Lease



 Exhibit 10.35 
 LEASE 
 STEVENSON BUSINESS PARK 

40915 ENCYCLOPEDIA CIRCLE, LLC, 
 A California limited liability company, 
 as Landlord, 

and 
 SANTUR
CORPORATION 
 a Delaware corporation, 
 as Tenant. 







 TABLE OF CONTENTS 

 

					
	 	  	Page	 
		
	 ARTICLE 1 PREMISES, BUILDING, PROJECT, AND COMMON AREAS
	  	 	3	  
		
	 ARTICLE 2 LEASE TERM
	  	 	6	  
		
	 ARTICLE 3 BASE RENT; TI ALLOWANCE RENT
	  	 	8	  
		
	 ARTICLE 4 ADDITIONAL RENT
	  	 	9	  
		
	 ARTICLE 5 USE OF PREMISES
	  	 	15	  
		
	 ARTICLE 6 SERVICES AND UTILITIES
	  	 	16	  
		
	 ARTICLE 7 REPAIRS
	  	 	16	  
		
	 ARTICLE 8 ADDITIONS AND ALTERATIONS
	  	 	17	  
		
	 ARTICLE 9 COVENANT AGAINST LIENS
	  	 	20	  
		
	 ARTICLE 10 INSURANCE
	  	 	20	  
		
	 ARTICLE 11 DAMAGE AND DESTRUCTION
	  	 	23	  
		
	 ARTICLE 12 NONWAIVER
	  	 	24	  
		
	 ARTICLE 13 CONDEMNATION
	  	 	25	  
		
	 ARTICLE 14 ASSIGNMENT AND SUBLETTING
	  	 	25	  
		
	 Permitted Transfers
	  	 	28	  
		
	 ARTICLE 15 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	29	  
		
	 ARTICLE 16 HOLDING OVER
	  	 	29	  
		
	 ARTICLE 17 ESTOPPEL CERTIFICATES
	  	 	30	  
		
	 ARTICLE 18 SUBORDINATION
	  	 	31	  
		
	 ARTICLE 19 DEFAULTS; REMEDIES
	  	 	31	  
		
	 ARTICLE 20 COVENANT OF QUIET ENJOYMENT
	  	 	34	  
		
	 ARTICLE 21 SECURITY DEPOSIT
	  	 	34	  
		
	 ARTICLE 22 ENVIRONMENTAL
	  	 	34	  


  
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	 ARTICLE 23 SIGNS
	  	 	37	  
		
	 ARTICLE 24 COMPLIANCE WITH LAW
	  	 	37	  
		
	 ARTICLE 25 LATE CHARGES AND INTEREST
	  	 	38	  
		
	 ARTICLE 26 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT
	  	 	38	  
		
	 ARTICLE 27 ENTRY BY LANDLORD
	  	 	39	  
		
	 ARTICLE 28 TENANT PARKING
	  	 	39	  
		
	 ARTICLE 29 MISCELLANEOUS PROVISIONS
	  	 	40	  


  
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 LEASE 
 This Lease (the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between
40915 ENCYCLOPEDIA CIRCLE, LLC, a California limited liability company, (“Landlord”), and SANTUR CORPORATION., a Delaware corporation (“Tenant”). 

SUMMARY OF BASIC LEASE INFORMATION 
  

					
	1.	  	Reference Date:	 	June 28, 2010
			
	2.	  	Premises	 	
			
		  	2.1        Building:	 	40919 Encyclopedia Circle, Fremont, California aka “Building B” of the Stevenson Business Park.
			
		  	2.2        Premises:	 	A portion of the rentable space located in the Building consisting of approximately 34,000 rentable square feet, as depicted on Exhibit A attached hereto. To be
confirmed prior to occupancy.
			
		  	2.3        Project:	 	Stevenson Business Park consisting of Building A, Building B (i.e. the Building), and Building C, together with related parking and common areas.
			
	3.	  	Lease Term (Article 2).	 	
			
		  	3.1        Length of Term:	 	Six years (6) years, with two (2) option(s) to extend the Lease Term for a period of three (3) years each, on the terms and conditions set forth in Section 2.2 of the
Lease.
			
		  	3.2        Lease Commencement Date:	 	July 1, 2010
			
		  	3.3        Lease Expiration Date:	 	June 30, 2016
			
	4.	  	Base Rent (Article 3):	 	
			
		  	Month of Lease Term	 	Monthly Installment of Base Rent
			
		  	1 through 6	 	-Zero-
		  	7 through 24	 	$ 18,360
		  	25 through 36	 	$ 19,720
		  	37 through 48	 	S 20,060
		  	49 through 60	 	$ 21,080
		  	61 through 72	 	$ 22,100
		  		 	









					
			
	5.	 	Permitted Use
 (Article 5):
	 	Research & development, manufacturing, office, administration, and related uses.
			
	6.	 	Security Deposit
 (Article 21):
	 	$22,100
			
	7.	 	Rent Deposit	 	None
			
	8.	 	Parking Spaces
 (Article 28):
	 	Subject to Section 28 hereof, Tenant shall have the right to use up to 109 (calculated on the basis of 3.2 spaces per 1000 square feet within the Premises) within the
parking areas within the Project, at no additional charge.
			
	9.	 	Address of Tenant
 (Section 29,18):
	 	 40919 Encyclopedia Circle, Fremont, California,
 94568
 Fax No.:
                                         
   
 Attention: Rick Wilmer

			
	10.	 	Address of Landlord
(Section 29,18):	 	See Section 29.18 of the Lease.
			
	11.	 	Broker(s)
 (Section 29.24):
	 	 Landlord’s Broker: David Sandlin, Colliers International
 Tenant’s Broker: John Brady, CresaPartners

			
	12.	 	Tenant Improvement Allowance
 (Section 8.3):
	 	$170,000 ($5.00/sf) (“Tenant Improvement’ Allowance”) with the option to amortize an additional $170.000 ($5.00/sf) at $.0l.per dollar (“Additional Tenant
Improvement Allowance”)


  
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 ARTICLE 1 

PREMISES, BUILDING, PROJECT, AND COMMON AREAS 

 

	1.1	Premises, Building, Project and Common Areas: Expansion Right of First Offer. 


 

	 	1.1.1	The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 2.2 of the Summary
(the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto and the Premises has the number of rentable square feet as set forth in Section 2.2 of the Summary. The parties hereto
agree that the lease of the Premises is upon and subject to the terms, covenants and conditions herein set forth, and Tenant covenants as a material part of the consideration for this Lease to keep and perform each and all of such terms, covenants
and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge that the purpose of Exhibit A is to show the approximate location of the Premises
within the “Project,” as that term is defined in Section 1.1.2, only, and such Exhibit is not meant to constitute an agreement, representation or warranty as to the construction of the Premises, the precise area thereof
or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof or of the accessways to the Premises or the Project. Except as to the Tenant Improvement Allowance
and as otherwise specifically set forth in this Lease, Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises. Tenant also acknowledges that neither Landlord nor any agent of
Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct of Tenant’s business. The taking of possession of
the Premises by Tenant shall conclusively establish that the Premises and the Building were at such time in good and sanitary order, condition and repair. 


 

	 	1.1.2	The Building and The Project. The Premises are a part of the building set forth in Section 2.1 of the Summary (the
“Building”). The term “Project,” as used in this Lease, shall mean generally the Stevenson Business Park and specifically includes (i) the Building and to other buildings commonly known as “Building
A” and “Building C”, (ii) the Common Areas, (iii) the land (which is improved with landscaping and other improvements) upon which the Building and the Common Areas are located, and (iv) at Landlord’s discretion,
any additional real property, areas, land, buildings or other improvements added thereto outside of the Project. 

  

	 	1.1.3	 Common Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject to the rules and
regulations referred to in Article 5 of this Lease, those portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions
of the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive use of certain tenants, or to be shared by Landlord and certain tenants, are collectively referred to herein as the “Common
Areas”). The Common Areas shall include, without limitation, the entrances, driveways and walkways, parking areas and landscaped areas of the Project and any common hallways, entrances, lobbies and any mechanical or electrical closets,
chases or conduits 



  
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used in common by tenants of the Building (as opposed to those which serve exclusively only one tenant). The manner in which the Common Areas are maintained and operated shall be at the sole
discretion of Landlord and the use thereof shall be subject to such rules, regulations and restrictions as Landlord may make from time to time. Landlord reserves the right to close temporarily, make alterations or additions to, or change the
location of elements of the Project and the Common Areas, provided that such actions shall not materially adversely affect Tenant’s access to or use of the Premises for the normal conduct of Tenant’s business. 

 

	1.2	Delivery Of Premises. 

  

	 	1.2.1	Required Tenant Deliveries. Landlord shall have no obligations under this Lease unless and until it has received this Lease fully executed by Tenant and
each of the following: 

  

	 	a.	The Security Deposit in the amount set forth in Section 6 of the Summary; 


 

	 	b.	The Rent Deposit in the amount set forth in Section 7 of the Summary; and, 


 

	 	c.	Evidence of the insurances required pursuant to Article 10 below, 

 The items in a. thru c. above are collectively referred to as the “Required Tenant Deliveries.” The Required Tenant Deliveries shall be submitted by Tenant to Landlord concurrently with
the delivery of this Lease signed by Tenant. If Landlord does not receive this Lease signed by Tenant, along with all of the Required Tenant Deliveries, by the date which is five (5) days following the date that Landlord provides to Tenant a
final signature version of this Lease, then, at any time after such five (5) day period, Landlord may elect to withdraw this Lease, whereupon, Tenant shall be obligated to reimburse Landlord, upon demand, an amount equal to Landlord’s
attorneys’ fees and other costs and expenses incurred in connection with the negotiation and preparation of this Lease. 
  

