Item A: Beam Development Purchase and Sale Agreement Terms

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EXHIBIT B After Recording Return to and Tax Statements to be sent to: _______________ _______________ _______________ _______________ BARGAIN AND SALE DEED (Fee Simple on a Condition Subsequent and Right of Entry) KNOW ALL MEN BY THESE PRESENTS, that the URBAN RENEWAL AGENCY OF THE CITY OF EUGENE, a municipal corporation of the State of Oregon (the “Grantor”), for the consideration hereinafter stated to the Grantor paid, does hereby grant, bargain, sell and convey to BEAM CONSTRUCTION & MANAGEMENT, LLC, an Oregon limited liability company, doing business as BEAM DEVELOPMENT (the “Grantee”), and to Grantee’s heirs, successors and assigns, that certain real property, with the tenements, hereditaments and appurtenances thereunto belonging or appertaining, situated in the County of Lane, State of Oregon, described as follows, to-wit: ________________, City of Eugene, Lane County, Oregon TO HAVE AND TO HOLD the above described and granted premises unto the Grantee, its successors in interest and assigns, but if Buyer has not received a Certificate of Commencement demonstrating that Buyer has commenced construction (as defined below) of the redevelopment of the property herein granted on or before May 1, 2009, Grantor, or Grantor’s heirs, successors and assigns, may enter and terminate this estate according to the Termination Procedure (set forth below). “Commencement of Construction” shall be deemed to have occurred when Buyer has (i) obtained building permits from the City, (ii) obtained construction financing, in an amount sufficient to complete redevelopment of the Project in accordance with this Agreement, on terms acceptable to Beam AND (iii) issued a notice to proceed to the general construction contractor for the Project pursuant to a binding contract for construction. The “Termination Procedure” (if necessary) is as follows: in the event of a default by Grantee, if Grantor wishes to invoke the Right of Entry, Grantor shall provide written notice to Grantee of its intention to terminate Grantee’s estate. In addition, Grantee shall convey any and all interest it may have in said property herein granted to Exhibit C Grantor by quitclaim deed, substantially in the form attached as , pursuant to the escrow instructions Exhibit D attached as . It is intended that the delivery of this deed shall not effect a merger of those provisions of that certain Purchase and Sale Agreement by and between Grantor and Grantee dated as of May 23, 2008 (the “Agreement”) that are intended by the terms of the Agreement to continue after the delivery of this deed. EXHIBIT B