•r 1·;i•u.1h). ••r h1· 1.1lcn b) 1•111iu,·m J1Jrn,1111.1hc l.l~SSOR 111.I) dcl.'.t "' tt'mtin:tll' !hi.; l.::1~\' \\ h111 'ti• h iitl'. L'.1-1 .. lh). ,1r l:tl.111i; r.·n.l.:p: th.: lc.1-i:- rr··mi;I.'~ -11l••1.1111i.1ll~ u11•11i1ahli: 1",.•r 111,·sr i111111J1·J 11·.: .• 1 ils-t .111J J'h•J'••nh•n.11.: .1\:>.1temi:1111•1 n:111 ~hull I•.: 111.111.: •• 111J 1he 1.ESSE~ 111.11 .:,,.,., i.1 1.:m1in:11,• 1h1, 1..-a,.: ii .1.1 The LcSS< m foils 10gh1· 11 riucn no1ii:l' "i1h111 1hir1y 1.'01 llay ... of intcntiun 111 r.::.tor.: lc:i.;c1t

prcmi s.: ~- 1 •r 0111· h 1 Th( LESSOR (;,ii.; 10 r.•,1011· 1h..- IL·.e>cJ pr..:111i·..:' to ~1c,11.1111"11 -uh~1:i1111Jll) ,1111.1hk ior 1h1·ir

i1111·11J.:J 11•1· \\ithin nini:t) 1•llh .J.1~· ,,j ,,11,l 1ir.· 1.\t<u.1h) or 1.1k111g.

Th.: l.FSSOR ri.:,1·n , .... ;1ml 1hc I.I ~:-.El: :;ram' ht illl' l.F..SSOI{. all right$ 1\ hkh th•· LESSEE Ill.I} h.11·..- for t.la111.1gl':- 11r injur~ 1<1 1hc IL·;i....-11 pr.:m1'c' f11r an) 1:iki11i; I'~ 1·111i11.:111 dum.1111. i.:M.:cp1 for ,1,1111.1:;.: 10 lhc l.l :SSl:E's lhlllr.''· lir.•pcn~. 11r .:.111ip111.:11t.

In th1· "' .:nt th.11 : a I Th( U:.SSt·.E ,11,111 ckfouh in tht· pa) 111l'lll 11t :su~ itbl.tlhu,·111 111 r.:111 nr '11111 h1·r1•111 .;p.:cilicd and

MU:h J.:fouh 'hall co111i1111c h11 three: 131 ,l.t)' af1.:r \Hilli:n ll••lin· thi:r..•of: or 1._1 Till' LESSEE ,11.111 d.:f.1111! i111h.: t1lh.:n.111ll' .,,. p1•r1om1.111w ufan~ otlll'r ofthl' LESSEE'~

1·m.:11a11h. ;ign:cm1·111~. 11r 1•hlig.1li1•11- h1•r,·1111d.·r .111J •ud11klanh ·lull 11111 h· "'l'r.:.-1i:d ''ithin tlun~ 1.~!JJ d.1)' .1!1..-r \Hi111·n 11.•lil'l' th•'rl!.1f: 1•r

,. 1 Th.: J.F.SSFE ,Juli I'll' .t.-d.1r1·d h.111!-rupl "' in•.,h,·111:1.:rnrJi11.!111 l.1\1 . or. tf .Ill) ·"'ig11111.:111 ,hall h.: 111.1.t.· 11f l.l:SSEI'. ·, pr.11wn~ for 1lw h1·11i:ti1 011•r,•dilllr>.

1h,•n 1hl' U;;SSC )I{ 'hall h.1w 1111• 11glu 1h.:r.:alt,•r. 1\htl.: .u.:h Jl'1.1uh ,·,•1ui11u.: ... I•• r.· .:nh:r :md ra~, . .:.•111pl.:1,• 11•'''.:"i·•n ·•f lh.: ll'a•1•d 1•r,•111i·i.:~. "' .1..·,·l.m: th~ tl'rrtl 11l 1hi' lt•.1•.: .:11.l1•1l. .111 ra)ntl'lll' hll

th.: le:t~o: 11ill hi: .:nmc imm,·.lia11•h ,111,· .. ind l.1·--••: 111.11 rl!m '11· the l.l:SSEF'' dr',·.:i-. \\itl1ou11 1m:,1udii:.: 111.my1,·111ctlk, \\hich ,;11gh1 he n1h1•r,\1,,· u,~J for :irr,•ar~ ,,( r,•nt ur 1lll11·r tlc:foult. Tl\.:

\ -)