	 	1.2.2	Delivery of the Premises; Condition on Delivery. Landlord shall deliver the Premises to Tenant hereby on the Commencement Date set forth in
Section 3.2 of the Summary if, prior thereto, Tenant has delivered all of the Required Tenant Deliveries. 

 Upon the Commencement Date, Landlord shall assure that the HVAC, plumbing, and electrical systems of the Building that serve the Premises are in good working order and repair (collectively,
“Building Utility Systems”). 
 In addition, upon the Commencement Date, Landlord shall assure (a) that
the portions of the base Building that service and support the Premises are in compliance with the Americans With Disabilities Act, excluding any ADA requirements related to Tenant’s use of the Premises and/or any interior operations and
functions within the Premises (the “Limited ADA Compliance”) and (b) that the roof of the Building is in good order and repair. Except as provided below, costs and expenses incurred by Landlord to conduct any repairs,
maintenance, or work pursuant to this paragraph shall not be included in the Direct Expenses to be paid by Tenant pursuant to Section 4.4, below. 
 Landlord’s obligations in the preceding paragraph with respect to the condition of the Building Utility Systems and the Building roof, and the Limited ADA compliance, shall consist of Landlord
undertaking any necessary repairs, maintenance, or work (as 

  
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determined by Landlord) within a reasonable period of time (taking into account the nature or extent of any needed repair, maintenance, or noncompliance) following receipt of written notice from
Tenant (a “Conditions Notice”) that specifies that a particular element of the Building Utility Systems or the roof is not in good working order or repair or that the portions of the Building servicing or supporting the Premises do
not meet the Limited ADA Compliance. Following receipt of a Conditions Notice, Tenant shall provide to Landlord any additional information that Landlord may reasonably request in order to assist Landlord in determining the nature of the problem and
the scope of repairs, maintenance, or other work that may need to be undertaken. Landlord shall not be required to commence any repairs, maintenance, or work until Tenant has provided any such additional information. 

Notwithstanding anything to the contrary in this Section 1.2.2 or elsewhere in this Lease, Landlord’s obligations in
this Section 1.2.2 regarding the condition upon the Commencement Date of the Building Utility Systems and the Building roof, and/or the Limited ADA Compliance, shall not apply to any matter that is not set forth in a Conditions Notice
from Tenant that is received by Landlord within one hundred twenty (120) days following the Commencement Date. 
  

	 	1.2.3	Tenant Acknowledgments. Tenant hereby acknowledges the following: 


 

	 	a.	Except as to Landlord’s obligation to provide the Tenant Improvement Allowance described in Section 12 of the Summary to be provided by Landlord in
accordance with Section 8.3.2 below, and except as otherwise provided in Section 1.2.2 above, Landlord shall have no obligation to construct or pay for the construction of any improvements, additions, or modifications to the
Premises, the Building, or the Project for the benefit of Tenant. 

  

	 	b.	As more particularly set forth in Article 8 hereof, (i) Tenant is solely responsible for the design, permitting, construction, and installation of any
additional Alterations/Improvements (as defined in Section 8.1 below) and any fixtures and equipment for Tenant to operate its business in the Premises (which Alterations/Improvements may only be carried-out subject to and in accordance
with Article 8 hereof); (ii), except for the Tenant Improvement Allowance described in Section 12 of the Summary to be provided by Landlord in accordance with Section 8.3.2 below, Tenant shall be obligated to pay for
all TI Costs (as defined in Section 8.3.1 below) costs and expenses to design, permit, construct, and install the Tenant Improvements (the “TI Costs”); (iii) that Landlord has made no representations, warranties,
estimates, or other statements as to the actual amount of the TI Costs or as to the sufficiency of the Tenant Improvement Allowance to cover the entire amount of the TI Costs, and (iv) the actual TI Costs may exceed the Tenant Improvement
Allowance. 

  

	 	c.	Tenant shall accept the Premises on the Commencment Date in its “as-is” condition, subject to Section 1.2.2 above; 


 

	 	d.	Tenant has inspected the Premises and has determined that the Premises are suitable for the construction of any Alterations/Improvements that Tenant intends to
construct (subject to the terms and provisions of this Agreement) during the Lease Term and are otherwise adequate and sufficient for the operation of Tenant’s business therein; 


  
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	 	e.	That neither Landlord nor any agent of Landlord has made, or will make, any representation or warranty as to any aspect of the Premises, Building, and/or the Project.


  

	1.3	Rentable Square Feet of Premises. For purposes of this Lease, “rentable square feet” of the Premises shall be deemed as set forth in
Section 2.2 of the Summary. 

 ARTICLE 2 

LEASE TERM 
  

	2.1	Initial Lease Term. The terms and provisions of this Lease shall be effective as of the date of this Lease. The term of this Lease (the “Lease
Term”) shall be as set forth in Section 3.1 of the Summary, shall commence on the date set forth in Section 3.2 of the Summary (the “Lease Commencement Date”), and shall terminate on the date set
forth in Section 3.3 of the Summary (the “Lease Expiration Date”) unless this Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term “Lease Year” shall mean each
consecutive twelve (12) month period during the Lease Term; provided, however, that the last Lease Year shall end on the Lease Expiration Date. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth
in Exhibit B, attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within five (5) days of receipt thereof. 


 

	2.2	Option Term. 

  

	 	2.2.1	Option Rights. Landlord hereby grants the Tenant named in the Summary and its “Affiliates”, as that term is defined in Section 14.7, below
(collectively, the “Original Tenant”), two (2) options to extend the Lease Term for a period of three (3) years each (each, an “Option Term”), which options shall be exercisable only by
written notice delivered by Tenant to Landlord as provided below, provided that, as of the date of delivery of any such notice, Tenant is not in default under this Lease beyond applicable notice and cure periods and Tenant has not previously been in
default under this Lease more than twice. Upon the proper exercise of any such option to extend, and provided that, as of the end of the initial Lease Term (or the prior Option Term), Tenant is not then in default under this Lease beyond applicable
notice and cure periods and Tenant has not previously been in default under this Lease more than twice, the Lease Term, as it applies to the Premises, shall be extended for a period of three (3) years. The rights contained in this
Section 2.2 shall be personal to the Original Tenant and may only be exercised by Tenant (and not any assignee, sublessee or other transferee of Tenant’s interest in this Lease) if Tenant occupies the entire Premises.


  

	 	2.2.2	Option Rent. The “Rent,” as that term is defined in Section 4.1, below, payable by Tenant during the Option Term (the
“Option Rent”) shall be equal to the “Fair Market Rental Value” for the Premises. The “Fair Market Rental Value” shall mean the rent (including additional rent and considering any “base year” or
“expense stop” applicable thereto), including all escalations, at which tenants using their premises predominantly for research/development and/or high tech assembly and light manufacturing purposes, as of the commencement of the
applicable Option Term, are leasing non-sublease, 


  
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 non-encumbered, non-equity space comparable to the Premises for a comparable term, which
comparable space is located in the Project or in other industrial/R&D buildings located in the Fremont/Newark area that are of similar quality to the Building. In no case shall the Option Rent be less than the existing rent Tenant is paying at
time they exercise their Option. 
  

	 	2.2.3	Exercise of Option. The options contained in this Section 2.2 shall be exercised by Tenant, if at all, and only in the following manner:
(i) Tenant shall deliver written notice to Landlord not more than fifteen (15) months nor less than twelve (12) months prior to the expiration of the initial Lease Term or prior Option Term, as applicable, stating that Tenant is
interested in exercising its option; (ii) Landlord, after receipt of Tenant’s notice, shall deliver notice (the “Option Rent Notice”) to Tenant not less than ten (10) months prior to the expiration of the initial
Lease Term or the prior Option Term, as applicable, setting forth the Option Rent; and (iii) if Tenant wishes to exercise such option, Tenant shall, on or before the earlier of (A) the date occurring nine (9) months prior to the
expiration of the initial Lease Term, or prior Option Term, as applicable, and (B) the date occurring thirty (30) days after Tenant’s receipt of the Option Rent Notice, exercise the option by delivering written notice thereof to
Landlord, and upon and concurrent with such exercise, Tenant may, at tenant’s option, object to the Option Rent contained in the Option Rent Notice, in which case the parties shall follow the procedure, and the Option Rent shall be determined,
as set forth in Section 2.2.4 below. 

  

	 	2.2.4	Determination of Option Rent. In the event Tenant timely and appropriately objects to the Option Rent, Landlord and Tenant shall attempt to agree upon the
Option Rent, using their best good-faith efforts. If Landlord and Tenant fail to reach agreement within ten (10) business days following Tenant’s objection to the Option Rent (the “Outside Agreement Date”), then each party
shall make a separate determination of the Option Rent, within fifteen (15) days after the applicable Outside Agreement Date, and such determinations shall be submitted to arbitration in accordance with Sections 2.2.4.1 through
2.2.4.7 below. 

