Item A: Beam Development Purchase and Sale Agreement Terms

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EXHIBIT C ESCROW INSTRUCTIONS FOR QUITCLAIM DEED Cascade Title Company 811 Willamette Street Eugene, Oregon 97401 Attention: [INSERT TITLE OFFICER] Re: Escrow No. Background On ________, 2008, Beam Construction & Management, LLC (“Buyer”) will purchase from the Urban Renewal Agency of the City of Eugene, an Oregon municipal corporation (“Agency”) parcels of real property located in the Exhibit A-1 Exhibit A-2 City of Eugene, Oregon, more particularly described in the attached and (collectively, the “Property”). The bargain and sale deeds that the Agency will grant to Buyer (collectively, the “Bargain and Sale Deed”) contain a reversionary interest called a right of re-entry (the “Right of Entry”). The Bargain and Sale Deed will provide that the Agency has the right to invoke the Right of Entry if Buyer has not commenced construction of redevelopment of the Property on or before May 1, 2009. If the commencement of construction requirement is not met and the Agency chooses to invoke the Right of Entry, title to the Property will transfer back to the Agency by operation of law. In addition to the title passing back to the Agency via the Right of Entry, the Buyer must release and quitclaim all right, title and interest in and to the Property to the Agency pursuant to the attached quitclaim deed (the “Quitclaim Deed”). If the redevelopment requirement relating to commencement of construction is met then the Agency will issue to the Buyer an official certificate of commencement of construction (the “Certificate of Commencement”). Instructions In the event that you receive a notice from the Agency signed by the Agency’s Director certifying that a copy of said notice has been delivered concurrently to Buyer and certifying that the Right of Entry has been invoked according to the terms of the Bargain and Sale Deed (the “Notice”), you shall at the end of thirty (30) days after receipt of the Notice record the Quitclaim Deed in the records of Lane County. The only exceptions to this are if: (a) within said thirty (30) day period you receive a notice from the Agency signed by the Agency’s Director certifying that the Agency has withdrawn the Right of Entry, or (b) you are prohibited from recording the Quitclaim Deed by temporary restraining order, preliminary injunction, or other court order. In the event that you receive a copy of a Certificate of Commencement issued by Agency with respect to the Property, you will forthwith return the Quitclaim Deed to the Buyer. These instructions may not be withdrawn or in any way amended, modified or waived without the prior written consent of both of the parties hereto. Please indicate your acceptance of and agreement to carry out these instructions as indicated below. Very truly yours, Beam Construction & Management, LLC, an Oregon limited liability company, doing business as Beam Development By: Name: Urban Renewal Agency of the City of Eugene, an Oregon municipal corporation EXHIBIT C