- -· ~ \

\ · w111 p.•:1Jit1· pu•• l'l'' •1•1.ipun ''~II: ;! 11

J."''t•'llJ J.11(1•1 \111• •'l p.i\\11·'<I1•111.1;i,1111: 1111111•,11.1J111,1.1 J:>IJlll J•• lll'!•>!llllU(l;> J111 ''"!''P .I•' llltlt•:i;w 1111 1.1t1111 ·'lll \q p.•J·'.1)11' Ju bll!l'~t: l'·'u,,11:.•Jlll ·,:i.'.1 ,\,11uu111: iiit!l'"F'U! ·<~01

J1' 1U!1:1.• \111· 1110J1 pur 1'1111•tl1· ''·•111ui:11 J.i11111 ·''!l l'l•'ll l'llc 1qu111.1r111 111 .1:i1:i1• pm· ·.i \\111r. p:illlr.u :i'•llll lll'IJI J,ll(h' J,l'jtlJ1t 1HI 1(11 \\ 11'':'11' ·' 11:11 \.•t111n11111r UI' \\rm· lll·"·'Jd.•J \tpJ,11111·'''·' ·l;l!:i"i"·rt l'lll"HOSS:n

·;i1111p11 "! '''·'·''"" 1 \,,1111:iq11.'lll\\ 111•ll"!'!11•1.! 'I·'"' h• -.· 11'!l'"'~l!J'>'lt1 J1• •111.••11pu:i11w \111• ''' pur • 111.11111111!11111 \1JJ1• \l''•'11h ,, 111.•111.1.iJ;\1: •!lfl ,I 1 ''"'''' 111J1I \ur 'r Jl'J•'•lll ·111.•Pll \urd 1• ' ' 1:i1t10.i;>1\

f'\11' llP\ll,l;IJ;\1• '"II 111 I~ HI!• II p111: ''11·"'111 '1""1'1 '\ "•!!Ill' ;i \Ill• Ullllt'.) ·'Lil \q 11.:in~ ,,. P·"ll"·'!I

11·111 I' 11111!JJ" \\ . ,,,r.,1>.f l'lll'lll\llr.11 flll·1111il:oj:t\;i(f ,,-,,ll'l~ , , , ... 1,, J:'lllR.) .,. .llPJ,1'11';'11111'11 '' 11.111 •JU :i11.1.

• \ 1J.1d1 •Ji.J 1pn' \.i11•:i11 111 J1• • J."'l'll'l,lJ,,11 ;inp 11111' \111~.hl llt.illt\r·d ·'Ill tll ·'I"' ll·'"' h 1 'l'·'·n1u1l 1.-11 ·''I' \1J1h• •'I J'll" l';'l\4'\U,IJ 11, lllU \u,1J1•Jd <>111

111 II'' Ji• \·11· ,1J!lllll :1111pp1 ·,,·1·, .111:111d 111 .•11q11d 11: II·'' •'I ;o t1•1u111.1 -.~10~!'~1'1 J;-pun :imr.• 111r.i.•1 ,., Jll ""''·'\"·' .. . . 1 : 1~s:1 11•'. .:u.,,r.·hl .•li1.1•' \111· .·1··1, r•w ;1,,·111.iJ ,., ·:i:iss:n ·''' !i'IJ ;i,,,~ .•1111•· puL'

1•1.•J.•111 .i:imwp J•I --.11:i11111~1 · r·1ss:1 1 •1 \111••1r111111 ·1111" ·l'·''!l"'ttnr .;,PJ·''I ~! m >!:is:n ··;"'m..,Jd :111111111_1 \u;iJ, .,,1,,:r·IS';:l'l I•' \1w ::w1u.iJ •'I .im1!r1 •.':J':lS~':l'l ·''ll.l~· 111;1,,, ·'111111 ·p;i1d.•:o.ir

\111•1 \Jjl!ll•l',I J,l\Jh' J1I ,iJtl \\I ,l;;l'llll'f' 'llll!lll'lhl,1 J'•l<'ol Ill !'Ill' p;ip:,ip \Jll!ll•'!"•',l•'JJ '•:'l•!IU;llJ l'·'''"'l ·"Ill llt•.ln Jl1 •II ·'1'''111•111'1111'!'1:1'111° •II• !Jl'J,1111' II' r11r 'll!\\,'IJ.i111 J';ll.'.'Ulhl.i ,,,Jrl\!I J,llfh'

I'll" "'h1J.•111 'V•11 · ~'"'111" f'Ul' l'•'''"'l ·'111 )IOSS·l'I ·'Ill"' J,l\!l·'I' 11''1'• ·l:tss::n 't•;l•!llt.'Jd J';'l<t:.'I ·'Ill ·'I'"'"" J•I ·'111•111 J.•q1p ·. r;·~--~n ·'1(1 '·I l'·''"!''J J1I , ••• ,~ .... fUIJ,'11·'1 put: <uii1 .. 111: 'olll!••;;tJ1~1