  

	 	2.2.4.1	Landlord and Tenant shall each appoint one arbitrator who shall be a real estate broker who shall have been active over the five (5) year period ending on the date
of such appointment in the leasing of industrial/R&D properties in the Silicon Valley area. The determination of the arbitrators shall be limited solely to the issue of whether Landlord’s or Tenant’s submitted Option Rent, is the
closest to the actual Option Rent, as determined by the arbitrators, taking into account the requirements of Section 2.2.2 of this Lease. Each such arbitrator shall be appointed within fifteen (15) days after the applicable Outside
Agreement Date. 

  

	 	2.2.4.2	If the two (2) arbitrators so appointed are unable to agree as to whether the Landlord’s or the Tenant’s submitted Option Rent is the closest to the Fair
Market Rental Value of the Premises with fifteen (15) days of the date of the appointment of the last appointed arbitrator, the two (2) arbitrators so appointed shall within twenty (20) days of the date of the appointment of the last
appointed arbitrator agree upon and appoint a third arbitrator who shall be qualified under the same criteria set forth hereinabove for qualification of the initial two (2) arbitrators. 


  
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	 	2.2.4.3	The three (3) arbitrators shall within fifteen (15) days of the appointment of the third arbitrator reach a decision as to whether the parties shall use
Landlord’s or Tenant’s submitted Option Rent, and shall notify Landlord and Tenant thereof. 

  

	 	2.2.4.4	The decision of the majority of the three (3) arbitrators shall be binding upon Landlord and Tenant. 


 

	 	2.2.4.5	If either Landlord or Tenant fails to appoint an arbitrator within fifteen (15) days after the applicable Outside Agreement Date, then the arbitrator appointed by
one of them shall reach a decision, notify Landlord and Tenant thereof, and such arbitrator’s decision shall be binding upon Landlord and Tenant. 

  

	 	2.2.4.6	If the two (2) arbitrators fail to agree upon and appoint a third arbitrator, or if both parties fail to appoint an arbitrator, then the appointment of the third
arbitrator or any arbitrator shall be dismissed and the matter to be decided shall be forthwith submitted to arbitration under the provisions of the American Arbitration Association, but subject to the instruction set forth in this
Section 2.2.4. 

  

	 	2.2.5	The cost of the arbitration shall be paid by Landlord and Tenant equally. 

 ARTICLE 3 
 BASE RENT: TI ALLOWANCE RENT 

 

	3.1	Base Rent. Tenant shall pay, without prior notice or demand, to Landlord or Landlord’s agent at the management office of the Project, or, at
Landlord’s option, at such other place as Landlord may from time to time designate in writing base rent (“Base Rent”) as set forth in Section 4 of the Summary, payable in equal monthly installments as
set forth in Section 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever. The Base Rent for the first full month of the Lease Term
which occurs after the expiration of any free rent period shall be paid on or before the Lease Commencement Date. 

  

	3.2	Additional TI Allowance Amortized Rent. If Landlord advances any or all of the Additional Tenant Improvement Allowance, as provided in Section 8.3
hereof, then, in addition to Base Rent, Tenant shall thereafter pay to Landlord an Additional TI Allowance Amortized Rent (as defined below) in equal monthly installments, commencing on the first day of the calender month that follows such advance
on or before the first day of each and every calender month during the Lease Term, without any setoff or deduction whatsoever. “TI Allowance Rent” shall mean an amount equal to $.01/per Tenant Improvement Allowance dollar amortized.


  

	3.3	Payment of Rent. All Rent (as defined in Section 4.1 below) shall be paid by cash or a check for currency which, at the time of payment, is
legal tender for private or public debts in the United States of America. If any Rent payment date falls on a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent
for any fractional month shall accrue on a daily basis for the period from the date such payment is due to the end of such calendar month or to the end of the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent. All
other payments or adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis. All Rent is payable without any setoff or deduction whatsoever. 


  
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 ARTICLE 4 

ADDITIONAL RENT 
  

	4.1	General Terms. In addition to paying the Base Rent specified in Article 3 of this Lease. Tenant shall pay Tenant’s proportionate share of the
annual “Direct Expenses,” defined in Section 4.2.1 of this Lease incurred by Landlord in connection with the Project. Such payments by Tenant, together with any TI Allowance Rent and any and all other amounts payable by
Tenant to Landlord pursuant to the terms of this Lease, are hereinafter collectively referred to as the “Additional Rent”, and the Base Rent and the Additional Rent are herein collectively referred to as “Rent.” All
amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the
obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term. 

  

	4.2	Definitions of Key Terms Relating to Additional Rent. As used in this Article 4, the following terms shall have the meanings hereinafter set forth:


  

	 	4.2.1	“Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses.” 


 

	 	4.2.2	“Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including the calendar year in which the Lease
Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive month period. 


 

	 	4.2.3	 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or accrues during any
Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, restoration or operation of the Project, or any portion thereof. Without limiting the generality of the foregoing, Operating
Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, repairing, maintaining, and renovating the utility, telephone, mechanical, sanitary, storm drainage, and elevator
systems, and the cost of maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which may affect Operating Expenses, and
the costs incurred in connection with a transportation system management program or similar program; (iii) the cost of all insurance carried by Landlord in connection with the Project; (iv) the cost of landscaping, relamping, and all
supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) costs incurred in connection with the parking areas servicing the Project; (vi) fees and other costs,
including management fees, consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Project; (vii) payments under any equipment rental
agreements; (viii) wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance and security of the Project; (ix) intentionally omitted; (x) operation,
repair, maintenance and replacement of 



  
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all systems and equipment and components thereof of the Building; (xi) the cost of janitorial, alarm, security and other services, replacement of wall and floor coverings, ceiling tiles and
fixtures in common areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization (including interest on the unamortized cost) of the cost of acquiring or the rental expense of personal property
used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of capital improvements or other costs incurred in connection with the Project (A) which are intended to effect economies in the
operation or maintenance of the Project, or any portion thereof, (B) that are required to comply with present or anticipated conservation programs, (C) which are replacements or modifications of nonstructural items located in the Common
Areas required to keep the Common Areas in good order or condition, or (D) that are required under any governmental law or regulation first in effect and applicable to the Property after the date of this lease; provided, however, that any
capital expenditure shall be amortized with interest over its useful life as Landlord shall reasonably determine; (xiv) costs, fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or
local government for fire and police protection, trash removal, community services, or other services which do not constitute “Tax Expenses” as that term is defined in Section 4.2.4. below; and (xv) payments under any
easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Building and/or the Project, provided that Tenant’s share of any payments under such agreements shall not exceed
a total of $1,500.00 per month. 
 Notwithstanding the foregoing, “Operating Expenses” shall not include costs
incurred by Landlord for the maintenance and repair of the structural elements of the Building’s sidewalls and foundation or: 
  

	 	4.2.3.1	Any cost or expense to the extent to which Landlord is paid or reimbursed (other than as a payment for Operating Expenses), including, but not necessarily limited to,
(i) work or services performed for any tenant (including Tenant) at such tenant’s cost, (ii) the cost of any item for which Landlord is paid or reimbursed by insurance, warranties, service contracts, condemnation proceeds or
otherwise, (iii) increased insurance or taxes assessed specifically to any tenant of the Building (including Tenant), (iv) charges (including applicable taxes) for electricity, water and other utilities for which Landlord is entitled to
reimbursement from any tenant, and (v) the cost of any HVAC, janitorial or other services provided to tenants on an extra-cost basis after regular business hours; 


 

	 	4.2.3.2	Salaries and bonuses of officers and executives of Landlord and administrative employees above the grade of property manager or building supervisor and Landlord’s
general overhead; 

  

	 	4.2.3.3	The cost of any work or service performed on an extra-cost basis for any tenant of the building (including Tenant); 


 

	 	4.2.3.4	The cost of any work or services performed for any other property other than the Project; 


  
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	 	4.2.3.5	Interest on debt or principal amortization payments or any other payments on any mortgage or any other payments under any ground lease; 


 

	 	4.2.3.6	Any fees, costs and commissions incurred in procuring or attempting to procure other tenants, including, but not necessarily limited to brokerage commissions,
finder’s fees, attorney’s fees and expenses and entertainment cost and travel expenses and any costs of advertising or promotion of the Building; 


 

	 	4.2.3.7	Any cost included in Operating Expenses representing an amount paid to a person, firm, corporation or other entity related to Landlord which is in excess of the amount
which would have been paid on an arms-length basis in the absence of such relationship; 

  

	 	4.2.3.8	Any costs of painting or decorating or otherwise preparing any interior parts of the Building for initial occupancy by tenants; 


 

	 	4.2.3.9	Any costs necessary to remediate any environmental condition existing as of the Commencement Date of this Lease, including the removal of, or other steps taken with
respect to, asbestos located in the Building; 

  

	 	4.2.3.10	Depreciation of the Building or any part thereof; 

  

	 	4.2.3.11	Reserves or any bad debt loss, rent loss or reserves for bad debts or rent loss; 


 

	 	4.2.3.12	Expenses for renovating Tenant’s space; 

  

	 	4.2.3.13	Legal or other professional fees relating to leasing, financing, tenant disputes or other services not related to the normal maintenance, cleaning, repair or protection
of the Building; 

  

	 	4.2.3.14	Costs of defending any lawsuits with any mortgagee, costs of selling, syndicating, financing, mortgaging or hypothecating any of Landlord’s interest in the
Building, costs of any disputes between Landlord and its employees (if any) not engaged in Building operation, disputes of Landlord with Building management, or outside fees paid in connection with disputes with other tenants or adjacent property
owners; 

  

	 	4.2.3.15	Costs, expenses or judgments occasioned by casualty, injury or damage, to the extent that such costs, expenses or judgments are covered by insurance maintained by
Landlord; and 

  

	 	4.2.3.16	Management fees in excess of three percent (3%) of the gross receipts for the Building and the Project. 


  
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	 	4.2.4	Taxes. 