·''II.I•' \1!1•·1;111.•;\ ;i111 :\1111!11111 .;,l·'"'IJ llh 111!" ·;i1t!l'llJ.'t111 ·,;1,1111.•1J l'·''"·'l ·'1(1 lllt'l,I ~::-.i,1p PUl' 'I'•.,.;; '.~ 1 : 1ss:ri 1ir ·' ,, •111.i1 ·"''·'I -1111 "' ti• •lll'lllltU.i1 Piil•' Jo• lll'lll'JIJ, ,1 ·'Ill 11• 1!1'11' ::J~I ss:n ·'Ill

11 •• ,,;; ,! I'·' h'!Jll.'lll,1J ..... ll·'!ll\\ ••I,,! --:iJp111: J;r1111• :1:i11.; lll J,1 1·r1::0 \"I\ ·'11111:111 <;

·' '\ ,i;':,11111. l Ot

\u1•1h1111,) lU~!tl.':itUl'I\' ·. rn \1p:.1u 11111',)1"1 •' ·' • y f'I '·''!Jd1.•1w.1 Ulh•, 1" I

1~~1·111 · 1\' ·11•'tl'"l'!~l 'l'~11rl\ll\' u· uoss:11 .1111 01 m .... pm:

rn·J ·'•I lll'lf' ,;1,111llll m.iJ II\' ·;;111IU\1 Ill ·''I 'I''' .111111 ,,, "lllll llh111 \nu ~!OS!.~1 ·''II,,. ~··'11'111' 11:-11, 11: m lSSTI ·'Ill 1•111~--.11ppr ·p1rJ.,,,, i-'1·1-... 1'('.~1-.•nh.•J1J1.1.1;iJ llJll),11 ·1!•'111 P•"tl!U·'·1 Jt• f'l·'J;llS!:i.•J

\q n< J~S ·I' I .itp "' l'·'fll'lll I! ·p:>' '•'' \1111\ r;i111;i.1p ·'·I ll''ll' ·,111.1p111 i ·111:Jn,iw .i111, 11 J • 1;1,!m;oJ<l l'·'''';ll .i111 •11 ii1111ri·'J m >!:is:n :>111111 ·.1:1ss·n ·'tt1111o•JJ .•.1!11111 iu\ .. ·:Hs!:i:n .1111 •'I l'·'"·''PPl'

·111r,l.1.11l .1iir1"iJ ·p.11,~nhM lll!;i,,,111u11p1 ·111·u111·'ll!U~, J11 p;iJ.1i-1'1;11 · ,,,,,111~1J p.,..1:;11 :i111 ~·1 P·'l!tlll

.I! Ju 'd:ISS:l"I ·'lfl l'I l'·'"·'Jrlll' '·''!111:1J 1'•'''"11 111111: IJ·'l II 'l':'l\P' \Ill!' p."lu;i,ip ;\ll lll:qs ")lli'Ji'tll \.•111'.tn.1.111 .•111 l•I J1• ,;1,11u;1Hl r;i .. r.11 :111111 ;111111vJ :.1:1~s:1 1 :itp .11nos1.,~·1 ~111 uh•J.1 ,,;111,·u \u\ ..

·,1111pdi!14•' 1pn.; .\ur. m11~p.1J 111 p;il!1-.1 .. 1:11 noss:n u,.i.1.11111 :fo!\.l!·'·'J' m>~~:ri u1 :1~1s!:i:ri .'•1 ·'·'!11111 P1.1c ·1111c.i:ir 11:111~

i111: p.1.u11:i 111 p:>J111t•.1J i1•1r11,"1:;iJ '! "'.'lll!l ll'IHl!lll'P'' 1p1:' J11 ·,\1·1~ IUt"• iU!lll ll!lll!-" •lllJ!1t:S1N~' 11111, 111111,1J.•d 1•11"JU:J .111:1111m1• ~IOSS!rl !!lllll !'111! s~:-11111 J;>p1:n;i1;111 •1ht1lll~!l\Jll ~.~IO!:i!:i'.:fl

\ur 111 .1;im:nu11.11.1<l ,111111111111·,i.ii• "! ·'•11u;o1.11111111 11'''1' )IUss:n 'J."11\' .. :1'·1<1 s.)10ss:n

111.,J p:u11!11rp1: ·m :1:1ss:r1 ·''I• i11 noss:n ·''II''' 1111·t1.•q 111·11~ .,,~,1.1rm·1111111111: 1;1t.1 111.1:1 J;id ~ 1 .1n .111:1 ·"1111' 1~.•J.'lll! 1(1! 11 ·11,um;iu! ~llll!ll'ii!l'I" ,., 1'!1'11 'um .. 1p11' ·;';u!P·'·':i111d M ll•'Jl:lt: .iuc iiu!l111;i,1;ip

Jt• '111!111:i,1~11Jd ·;1u!J111!1'11! II! ~~·~I'· i.11ui1111: :lllfl!lll••r,iJ ·1•111"1!•111111111111q iill!l'lll.'11! 'U!'l'!·""J:'llfl 1111!1.1;1111111.i 11! \:irn•tu J•' 111;1111 ird ·''i' J11,1 'll••!ll!ii1No \111: ,m.1111 .h 1 ,;1m11pu;x!,~ \u1: ~.,ljr.111

m 1ss:n .1111J1 :1:1ss:.1 1 :i111 ,111 ,l•11.1itx., ;i1p '" 1nn: 111111,:i.i1: ,,111 J11.1 11111•pr 1p11< ip.•111:i1 \1:111 ·11ncvr 1p11~ ;iu! "r" \1pJ.i111 111111111" pm: •" op 111 •111!11::1!1'1" \111: ,.,pun f.u!·'ll 1th 1111!" '}I< >Ss:n ,i111 ·;1~1:.•1

'll(l Jt 1 •'F'!IJI' \1n: II! ~llll!~! \llld \Ill! J 11 ;lfll I! I \q .Ill J:IJIUll p1nu~1p:i<l Jo (l:i \J."1111 :'111 <11 ucd S .:!;:! SS!JI 110 ~lt11:11;i \111 JU 'llU!l!l'llll.I \111: Jll ,,;ltll'lllJl~JJ·1d Jfl ·';111\! \l;l\lltl ;'1111 11! '.Jll:IJ;llll :l.1!h•l! :llQl!llO~l!;>J J'1l.IC

·11111:p1> 111:11~ : 1:1ss: n ·•111 11 ·uu.•1 ;i111.111.,n11!~.u :1111 f.11111111 nn!u:11!uu:i11pns ,111111M!:>J .itJ Jn:i111 .\t'l11

m >ss:r 1 ;11111p!1t·" ~111:>111i1·i11.i111t• 11111: 1u;iJ .1•• '"'I ll'! N•p:::1: l1oss:r 1 .,,1, \.1pn11:ip111 111:1 1 ~ ; 1~ss?n

l!:!1\I\-'.\\ · ~·

\1np .•Jr \,,111

:-l!>V?l':J;-!Ol1£1 •~

}l:!Cl\::lml.l~ ' Ii:

:i:m.o:-: ·o•

IJ :l:)\'11 :1s\·:n ,,·1.rn:-11\t(OJ

6u1suadS!O 11 uo1pa5 ·Ju1 'uO!l~puno~ JU;l!led snasn4)essew £ JO I UO!llD!idOI/

Application 1 of3 Massachusetts Patient Foundation, Inc. Section 6 Dispensing

COMMERCIAL LEASE PAGE'f

24. NOTICE TO MORTGAGEE OR GROUND LESSOR

25. WHEN LEASE BECOMES BINDING

( I) Failure on the pan of LESSOR to complain of any action or non-action on lhc part of LESSEE, no mauer how Iona the same may continue, shall never be a waiver by LESSOR of any of the LESSOR's rights hereunder. Further, no waiver al any lime of any orthe provisions hereof by LESSOR shall be consrrued as a waiver of any of lhe other provisions hereof, and a waiver al any time or any of the provisions hereof shall not be constNed u a waiver at any subscquenl lime of the same provisions. The consent or approval of LESSOR 10 or of any action by lhe LESSEE ~uiring such consent or approval shall noc be consuued 10 waive or render unnecessaty LESSO R's consent or approval to or of any subsequent similar act.

(2) No payment by LESSEE, or acceptance by LESSOR, or a lesser amount chan shall be due from LESSEE to LESSOR shall be uealed otherwise than as a payment on account of lhc eutles1 installment of any payment due from LESSEE under the provisions hereof. The accepllJlce by LESSOR of a check for a lesser amount with an endorsement or statement lhcRon, or upon any leuer accomponying such check, lhat such lesser amount is payment in full, shall be given no eft'ec1, and LESSOR may accept such check without prejudice 10 any ocher rights or remedies which LESSOR may have against LESSEE.

Alter receiving notice from any person, finn or ocher entity that it holds a mortgage or a ground lease which includes premises, no notice from LESSEE to LESSOR alleging any default shaJI be effective unless and until a copy of the same is given 10 such holder or Sn)und lease (provided LESSEE shall have been furnished with the name and address of such holder or iround lessor shall be treated as pcrfonnance by LESSOR.