  

	 	4.2.4.1	“Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or other impositions of every kind and
nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, transit taxes, leasehold taxes or taxes based upon the receipt of rent, including gross receipts or
sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and other personal property used
in connection with the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal year used by such governmental or municipal authority) because of or in connection with the
ownership, leasing and operation of the Project, or any portion thereof. 

  

	 	4.2.4.2	Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any portion thereof; (ii) Any
assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord
that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as
fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of
governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental assessments or the Project’s contribution towards a governmental cost-sharing agreement for the purpose of augmenting or
improving the quality of services and amenities normally provided by governmental agencies; (iii) Any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent payable hereunder, including, without
limitation, any business or gross income tax or excise tax with respect to the receipt of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the
Premises, or any portion thereof; and (iv) Any assessment, tax, fee, levy or charge, upon this transaction or any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises. 


 

	 	4.2.4.3	Any costs and expenses (including, without limitation, reasonable attorneys’ fees) incurred in attempting to protest, reduce or minimize Tax Expenses shall be
included in Tax Expenses in the Expense Year such expenses are paid. Except as set forth in Section 4.2.5.4, below, refunds of Tax Expenses shall be credited against Tax Expenses and refunded to Tenant regardless of when received, based
on the Expense Year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant as Additional Rent under this Article 4 for such
Expense Year. If Tax Expenses for any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities,
Tenant shall pay Landlord upon demand the amount of any 


  
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 such increased Tax Expenses included by Landlord as Building Tax Expenses pursuant to the
terms of this Lease. Notwithstanding anything to the contrary contained in this Section 4.2.8 (except as set forth in Section 4.2.8.1, above), there shall be excluded from Tax Expenses (i) all excess profits taxes,
franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or
income attributable to operations at the Project), (ii) any items included as Operating Expenses, and (iii) any items paid by Tenant under Section 4.5 of this Lease. 

 

	4.3	Allocation of Direct Expenses. The parties acknowledge that the Building is a part of a multi-building project and that the costs and expenses incurred in
connection with the Project (i.e. the Direct Expenses) should be shared between the tenant(s) of the Building and the tenants of the other buildings in the Project. Accordingly, as set forth in Section 4.2 above. Direct Expenses (which
consists of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by Landlord on the basis of the ratios between the rentable square footage
of the Tenant’s Premises to the total rentable square footage of the Building and the Project, shall be allocated to the tenant(s) of the Building (as opposed to the tenants of any other buildings in the Project) and such portion shall be the
Direct Expenses for purposes of this Lease. Such portion of Direct Expenses allocated to the tenant(s) of the Building shall include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable
to the Project as a whole. Tenant’s proportionate share of the Direct Expenses attributable to the Building is 62.87% and Tenant’s proportionate share of the Direct Expenses attributable to the Project is 18.62%. 


 

	4.4	Calculation and Payment of Additional Rent. For each Expense Year ending or commencing within the Lease Term, Tenant shall pay the Direct Expenses to
Landlord, in the manner set forth in Section 4.4.1. below, and as Additional Rent. 

  

	 	4.4.1	Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall endeavor to give to Tenant within 150 days following the end of each Expense
Year, a statement (the “Statement”) which shall state the Direct Expenses incurred or accrued for such preceding Expense Year. Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, Tenant
shall pay, with its next installment of Base Rent due, the full amount of Direct Expenses for such Expense Year, less the amounts, if any, paid during such Expense Year as Estimated Expenses (as defined in Section 4.4.2 below) or
Landlord shall credit any overpayment by Tenant against the next installments of Direct Expenses coming due, or refund to Tenant any such overpayment made in the last Expense Year of the Lease Term. The failure of Landlord to timely furnish the
Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Direct
Expenses for the Expense Year in which this Lease terminates, Tenant shall immediately pay to Landlord such amount. The provisions of this Section 4.4.1 shall survive the expiration or earlier termination of the Lease Term.


  

	 	4.4.2	Statement of Estimated Direct Expenses. In addition, Landlord shall endeavor to give Tenant a yearly expense estimate statement (the “Estimate
Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of the total amount of Direct Expenses for the then-current Expense Year (the “Estimated Expenses”). The failure of



  
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 Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude
Landlord from enforcing its rights to collect any Estimated Expenses under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated Expenses theretofore delivered to the extent necessary. Thereafter,
Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Expenses for the then-current Expense Year (reduced by any amounts paid pursuant to the next to last sentence of this Section 4.4.2). Such fraction
shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of such payment, and twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have
the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Expenses set forth in the previous Estimate Statement delivered by
Landlord to Tenant. 
 Notwithstanding the foregoing, with respect to any Tax Expenses or any other Operating Expenses that are
payable by Landlord in installments less frequent that monthly or as a lump sum, Landlord may require that Tenant pay its Direct Expense portion thereof in the same installments or as a lump sum prior to when the same are due and payable by
Landlord. 
 During the Lease Term, Tenant may review, at Tenant’s sole cost and expense, the books and records supporting
such Statement in an office of Landlord, or Landlord’s agent, during normal business hours, upon giving Landlord five (5) days advance written notice within ninety (90) days after receipt of such Statement, but in no event more often
than once in any one (1) year period, subject to execution of a confidentiality agreement acceptable to Landlord, and provided that if Tenant utilizes an independent accountant to perform such review it shall be certified public accounting firm
which is reasonably acceptable to Landlord, is not compensated on a contingency basis and is also subject to such confidentiality agreement. If Tenant fails to object to Landlord’s Statement of actual Direct Expenses within one hundred eighty
(180) days after receipt, or if any such objection fails to state with specificity the reason for the objection, Tenant shall be deemed to have approved such Statement and shall have no further right to object to or contest such Statement. If
Landlord and Tenant determine that Direct Expenses are less than reported by Landlord, Landlord shall credit the overpayment by Tenant against the then next due payments to be made by Tenant under this Section 4.4. or, if this Lease has
terminated, refund the difference in cash. If Landlord and Tenant determine that the Direct Expenses are greater than reported by Landlord, Tenant shall pay the deficiency to Landlord as additional rent in one lump sum within thirty (30) days
following such determination. 
  

	4.5	Taxes and Other Charges for Which Tenant Is Directly Responsible. 


 

	 	4.5.1	Tenant shall be liable for and shall pay ten (10) days before delinquency, taxes levied against Tenant’s equipment, furniture, fixtures and any other personal
property located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the assessed value of Landlord’s property
is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord shall have the right to do regardless
of the validity thereof but only under proper protest if requested by Tenant, Tenant shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such increase in the assessment, as the case
may be. 


  
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	 	4.5.2	Intentionally Omitted. 

  

	 	4.5.3	Notwithstanding any contrary provision herein, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax,
or any other applicable tax on the rent or services herein or otherwise respecting this Lease, (ii) taxes assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by
Tenant of the Premises or any portion of the Project, including the Project parking facility; or (iii) taxes assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the
Premises. 

 ARTICLE 5 
 USE OF PREMISES 
  

	5.1	Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in Section 5 of the Summary and Tenant shall not use or
permit the Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be withheld in Landlord’s sole discretion. 


 

	5.2	Prohibited Uses. The uses prohibited under this Lease shall include, without limitation, use of the Premises or a portion thereof for (i) offices of
any agency or bureau of the United States or any state or political subdivision thereof; (ii) offices or agencies of any foreign governmental or political subdivision thereof; (iii) offices of any health care professionals or service
organization; (iv) schools or other training facilities which are not ancillary to corporate, executive or professional office use; (v) retail or restaurant uses; or (vi) broadcast communications firms such as radio and/or television
stations. Tenant shall not allow occupancy density of use of the Premises which is greater than the average density of the other tenants of the Building. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person
or persons to use, the Premises or any part thereof for any use or purpose contrary to the provisions of the Rules and Regulations set forth in Exhibit C. attached hereto, or in violation of the laws of the United States of America, the State
of California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Project) including, without limitation, any such laws, ordinances, regulations or
requirements relating to Hazardous Materials (as defined in Article 22 hereof). Tenant shall not do or permit anything to be done in or about the Premises which will in any way damage the reputation of the Project or obstruct or interfere
with the rights of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or
about the Premises. Tenant shall comply with all recorded covenants, conditions, and restrictions now or hereafter affecting the Project. 

  

	5.3	CC&Rs. Tenant shall comply with all recorded covenants, conditions, and restrictions currently affecting the Project. Additionally, Tenant
acknowledges that the Project may be subject to any future covenants, conditions, and restrictions (the “CC&Rs”) which Landlord, in Landlord’s discretion, deems reasonably necessary or desirable, and Tenant agrees that this
Lease shall be subject and subordinate to such CC&Rs. Landlord shall have the right to require Tenant to execute and acknowledge, within fifteen (15) business days of a request by Landlord, a “Recognition of Covenants, Conditions, and
Restriction,” in a form substantially similar to that attached hereto as Exhibit E, agreeing to and acknowledging the CC&Rs. 