The submission of lhis document for examination and negotiation does not constilute an offer to lease, or a reservation of, or option for, the premises, and this document shaJI become effective and binding only upon the execution and delivery hereof by both LESSOR and LESSEE. All negotiations, considerations, ~imsentations and understandings between LESSOR and LESSEE a.re incorpon11ed herein and this lease expressly supersedes any proposals or other wriuen documen1S relaling hereto. This lease may be modified or altered only by written agreement between LESSOR and LESSEE. and no act or omission of any employee or agent of LESSOR shall alter. change or modify any of lhe provisions hereof.

26. HOLDING OVER Any hoklinG over by LESSEE after the expiration of the term oflease. lnc:luding faihne to give six monlhs notice per Ankle 3, shall be treated as a monlh-10-mondt tenancy 11 sufferance at a rate equal 10 I· 112 limes lhc sum or (I) Base Rent and (II) Rent Adjustment Charges in effect on lhc expimion dale, wilh payments due on the first of the month. LESSEE shall also pay 10 LESSOR all damages, dirca and/or indirect (including any loss of a LESSEE or renw income), sustained by reason of any such holding over. Otherwise, such holding over shall be on the terms and conditions set forth in this Lease as far as applicable.

27. BASE RENT

28. RETROACTIVE ADJUSTMENTS

The LESSOR may, but shall not be required to, and only on written notice to LESSEE after the expiration of the tenn hereof, clecl 10 ll'cat such holding over as an extension of the tcnn of this Lease for a period of up 10 one (I) year, as designated by LESSOR, such extension 10 be on the 1cnns and conditions se1 forth in lhls Section, with LESSEE paying lhe Base Rent in effect at lhe expiration of the Lease, adjusted by the CPJ-U Northeast index es sel fonh in the Lease, plus Rent Adjustment Charges as set forch in Panlgruph 6 or the Lease.

Under no circumstances shall lhe Base Rent which is due for any twelve ( 12) month period during the Lease Tenn be less lhan lhe Base Rent which ls due: during the prior twelve {12) mondt period. The Base Rent which is calc:ulated pursuant to this section shall be in addition to other amounts due under this lease including. but not limiled to, amounts due punuant to the provisions of section 6 Rent Adjustments.

tr at the commencement of any twelve- (12) month period, !he Base Rent due during such period cmmol be dctennined, the LESSEE shall pay to LESSOR the amount of Base Rent paid on a moo basis during the prior twelve (12) month period until LESSOR notifies the LESSEE of lhc Base l due in such current twelve ( 12) month period, whereupon lhe Base Rent shall be increased retroactively to the commencement or such current twelve (12) month period and the LESSEE sh I

. L-I_,

Application 1 ol l MassachusettS Patient Foundation, Inc Section B: Dispensing

<:ml~IEltct.\1.1.E:\Sh l'AGE K

.~ll. SICi~.-\(iE

p.i~ 1h.: LESSOR .111~ r1·1111lu,· d111111:: '11d1l\\ehe1 I ~l lll1•nlh 11enotl fr111111hc cu1111111:11ccn11:111 l•f ~illlll' ''hid1ha'11111 h·cn pr''' i11thl~ pai1I.

_ 1 __ ,r:11:c' ''ill h,· di:'iJ:!nat,·.I 1~1r rh.· t"'' ,,,. the ).,·"cc at a r.11\• ul 175.00 per mmuh. Sud1 u)t: .. h:ill l'c :\I Ll:~Sl:E· .. ri,I. . ..\11~ 1 •lher p.1rl..i11g h~ I .c,,cc', e111pl11~ccs 1111 the strcl!IS of the Town ol Arli11g111n ,h;ill cnnl11rn1 tu OI f·Strei:I 11.irl..in:: lkqu1n:mi:111' 11i the Tu\\ 11 of Arlington B~ ·L:I\\ Si:i:tii>n 8.\JI and 'hall I•,• ;1d11n1·,l b~ purd1.1,m~· nh111thl~ p.1rl.in:; .. u.:l\cr' fr111111ht! TO\\ll e>r the

c11ui,.1lc111.

The 1.F'iSl:I: ,qll p.1~ f.•r and I 1-."iSC >R "111ei111r,lin.u.·1>11il1hnl! .. 1:111dard h1bhy au.I nreri\Jr sign:;. Thi: l.ESSI :E 111;1\ in,1.111 ir, 11\\11 -ui1.· ''l!rt•. ,uli1c.:1 1,1 l.l:SSOR ·, .tprr11\ :ii.