  
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 ARTICLE 6 

SERVICES AND UTILITIES 
  

	6.1	In General. Except with respect to the obligations of Landlord under Section 6.3 below, Tenant will be responsible, at its sole cost and
expense, for the furnishing of all services and utilities to the Premises, including, but not limited to heating, ventilation and air-conditioning, electricity, water, telephone, janitorial and interior Building security services. All such utilities
shall be separately metered to the Premises. 

  

	6.2	Interruption of Use. Except as provided in Article 11 of this Lease. Tenant agrees that Landlord shall not be liable for damages, by abatement of
Rent or otherwise, for failure of Tenant to receive any service (including telephone and telecommunication services) or utility for any reason whatsoever, or for any diminution in the quality or quantity thereof, and such failures or delays or
diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease, except as provided in this Lease
to the contrary. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however
occurring, through or in connection with or incidental or any such failure of Tenant to receive any services or utilities. 

  

	6.3	No Obligation. Provided that Landlord agrees to provide initial utility infrastructure to the Project, including, without limitation, electricity, gas,
telephone, water and sewage infrastructure, Landlord shall have no obligation to provide any services or utilities to the Building, including, but not limited to heating, ventilation and air-conditioning, electricity, water, telephone, janitorial
and interior Building security services or to pay any hook-up or connection fees relating to such utilities for Tenant. 

 ARTICLE 7 
 REPAIRS 

Landlord shall maintain and repair the structural portions of the Building, including the foundation, floor/ceiling slabs, roof structure, curtain wall,
exterior glass and mullions. columns, beams, and shafts (including elevator shafts) (collectively, “Building Structure”) at Landlord’s expense, in good order, condition and repair. At Tenant’s expense, as a part of
Operating Expenses payable by Tenant hereunder, Landlord shall maintain and repair the mechanical, electrical, life safety, plumbing, sprinkler systems and HVAC systems in the Building (collectively, “Systems and Equipment”), the
roof and roof membrane, and all Common Areas in good order, condition and repair. Tenant shall, at Tenant’s own expense, pursuant to the terms of this Lease, including without limitation Article 8 hereof, keep the Premises, including all
improvements, fixtures and furnishings therein, and the floor or floors of the Building on which the Premises are located (other than floor slabs), in good order, repair and condition at all times during the Lease Term. In addition, Tenant shall, at
Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord, and within any reasonable period of time specified by Landlord, pursuant to the terms of this Lease, including without limitation Article 8
hereof, promptly and adequately repair all damage to the Premises (including, without limitation, any glass windows broken by Tenant), and replace or repair all damaged, broken, or worn fixtures and appurtenances, except for damage caused


  
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 by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, at
Landlord’s option, or if Tenant fails to make such repairs. Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, including a percentage of the cost thereof (to be uniformly established
for the Building and/or the Project) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements forthwith upon being billed for
same. Landlord may, but shall not be required to, enter the Premises at all reasonable times to make such repairs that Tenant has failed to perform as aforesaid or any alterations, improvements or additions to the Premises or to the Project or to
any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental or quasi-governmental authority or court order or decree. Tenant hereby waives any and all rights under and benefits
of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect. 
 ARTICLE 8 
 ADDITIONS AND ALTERATIONS 

 

	8.1	Landlord’s Consent to Tenant Alterations/Improvements. Tenant may not make any improvements, alterations, additions or changes to the Premises or any
mechanical, plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the “Alterations/Improvements”) without first procuring the prior written consent of Landlord to such Alterations/Improvements, which
consent shall be requested by Tenant not less than thirty (30) days prior to the commencement thereof, and which consent shall not be unreasonably withheld, conditioned or delayed by Landlord, provided it shall be deemed reasonable for Landlord
to withhold its consent to any Alteration which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. 


Any request from Tenant for Landlord’s consent to any proposed Alterations/Improvements shall be accompanied by plans and
specifications for such Alterations/Improvements and the name of the general contractor that Tenant proposes to use for the constructions and installation thereof. Landlord shall provide its consent to or disapproval of such proposed
Alterations/Improvements within ten (10) business days following receipt of the Tenant’s consent request and the aforesaid plans, specifications, and contractor designation. If Landlord fails to provide its consent or disapproval within
the aforesaid ten (10) business days, then Landlord shall be deemed to have approved of such Alterations/Improvements, provided that the construction and installation thereof shall otherwise be carried-out in accordance with and subject to the
terms and provisions of this Article 8. 
 Landlord hereby approves the initial Alterations/Improvements that Tenant
intends to perform in the Premises as more fully shown in the plans and specifications referenced on Exhibit F attached hereto and made a part hereof, and Landlord further agrees that none of such initial Alterations/Improvements shall be
required to be removed at the end of the Term. 
  

	8.2	Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations/Improvements or repairs of the Premises or about the
Premises, such requirements as Landlord or any beneficiary (a “Lender”) of a mortgage, deed of trust, or other security device executed by Landlord and affecting all or any portion of the Project in its sole discretion may deem
desirable, including, but not limited to, (a) the requirement that Landlord approve Tenant’s contractor or that Tenant utilize for only contractors, subcontractors, materials, mechanics and materialmen selected by Tenant from a list
provided and approved by Landlord, the requirement that upon Landlord’s request and/or (b) Tenant shall, at Tenant’s expense, remove such 


  
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 Alterations/Improvements upon the expiration or any early termination of the Lease Term. If
such Alterations/Improvements will involve the use of or disturb Hazardous Materials existing in the Premises, Tenant shall comply with Landlord’s rules and regulations concerning such Hazardous Materials. Tenant shall construct such
Alterations/Improvements and perform such repairs in a good and workmanlike manner, in conformance with any and all applicable federal, state, county or municipal laws, rules and regulations and pursuant to a valid building permit, issued by the
City of Fremont, all in conformance with Landlord’s construction rules and regulations. In the event Tenant performs any Alterations/Improvements in the Premises which require or give rise to governmentally required changes to the “Base
Building,” as that term is defined below, then Landlord shall, at Tenant’s expense, make such changes to the Base Building. The “Base Building” shall include the Building Structure, and the public restrooms and the Systems
and Equipment. In performing the work of any such Alterations/Improvements, Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any portion thereof, by any other tenant of the Project, and so as not to
obstruct the business of Landlord or other tenants in the Project. Tenant shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment,
would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in or about the Building or the Common Areas. In addition to Tenant’s obligations under Article 9 of this Lease, upon completion
of any Alterations/Improvements, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder of the County of Alameda in accordance with Section 3093 of the Civil Code of the State of California or any successor
statute, and Tenant shall deliver to the Project management office a reproducible copy of the “as built” drawings of the Alterations/Improvements as well as all permits, approvals and other documents issued by any governmental agency in
connection with the Alterations/Improvements. 
  

	8.3	Payment for TI Costs. 

  

	 	8.3.1.	Subject to Section 8.3.2. below, all costs and expenses incurred by Tenant with respect to the design, permitting, insuring, and construction/installation
of any Alterations/Improvements (collectively, “TI Costs”) shall be borne by Tenant and shall be paid by Tenant when due and otherwise at such time so as to avoid the imposition of any lien or other claim upon the Premises and/or
Building. 

  

	 	8.3.2.	If Landlord has provided its consent to any Alterations/Improvements, then, at the request of Tenant. Landlord shall provide to Tenant a portion of the Tenant
Improvement Allowance equal to the TI Costs and expenses incurred by Tenant with respect to the Alterations/Improvements for which Landlord has provided its consent. The Tenant Improvement Allowance shall be advanced by Landlord to Tenant only upon
the satisfaction of all of the following conditions: 

  

	 	i.	The Alterations/Improvements have been completed in accordance with the plans and specifications therefor that have been approved by Landlord and otherwise in
compliance with all of the applicable terms and provisions of this Article 8: 

  

	 	ii.	The Alterations/Improvements have been inspected and approved by the City and/or any other public agency or body having permit or other authority over the subject
Alterations/Improvements, and, if required, any certificates of occupancy or use have been issued by the City and/or any other public agency or body; 


  
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	 	iii.	All TI Costs have been paid by Tenant and no mechanic liens, claims, or stop-notices have been filed or issued by any contractor or other party involved in the design
and/or construction of the subject Alterations/Improvements; 

  

	 	iv.	Landlord has reviewed all contracts, invoices, purchase orders, and other evidence of the TI Costs incurred by Tenant with respect to the subject
Alterations/Improvements; and, 

  

	 	v.	Landlord has inspected and reasonably approved of the Alterations/Improvements as constructed and/or installed. 


 

	 	8.3.3	If Landlord shall fail to pay any amounts of the Tenant Improvement Allowance or the Additional Tenant Improvement Allowance as and when required under this
Section 8.3 and if such failure shall continue for more than thirty (30) days after written notice from Tenant, such unpaid amount shall be amortized over the remaining Term of this Lease, with interest on the unamortized amount from time
to time at the rate provided in Article 25 below, and Tenant shall have the right to offset from the monthly payments of Base Rent and Additional Rent due hereunder the monthly installment thereof until such past due amounts have been fully
satisfied or until Landlord has paid to Tenant any remaining unamortized principal and interest. 

  

	 	8.3.4	If Tenant elects lo use the Additional Tenant improvement Allowance, or any portion. thereof, Tenant shall be obligated to pay to Landlord TI Allowance Rent as more
particularly provided in Section 3.2 above. 

  

	8.4	Construction Insurance. In addition to the requirements of Article 10 of this Lease, in the event that Tenant makes any Alterations/Improvements,
prior to the commencement of such Alterations/Improvements. Tenant shall provide Landlord with evidence that Tenant carries “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of such
Alterations/Improvements, and such other insurance as Landlord may require, it being understood and agreed that all of such Alterations/Improvements shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion
thereof. In addition, Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such
Alterations/Improvements and naming Landlord as a co-obligee. 

  

	8.5	Landlord’s Property. All Alterations/Improvements, improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or
about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord, except that Tenant may remove any Alterations/Improvements, improvements, fixtures and/or equipment which Tenant can
substantiate to Landlord have not been paid for with any Tenant improvement allowance funds provided to Tenant by Landlord, provided Tenant repairs any damage to the Premises and Building caused by such removal and returns the affected portion of
the Premises to a standard base building condition as determined by Landlord. 

 Furthermore, Landlord may, by
written notice to Tenant at the time that Landlord is consenting to any Alterations/Improvements, require Tenant, at Tenant’s expense, to remove the subject Alterations/Improvements upon the expiration or earlier termination of this Lease, and
to repair any damage to the Premises, Building and Project caused by such removal and return the affected portion of the Premises to a standard base building condition as determined by Landlord. In addition, as to any Alterations/Improvements which
have been constructed or installed without 

  
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 Landlord’s consent, Landlord may, by written notice to Tenant upon or prior to the
expiration or earlier termination of this Lease, require Tenant, at Tenant’s expense, to remove the subject Alterations/Improvements upon the expiration or earlier termination of this Lease, and to repair any damage to the Premises, Building
and Project caused by such removal and return the affected portion of the Premises to a standard base building condition as determined by Landlord. 
 If Tenant fails to complete any removal that may be required by Landlord herein and/or to repair any damage caused by such required removal or by any other removal carried-out by Tenant and return the
affected portion of the Premises or Building to a standard base building condition as determined by Landlord, then at Landlord’s option, either (A) Tenant shall be deemed to be holding over in the Premises and Rent shall continue to accrue
in accordance with the terms of Article 16. below, until such work shall be completed, and/or (B) Landlord may carry-out such removal and may charge the cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds
Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner relating to the installation, placement, removal or financing of any such Alterations/Improvements and any other improvements, fixtures and/or equipment
of Tenant in, on or about the Premises. Building and Project, which obligations of Tenant shall survive the expiration or earlier termination of this Lease. 
 ARTICLE 9 
 COVENANT AGAINST LIENS 

Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of the work performed, materials furnished or obligations
incurred by or on behalf of Tenant (including, without limitation, the construction and/or installation of any Alterations/Improvements), and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities,
judgments or costs (including, without limitation, reasonable attorneys’ fees and costs) arising out of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any such work
on the Premises (or such additional time as may be necessary under applicable laws) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall remove any such lien or encumbrance by bond or
otherwise within ten (10) days after notice by Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof. The amount
so paid shall be deemed Additional Rent under this Lease payable upon demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant to do any act which shall subject
Landlord’s title to the Building or Premises to any liens or encumbrances whether claimed by operation of law or express or implied contract. Any claim to a lien or encumbrance upon the Building or Premises arising in connection with any such
work or respecting the Premises not performed by or at the request of Landlord shall be null and void, or at Landlord’s option shall attach only against Tenant’s interest in the Premises and shall in all respects be subordinate to
Landlord’s title to the Project, Building and Premises. 
 ARTICLE 10 

INSURANCE 
  

	10.1	Indemnification and Waiver. Tenant hereby assumes all risk of damage to property or injury to persons in, upon or about the Premises from any cause
whatsoever and agrees that Landlord, its partners, members, subpartners and their respective directors, officers, agents, servants, employees, and independent contractors (collectively, “Landlord Parties”) shall not be liable



  
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 for, and are hereby released from any responsibility for, any damage either to person or
property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other persons claiming through Tenant, in all cases except to the extent caused by or arising as a result of the negligence or willful misconduct of
Landlord or any Landlord Parties. Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, expense, claim, and liability (including without limitation court costs and reasonable
attorneys’ fees) incurred in connection with or arising from any cause in, on or about the Premises, any acts, omissions or negligence of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants,
employees, invitees, guests or licensees of Tenant or any such person, in, on or about the Project or any breach of the terms of this Lease, either prior to, during, or after the expiration of the Lease Term, provided that the terms of the foregoing
indemnity shall not apply to the negligence or willful misconduct of Landlord or any Landlord Parties. Should Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of the
Premises, Tenant shall pay to Landlord its costs and expenses incurred in such suit, including without limitation, its actual professional fees such as appraisers’, accountants’ and attorneys’ fees. Further, Tenant’s agreement to
indemnify Landlord pursuant to this Section 10.1 is not intended and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease, to the extent such
policies cover the matters subject to Tenant’s indemnification obligations; nor shall they supersede any inconsistent agreement of the parties set forth in any other provision of this Lease. The provisions of this Section 10.1 shall
survive the expiration or sooner termination of this Lease with respect to any claims or liability arising in connection with any event occurring prior to such expiration or termination. 

 

	10.2	Tenant’s Compliance With Landlord’s Fire and Casualty Insurance. Tenant shall, at Tenant’s expense, comply with all insurance company
requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s
expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body. 


 

	10.3	Tenant’s Insurance. Tenant shall maintain the following coverages in the following amounts. 


 

	 	10.3.1	Commercial General Liability Insurance covering the insured against claims of bodily injury, personal injury and property damage (including loss of use thereof) arising
out of Tenant’s operations, and contractual liabilities (covering the performance by Tenant of its indemnity agreements) including a Broad Form endorsement covering the insuring provisions of this Lease and the performance by Tenant of the
indemnity agreements set forth in Section 10.1 of this Lease, for limits of liability not less than: 

  

			
	 Bodily Injury and
	  	$5,000,000 each occurrence
	 Property Damage Liability
	  	$5,000,000 annual aggregate
		
	 Personal Injury Liability
	  	$5,000,000 each occurrence
		  	$5,000,000 annual aggregate
		  	0% Insured’s participation

  

	 	10.3.2	Physical Damage Insurance covering (i) all office furniture, business and trade fixtures, office equipment, free-standing cabinet work, movable partitions,
merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of 


  
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 Tenant, (ii) the “Tenant Improvements,” as that term is defined in
Section 2.1 of the Tenant Work Letter, and any other improvements which exist in the Premises as of the Lease Commencement Date (excluding the Base Building) (the “Original Improvements”), and (iii) and all other
improvements, alterations and additions to the Premises. Such insurance shall be written on an “all risks” of physical loss or damage basis, for the full replacement cost value (subject to reasonable deductible amounts) new without
deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include coverage for damage or other loss caused by fire or other peril including, but not limited to, vandalism
and malicious mischief, theft, water damage of any type, including sprinkler leakage, bursting or stoppage of pipes, and explosion, and providing business interruption coverage for a period of one year. 

 

	 	10.3.3	Worker’s Compensation and Employer’s Liability or other similar insurance pursuant to all applicable state and local statutes and regulations.


  

	 	10.3.4	Comprehensive Automobile Liability coverage in the following amounts: 

  

			
	 Bodily Injury
	  	$250,000 per person: $500,000 per occurrence
		
	 Property Damage
	  	$100,000 per occurrence

  

	10.4	Form of Policies. The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit the liability of Tenant under
this Lease. Such insurance shall (i) name Landlord, and any other party the Landlord so specifies, as an additional insured, including Landlord’s managing agent, if any; (ii) specifically cover the liability assumed by Tenant under
this Lease, including, but not limited to, Tenant’s obligations under Section 10.1 of this Lease, as an insured contract; (iii) be issued by an insurance company having a rating of not less than A-X in Best’s Insurance Guide or
which is otherwise acceptable to Landlord and licensed to do business in the State of California; (iv) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with
any insurance requirement of Tenant; (v) be in form and content reasonably acceptable to Landlord; and (vi) provide that said insurance shall not be canceled or coverage changed unless thirty (30) days’ prior written notice shall
have been given to Landlord and any mortgagee of Landlord. Tenant shall deliver said policy or policies or certificates thereof to Landlord on or before the Lease Commencement Date and at least thirty (30) days before the expiration dates
thereof. In the event Tenant shall fail to procure such insurance, or to deliver such policies or certificate, Landlord may, at its option, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord within five
(5) days after delivery to Tenant of bills therefor. 

  

	10.5	Subrogation. Landlord and Tenant intend that their respective property loss risks shall be borne by reasonable insurance carriers to the extent above
provided, and Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective insurance carriers in the event of a property loss to the extent that such coverage is agreed to be provided hereunder. The parties each
hereby waive all rights and claims against each other for such losses, and waive all rights of subrogation of their respective insurers, provided such waiver of subrogation shall not affect the right to the insured to recover thereunder. The parties
agree that their respective insurance policies are now, or shall be, endorsed such that the waiver of subrogation shall not affect the right of the insured to recover thereunder; and the Tenant agrees that its insurance policy is now, or shall be,
endorsed such that the waiver of claims under Section 10.1 hereunder shall not affect the right of the insured to recover thereunder. 


  
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	10.6	Additional Insurance Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost and expense, increased amounts
of the insurance required to be carried by Tenant pursuant to this Article 10 and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably
requested by Landlord. 