~ l ~llSCELL . .\~E<JL·s .11:\11.:.-hc,l i:,hihu ":\ .. - H1'i>r pl.m h Anadtcll ,·,h1hi1 "II" 1{,·111 'id11•,luk . .:1A11:id1.:.1.:,h1l>il .. c· · '\1111.: .t Tlw l..:"Le 'h.11l h,1\L' lh.- .1p111•11 h r.:11•'" 1hi· k .. , •. f.1r 1·1,.: c:' 1 .1<l,fi·i1•11.1I pcri.l\I.; 1>1 _ 1_ ~.:.ir.; i::id1

.11 .1 rrk.: f'<'f f, •• : •'l :''; ,,, .. ,\e thc ;l\l'r.1~1· tlk:"\ l\l.llllhl~ (\'Ill:.! r.111.' rcr lv1ll bo!illg (lJid :it th~ rro:mi ... ·-. F.1ilur.: ht 1•r I\ hie 11. 11.-,. 1 \ lfllll l'•'r ·\ni.:h: .1 'hJll tri~~1·r M11lllin~ O• er pr..\ i:'t(lll~.

l.' .J,•int ,\. S.:,,·r;if I .1.1h1l11~. ln.1,11111d1 ,,, I I· ;o.<;J:I: :• t:• mpri-.:d 1•r' 111.ir.: th.Ill 1•nc part~ . c;,.·h 'u.:h pan~ ,lt.11! I•.· J"1111l~ .111.I •t:\,·r.111~ h.11>1,· h•r l.ES~t+·::; 1-hlig;,1i1111, 1111.!er 1hi' lt!;be.

11 lnt.:111i,,11.1ll~ rl'111•''<'J g I •'"o!'' ,h.111 "c «•Id~ r"'r•11•1hle h•r .111~ h111ld111.1 11.:..-t!,, -\II 0:1•n,1ru-:11un m1i.1 b.: iull~ pi:r111i11.:J

:111J in •1 •111ph.11tL'L' ''uh .111 !:!• '' 1·r11111~· l.1•h l.1·""' mu't Jppn '' , .• 1!! L"1>11,tru-:1 j,•n prior II' ,.,,rnm~ni:l.'n:.•m. :\11pr"' .11''di11ot1I•,·111m'.1•1•11.1hh '' ithdJ

I /ff {I I~ \\"IT~ESS \\'liEHEOF. th,· •:u<l p.nll<'' h.·r.:u11111,.:1 th1·ir ha111J, .111,J •.:.ah 1hi~ ___ .._ ______ J:i~ '\ • \ . 20d: .

PF.l~SO:\..\I. (iL"ARA~TEE

In cM~idt!r:uion of lhl.' ''x<·i:u1i111t h~ 1h.: I .t:SSS< lH :It 1h,· r<·1111<·~1uf1h1· 11111l<'hig11.·d of thi: :ifure111.:111ioni:J 1.i:asi: .ind of on.: t.lnllnr 151.001 pai <• thc umkr~igucd h~ 11ti: l.l:S~c m. th<' 11mli:1-..ig11cd her,·h~ joim ;md s,•1.:r:ill~ g11:1r:1111ci: to th.: 1.F.SSOR •md the I ~~ors and a~~ign' 11r 1h1· l.l:~SC lit till' p1111r1u.1I p<·rti1n11.111,·c h) th<' I ECiSEI·. ;111d the li:gal ~pri:~i:nta1i' .:~.

: . ' :E nl' all rlw <'ti\ 1•11;1111.; .iml .1i;re1'tllL'llll> in said l.l.';1.;1• Ill\ !hi: l.l~SSEE'S ran Ill hi! p.:rformi:d 1flkfaull h.:ini,: l11·n·h) ''ah1•d

. / /

v

MMnchuwtlSPiltlenl founda1fon, In<.

Application 1 of 3 Massachusetts Patient Foundation, Inc

"EXHIBIT B" M P Foundation Unit 11-B I SF= 2500 I

MONTHLY

Section B Dispensing

MONTHLY YEAR S/SF

ANNUAL UNIT nENT UNIT RENT PARKING RENT

MONTHLY TOT Al RENT

MAY 1st 201G

2017 2018

s 25.00 5 62,500 00 5 CPI lncrcil!.C TOO CPI lncrc.-.sC? TDD

5,:?0!:!.33 s TOD S

TllD S

175.00 $ 5,383.33 175.00 TBD

175.00 TBD

( '-..._

._ppll1;110on 1 of 3 Maiuechuselb P1t~l\t Fovnditlon, Lnc

----·--·----

Appllcatlon 1 of 3 Massachusetts Patient Foundation, Inc Section B Cultivatlon i; Process ng

Massachusetts Patient Foundation, Inc. 36 Glen Ave

Newton, MA 02459

May 22, 2016

BINDING LETTER OF INTENT (LOI)

Massachusetts Patient Foundation, Inc. is pleased to present an outline of the binding terms and conditions for a lease, subject to a formal executed lease ("Lease"). The terms of the Lease are outlined in this LOI.

LESSOR:

LESSEE:

PREMISES:

PERMITTED USE:

OPTION PERIOD:

OPTION PAYMENT:

Chemdema RE, LLC


The property at 99 Development Rd, Fitchburg, MA 01420, including approximately a 102,000 sq ft structure and excluding 4 ,000 feet from "Building 15."

Lessee may use the Premises, in accordance with applicable laws and licenses. to operate a Registered Marijuana Dispensary ("RMD") cultivation or any other lawful use.

For a period of seven (7) months, June 1, 2016 through December 31, 2016, following full execution of this LOI (the "Option Period"), Lessee shall have the exclusive right and option to lease the Premises from the Lessor (the "Option"). Such Option shall be exercised, if at all, upon written notice to Lessor given prior to the expiration of the Option Period. Lessor may accept back up offers during the Option Period but may not accept back up offers from any RMO applicants. prospective or current RMDs or any marijuana related businesses.

--------------------· -- - -

I I

I i i I

I

• r ' I t

i ! I '

l I I

f

I

Appl cation 1 or3

TERMINATION:

LEASE TERM:

RENT:

ADDITIONAL TERMS:

PERMITTED USE CONTINGENCIES:

Massachusetts Patient Foundation, Inc Section B Cultlvatlon & Processing

Lessee will make no payment for the Option.

Notwithstanding any provision contained herein to the contrary. Lessee shall have the right to terminate this LOI upon written notice given to Lessor at any time during the Option Penod (herein "Termination Notice") that Lessee has elected to terminate this LOI. This Option will automatically terminate once and if Lessee is successfully Sited by the Department of Public Health to cultivate at the Premises ("Successful Termination"). Upon such Successful Termination, the Parties will enter into a formal lease.

Five Years

$10 per square foot per year with 2% annual increases or CPI, whichever is greater plus Triple Net Expenses (NNN).

Two additional 5 Year terms with the same 2% annual increases or CPI. whichever is greater.

Notwithstanding any provision contained in this LOI to the contrary, Lessor and Lessee hereby agree in the event that at any time during the Term of the Lease: (A) despite due diligence and good faith efforts, Lessee shall at any time during the term of the Lease fail to obtain final registration from the Department of Public Health or (8) Lessee shall fail to obtain from the governing authorities any required zoning approval; use variance; use or special use permit to operate in the Premises for the Permitted Use or {C) Lessee shall receive documentation from governing authorities or legal opinion letter reasonably salisfactory to Lessee evidencing that the contingencies

-------------- - -----·-------

I I

I

~ I

t i I I I

' i i I ! '

f i t

i t I I I l I

I l

1 !

i I

i

Application 1 of3 Massachusetts Pallent foundation, Inc Section B, Cultlvatlon & Process ng

specified in (A) and (8) above shall not likely be satisfied by Lessee, then , Lessee shall have the right to provide written notice to Lessor of such failure or evidence and upon providing such written notice to Lessor (herein "Permitted Use Contingency") then Lessee shall have the right to change the use of the Premises from the Permitted Use to any a use which is lawful for any retail purpose and shall further have the right to assign or sublet the Premises for such change of use or cancel the remaining Lease with no further obligations from the Lessee to the Lessor. This Permitted Use Contingency shall be provided and further specified in the Lease between the parties.

ASSIGNMENT AND SUBLETTING: Lessee shall have the right to assign the lease in its entirety or to sublet all or any portion of the Premises to: (a) any entity resulting from a merger or a consolidation with Lessee; (b) any entity succeeding to the business operated by the Lessee at the Premises; or (c) any subsidiary or affiliate of Lessee. Any other assignment or sublease will require the prior written consent of the Landlord, which shall not be unreasonably withheld, delayed, or conditioned.