 ARTICLE 11 

DAMAGE AND DESTRUCTION 
  

	11.1	Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty.
If the Premises or any Common Areas serving or providing access to the Premises shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond
Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the Base Building and such Common Areas. Such restoration shall be to substantially the same condition of the Base Building and the Common Areas
prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building or Project or any other modifications to the Common Areas deemed desirable by Landlord, provided that
access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Upon the occurrence of any damage to the Premises, Tenant shall repair any injury or damage to the Tenant Improvements, the Original Improvements,
Alterations/Improvements, and shall return the same to the condition in which they existed immediately prior to the casualty; provided that if the cost of such repair by Tenant exceeds the amount of insurance proceeds received from Tenant’s
insurance carrier, the cost of such repairs shall be paid by Tenant. Prior to the commencement of construction, Tenant shall submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings relating
thereto. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof. 


 

	11.2	Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore
the Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the damage, such notice to include a termination date giving Tenant sixty
(60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by fire or other casualty or cause, whether or not the Premises are affected, and one or more of the following conditions is present:
(i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one hundred eighty (180) days after the date of discovery of the damage (when such repairs are made without the payment of overtime or other
premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be used to retire the mortgage debt, or shall
terminate the ground lease, as the case may be; (iii) the damage is not fully covered by Landlord’s insurance policies; or (iv) the damage occurs during the last twelve (12) months of the Lease Term. Upon any termination of the
Lease pursuant to this Section 11.2, provided that Landlord has previously paid the Tenant Improvement Allowance in full, provided that Tenant shall receive insurance proceeds allocable to the initial improvements installed by Tenant in the
Premises, Landlord shall be entitled to receive a portion of such proceeds equal to the unamortized amount of the Tenant Improvement Allowance as of the date of termination of the Lease. 


  
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	11.3	Tenant’s Option to Terminate. Tenant may also elect to terminate this Lease by written notice to Landlord within sixty (60) days after the date
of discovery of the damage under the conditions set forth in clauses (i)-(iii) of Section 11.2 above. If the Lease is not terminated as provided in this Article 11 above, then if, for any reason. Landlord’s restoration
work shall not be substantially completed within thirty (30) days after the expiration of the date originally estimated for restoration by Landlord, Tenant shall have the right to terminate this Lease by giving notice to Landlord thereof within
thirty (30) days after the expiration of such thirty (30) day period provided that such restoration is not completed within such period. This Lease shall cease and come to an end without further liability or obligation on the part of
either party, except for any liabilities or obligations that expressly survive the expiration or other termination of this Lease, thirty (30) days after such giving of notice by Tenant unless, within such thirty-day period, Landlord
substantially completes such restoration. 

  

	11.4	Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an express agreement between Landlord and
Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or regulation of the State of California, including, without limitation, Sections 1932(2) and 1933(4) of
the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no
application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project. 

 ARTICLE 12 
 NONWAIVER 

No provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party
hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by
Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such
preceding breach at the time of acceptance of such Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any
check or payment or any letter accompanying such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by
Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or
affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent
due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. 

  
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 ARTICLE 13 

CONDEMNATION 
 If
the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or
condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other instrument in lieu of such taking
by eminent domain or condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. If more than twenty-five percent (25%) of the rentable square feet of
the Premises is taken, or if access to the Premises is substantially impaired, in each case for a period in excess of one hundred eighty (180) days, Tenant shall have the option to terminate this Lease effective as of the date possession is
required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled to the entire award or payment in
connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term
pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the Building or Project or its mortgagee, and such claim is payable separately to
Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Tenant hereby waives any and all rights it
might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article 13, in the event of a temporary taking of all or any portion of the Premises
for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square
feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking. 

ARTICLE 14 
 ASSIGNMENT AND SUBLETTING 
  

	14.1	 Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit
any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter into any
license or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively
as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant desires Landlord’s consent to any Transfer. Tenant shall notify
Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than one hundred eighty (180) days after
the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, in
connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to
evidence such Transfer or the agreements incidental or related to such Transfer, provided that Landlord shall have the right to require Tenant to utilize Landlord’s standard Transfer documents in connection with the documentation of such
Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, business credit and personal 



  
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	 	references and history of the proposed Transferee and any other information reasonably required by Landlord which will enable Landlord to determine the financial
responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space and (v) an executed estoppel certificate from Tenant in the form attached hereto as
Exhibit D. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether
or not Landlord consents to any proposed Transfer. Tenant shall pay Landlord’s review and processing fees, as well as any reasonable professional fees (including, without limitation, attorneys’, accountants’, architects’,
engineers’ and consultants’ fees) incurred by Landlord, within thirty (30) days after written request by Landlord. 

  

	14.2	Landlord’s Consent. Landlord shall not unreasonably withhold, condition or delay its consent to any proposed Transfer of the Subject Space to the
Transferee on the terms specified in the Transfer Notice. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to
withhold consent to any proposed Transfer where one or more of the following apply: 

  

	 	14.2.1	The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or the Project;


  

	 	14.2.2	The Transferee intends to use the Subject Space for purposes which are not permitted under this Lease; 


 

	 	14.2.3	The Transferee is either a governmental agency or instrumentality thereof; 


 

	 	14.2.4	The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken in connection with the Transfer
on the date consent is requested; 

  

	 	14.2.5	The proposed Transfer would cause a violation of another lease for space in the Project, or would give an occupant of the Project a right to cancel its lease;


  

	 	14.2.6	The terms of the proposed Transfer will allow the Transferee to exercise a right of renewal, right of expansion, right of first offer, or other similar right held by
Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right); or 

  

	 	14.2.7	Either the proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is under common control with, the proposed
Transferee, (i) occupies space in the Project at the time of the request for consent, or (ii) is negotiating with Landlord to lease space in the Project at such time, or (iii) has negotiated with Landlord during the six (6)-month
period immediately preceding the Transfer Notice; or 

  

	 	14.2.8	The Transferee does not intend to occupy the entire Premises and conduct its business therefrom for a substantial portion of the term of the Transfer.


 If Landlord consents to any Transfer pursuant to the terms of this Section 14.2, Tenant may within
six (6) months after Landlord’s consent, but not later than the expiration of said six-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the
Transfer Notice furnished by Tenant to Landlord 

  
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 pursuant to Section 14.1 of this Lease, provided that if there are any changes
in the terms and conditions from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2. or (ii) which would cause the
proposed Transfer to be more favorable to the Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14.
Notwithstanding anything to the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its consent under Section 14.2 or otherwise has breached or acted unreasonably under
this Article 14. their sole remedies shall be a declaratory judgment and an injunction for the relief sought without any monetary damages, and Tenant hereby waives all other remedies, including, without limitation, any right at law or equity
to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of the proposed Transferee. Tenant shall indemnify, defend and hold harmless Landlord from any and all liability, losses, claims, damages,
costs, expenses, causes of action and proceedings involving any third party or parties (including without limitation Tenant’s proposed subtenant or assignee) who claim they were damaged by Landlord’s wrongful withholding or conditioning of
Landlord’s consent. 
  

	14.3	[intentionally omitted.] 

  

	14.4	[intentionally omitted.] 

  

	14.5	Effect of Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or
modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining
to the Transfer in form reasonably acceptable to Landlord, and (iv) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of the
Lease from any liability under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant
relating to any Transfer, and shall have the right to make copies thereof. 

  

	14.6	Occurrence of Default. Any Transfer hereunder shall be subordinate and subject to the provisions of this Lease, and if this Lease shall be terminated
during the term of any Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or (ii) require that such Transferee attorn to and recognize Landlord as its
landlord under any such Transfer. If Tenant shall be in default under this Lease beyond applicable notice and cure periods, Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all
payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that
Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No
collection or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or
thereafter accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If
Tenant’s obligations hereunder have been guaranteed. Landlord’s consent to any Transfer shall not be effective unless the guarantor also consents to such Transfer. 


  
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	14.7	Permitted Transfers. Notwithstanding anything contained in this Section 14, so long as Tenant otherwise complies with the provisions of this
Article. Tenant may enter into any of the following transfers (a “Permitted Transfer”) without Landlord’s prior consent: Tenant may sublease all or part of the Premises or assign its interest in this Lease to (a) any
entity which controls, is controlled by, or is under common control with the original Tenant to this Lease by means of an ownership interest of more than 50%, so long such entity has a net worth at the time of such assignment that is equal to or
greater than the net worth of Tenant upon the Commencement Date; (b) an entity which results from a merger, consolidation or other reorganization in which Tenant is not the surviving corporation, so long as the surviving corporation has a net
worth at the time of such assignment that is equal to or greater than the net worth of Tenant upon the Commencement Date; and (c) an entity which purchases or otherwise acquires all or substantially all of the assets of Tenant so long as such
acquiring corporation has a net worth at the time of such assignment that is equal to or greater than the net worth of Tenant upon the Commencement Date. Any entity described in (a) thru (c) herein is referred to as an
“Affiliate.” 

 Upon any Permitted Transfer, (i) the terms and conditions of this Lease
shall in no way be deemed to have been waived or modified, (ii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, and
(iii) no Permitted Transfer shall relieve the original and/or transferring Tenant or any guarantor of the Lease from any liability under this Lease, including, without limitation, in connection with the Subject Space. 

  
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 ARTICLE 15 

SURRENDER OF PREMISES; OWNERSHIP AND 
 REMOVAL OF TRADE FIXTURES 
  

	15.1	Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to constitute an
acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a surrender of
the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request until this
Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall operate as an
assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies. 