UTILITf ES: 100% Lessee

REAL ESTATE TAXES: 100% Lessee

MAINTENANCE: (Leasabfe space) Int. A/C, Plumbing 100% Lessee (Roof, Exterior Structure) 100% Lessor

REPAIRS: (Leasable space) Int. A/C, Plumbing (Roof, Exterior Structure)

100% Lessee 100% Lessor

----------- - - - - - -

Appllcatlon 1 o( 3 Massachusetts Patient Foundation, Inc. Section B Cultlvat on" Processing

INSURANCE: (lessor property & liability)

ALL OTHER OPERATING EXPENSES:

PARKING:

BUILD-OUT ALLOWANCE:

IMPROVEMENTS:

SIGNAGE:

PERMITS:

SECURITY DEPOSIT:

LEASE START:

CONFIDENTIALITY:

100% Lessee

100% Lessee

Lessee may use all available parking spaces at the Premises

Lessee's responsibility

All improvements therein to be approved by the Lessor and not to be unreasonably withheld or restricted. All workers to be licensed and insured. All work to be performed according to BOCA and permitted. Lessee shall abide by all local and state laws and ordinances.

Lessee shall have control over and be able to place signage at the Premises in accordance with local regulations.

Lessee's obligation

Three (3) month 's rent

Lessee's Lease will begin on January 1, 2017 The Lease can begin earlier than January 1. 2017 upon Lessee's execution of the Option.

The Parties agree that the information set forth herein is intended to be private and confidential between the parties executing this Binding Letter of Intent and shall not be disclosed to third parties without the written consent of each party to this transaction; provided, however, that the terms of this Binding Letter of Intent may be disclosed in confidence to local and state government officials. prospective lenders, current or prospective business partners or joint venture partners. legal counsel and other consultants to and contractors for said

Appllcation l of l Massachusetts Pat ent Foundation, Inc Section B Cultivation t. Processing

parties for purposes incidental to this agreement or to the conduct of business by said parties.

The Parties shall be bound by the terms of this LOI and the formal Lease shall incorporate the terms within this binding LOI. Both parties hereby agree to enter into a 30-day binding arbitration process in the Commonwealth of Massachusetts, should there be disagreement on any specific terms of the lease.

I I

i i l J i ! !

! t ~ ! I l I

I i I t j

Appllcatlon 1 oD Massachusetts Patient Foundation, Inc S«ltonC

OFFICE OF THE BOARD OF SELECTMEN

KEVIN F. GREELEY, CHAIR DIANE M. MAHO!I:, VICE CHAIR DANIHL I DUNN STEVEN M. BYRNE

• 730 MASSACllUSIITl'S AVl!NUR

TELEPHONE 701·316·30ZO 781-316·30Z9 FAX

JOSl!PH A. CURRO, fR.

March 2, 2016

TOWN OF ARUNGTON MASSACHUSETTS 02476-4908

Massachusetts Patient Foundation, Inc. c/o Daniel Karten 36 Glen Avenue Newton, MA 02459

Re: Letter of Non-Opposition for Massachusetts Patient Foundation, Inc.

Dear Mr. Karten,

The Board of Selectmen voted 4-0 at a duly posted public meeting on Monday, February 22, 2016, to provide this letter of non-opposition to operate a Registered Marijuana Dispensary ("RMD") in the Town of Arlington.

The Board of Selectmen has verified with the appropriate local officials that the proposed RMD ls located in a zoning district that allows such use by right and or is pursuant to local permitting and review by all the applicable local regulatory boards, committees and or commissions.

Finally, this letter of non-opposition is contingent upon the execution of a Community Host Agreement between the Town of Arlington and Ma'ssachusctts Patient Foundation, Inc.

Very truly yours, BOARD OF SELECTMEN

ti~ .. :~~ Chairman

Appllcatlon l or 3

STEPHEN L DINATALE MAYOR

166 BOULDER DRIVE

FITCHBURG, MA 01420

TEL (978) 829-1801

May 27, 2016

Maissacnuiem Pal'ent Foundation, Inc.

32~~~ ~

OFFICE OF THE MAYOR

Massachusetts Patient Foundation, Inc. Attn: Daniel Karten 36 Glen Avenue Newton, MA 02459

Dear Mr. Karten,

AARON TOURIGNY CHIEF OF STAFF

ATOURIGNYCPF!ltHBU~GMA.GOV

JOAN DAVID

ADMINISTRATIVE AIDE

JOAVl[)dlFITCllBURGMA.GOV

I, Stephen L. DiNatale, Mayor of the City of Fitchburg, do hereby provide this letter of non·opposition to the Massachusetts Patient Foundation, Inc. to operate a Marijuana Cultivation/ Processing center in the City of Fitchburg, MA.

I have verified with the appropriate local officials that the proposed RMD facility is located in a zoning district that allows such use by right or pursuant to local permitting.

Sf;r.""4 L !J~ 4c 'NamaD.d Title of Individual

~at,JL:~A 1 ature

Date T/

Documents

Law Firm, PC RECEIVED - Mass.gov...2018/03/05 · SEP 0 7 2016 MA Dept. of Public Health 99 Chauncy Street Boston, MA02111 Re: August 11, 2016 Department of Public Health Request