  

	15.2	Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, subject to the
provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant, reasonable wear and tear and repairs
which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all debris and rubbish, and such items of
furniture, equipment, business and trade fixtures, free-standing cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and such similar articles of
any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. 


ARTICLE 16 
 HOLDING OVER 
 If Tenant holds over after the expiration of the Lease Term or
earlier termination thereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Rent shall be
payable at a monthly rate equal to the product of (i) the Rent applicable during the last rental period of the Lease Term under this Lease, and (ii) 150%. Such month-to-month tenancy shall be subject to every other applicable term,
covenant and agreement contained herein. For purposes of this Article 16, a holding over shall include Tenant’s remaining in the Premises after the expiration or earlier termination of the Lease Term, as required pursuant to the terms of
Section 8.5, above, to remove any Alterations/Improvements or Above Building Standard Tenant Improvements located within the Premises and replace the same with Building Standard Tenant Improvements. Nothing contained in this Article 16
shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other
termination of this Lease. The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the
termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and
liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom. 

  
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 ARTICLE 17 

ESTOPPEL CERTIFICATES 
 Within fifteen (15) days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be
substantially in the form of Exhibit D. attached hereto (or such other form as may be required by any prospective mortgagee or purchaser of the Project, or any portion thereof), indicating therein any exceptions thereto that may exist
at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee or prospective purchaser. Any such certificate may be relied upon by any prospective mortgagee or
purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. At any time during the Lease Term, Landlord may require Tenant to provide Landlord with a
current financial statement and financial statements of the two (2) years prior to the current financial statement year in the form of the financial statements provided by Tenant to Landlord in connection with this Lease. Failure of Tenant to
timely execute, acknowledge and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without
exception. 

  
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 ARTICLE 18 

SUBORDINATION 

Provided and upon condition that any such mortgagee or ground lessor executes and delivers to Tenant a commercially reasonable form of subordination,
non-disturbance and attornment agreement, this Lease shall be subject and subordinate to future ground or underlying leases of the Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force
against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust
deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto. Tenant covenants and agrees in the event any
proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon
any such foreclosure sale or deed in lieu thereof (or to the ground lessor), and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept
this Lease and not disturb Tenant’s occupancy, so long as Tenant timely pays the rent and observes and performs the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord’s interest herein may be
assigned as security at any time to any lienholder. Tenant shall, within fifteen (15) days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination
or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to
terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 
 It shall be a condition to the effectiveness of this Lease that a commercially reasonable form of subordination, non-disturbance and attornment agreement has been executed and delivered by Landlord,
Tenant and the current holder of a mortgage on the Property. If such agreement has not been so executed and delivered within thirty (30) days after the execution and delivery of this Lease by Landlord and Tenant, Tenant shall have the right to
terminate this Lease by written notice to Landlord. 
 ARTICLE 19 

DEFAULTS; REMEDIES 
  

	19.1	Events of Default. The occurrence of any of the following shall constitute a default of this Lease by Tenant: 


 

	 	19.1.1	Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due, where such failure continues for more
than five (5) days after written notice thereof from Landlord to Tenant; or 

  

	 	19.1.2	 Except where a specific time period is otherwise set forth for Tenant’s performance in this Lease, in which event the failure to perform by Tenant
within such time period shall be a default by Tenant under this Section 19.1.2, any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure
continues for ten (10) days after written notice thereof from Landlord to Tenant; provided that if the nature of such default is such that the same cannot reasonably be cured within a ten (10) day period, Tenant shall not be




  
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deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default, but in no event exceeding a period of time in
excess of sixty (60) days after written notice thereof from Landlord to Tenant; or 

  

	 	19.1.3	To the extent permitted by law, a general assignment by Tenant or any guarantor of this Lease for the benefit of creditors, or the taking of any corporate action in
furtherance of bankruptcy or dissolution whether or not there exists any proceeding under an insolvency or bankruptcy law, or the filing by or against Tenant or any guarantor of any proceeding under an insolvency or bankruptcy law, unless in the
case of a proceeding filed against Tenant or any guarantor the same is dismissed within sixty (60) days, or the appointment of a trustee or receiver to take possession of all or substantially all of the assets of Tenant or any guarantor, unless
possession is restored to Tenant or such guarantor within thirty (30) days, or any execution or other judicially authorized seizure of all or substantially all of Tenant’s assets located upon the Premises or of Tenant’s interest in
this Lease, unless such seizure is discharged within thirty (30) days; or 


	 	


	 	19.1.4	Abandonment at law of all of the Premises by Tenant; or 


	 	


	 	19.1.5	The failure by Tenant to observe or perform according to the provisions of Articles 5, 14, 17 or 18 of this Lease where such failure continues for more
than three (3) business days after notice from Landlord. 

 The notice periods provided herein are in lieu
of. and not in addition to, any notice periods provided by law. 
  

	19.2	Remedies Upon Default. Upon the occurrence of any event of default by Tenant, Landlord shall have, in addition to any other remedies available to Landlord
at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand
whatsoever. 

  

	 	19.2.1	Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any
other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for
prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 

  

	 	(i)	The worth at the time of any unpaid rent which has been earned at the time of such termination; plus 


 

	 	(ii)	The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such
rental loss that Tenant proves could have been reasonably avoided; plus 


	 	


	 	(iii)	The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds the amount of such rental loss
that Tenant proves could have been reasonably avoided; plus 


  
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	 	(iv)	Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which
in the ordinary course of things would be likely to result therefrom, specifically including but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant,
whether for the same or a different use, and any special concessions made to obtain a new tenant; and 

  

	 	(v)	At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law.


 The term “rent” as used in this Section 19.2 shall be deemed to be and to mean
all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and (ii), above, the “worth at the time of award” shall be computed
by allowing interest at the rate set forth in Article 25 of this Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1 (iii) above, the “worth at the time of
award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 
  

	 	19.2.2	Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment
and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant, Landlord may, from time to
time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 

  

	 	19.2.3	Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to those rights and remedies
available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory, injunctive or other equitable relief, and
specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 

  

	19.3	Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19,
Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may. in Landlord’s sole discretion, succeed to
Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements. Tenant shall, as of the date
of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

  

	19.4	Form of Payment After Default. Following the occurrence of an event of default by Tenant, Landlord shall have the right to require that any or all
subsequent amounts paid by Tenant to Landlord hereunder, whether to cure the default in question or otherwise, be paid in the form of cash, money order, cashier’s or certified check drawn on an institution acceptable to Landlord, or by other
means approved by Landlord, notwithstanding any prior practice of accepting payments in any different form. 


  
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	19.5	Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting, appointment of a receiver to protect
Landlord’s interests hereunder, or any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, nor shall same
operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available under any
law to redeem or reinstate this Lease. 

 ARTICLE 20 

COVENANT OF QUIET ENJOYMENT 
 Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions
and agreements herein contained on the part of Tenant to be kept, observed and performed, within applicable notice and cure periods hereunder shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms,
covenants, conditions, provisions and agreements hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied. 

ARTICLE 21 
 SECURITY DEPOSIT 
 Concurrent with Tenant’s execution of this Lease, Tenant
shall deposit with Landlord a security deposit (the “Security Deposit”) in the amount set forth in Section 6 of the Summary, as security for the faithful performance by Tenant of all of its obligations under this Lease.
If Tenant defaults with respect to any provisions of this Lease beyond applicable notice and cure periods, including, but not limited to, the provisions relating to the payment of Rent, the removal of property and the repair of resultant damage,
Landlord may, without notice to Tenant, but shall not be required to apply all or any part of the Security Deposit for the payment of any Rent or any other sum in default and Tenant shall, upon demand therefor, restore the Security Deposit to its
original amount. Any unapplied portion of the Security Deposit shall be returned to Tenant, or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within forty-five (45) days following the expiration of the
Lease Term. Tenant shall not be entitled to any interest on the Security Deposit. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, or any successor statute. 

ARTICLE 22 
 ENVIRONMENTAL 
  

	22.	Environmental Matters. 

  

	 	22.1	 Definitions. As used in this Lease, the term “Hazardous Materials” shall mean and include (a) any hazardous or
toxic wastes, materials or substances, and other pollutants or contaminants, which are or become regulated by any Environmental Laws (defined below); (b) petroleum, petroleum by-products, gasoline, diesel fuel, crude oil or any fraction
thereof; (c) asbestos and asbestos-containing material, in any form, whether friable or non-friable; (d) polychlorinated biphenyls; (e) radioactive materials; (f) lead and lead-containing materials; (g) any other material,
waste or substance displaying toxic, 



  
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reactive, ignitable or corrosive characteristics, as all such terms are used in their broadest sense, and are defined or become defined by any Environmental Law; or (h) any materials which
cause or threatens to cause a nuisance upon or waste to any portion of the Project or any surrounding property; or poses or threatens to pose a hazard to the health and safety of persons on the Premises, any other portion of the Project or any
surrounding property; For purposes of this Lease, the term Hazardous Materials shall not include nominal amounts of ordinary household cleaners, office supplies and janitorial supplies which are not actionable under any Environmental Laws.


  

	 	22.2	Restrictions On Use. Tenant shall not be entitled to use or store any Hazardous Materials on, in, or about any portion of the Premises and the Project
without, in each instance, obtaining Landlord’s prior written consent thereto, not to be unreasonably withheld. If Landlord, in its reasonable discretion, consents to any such usage or storage, then Tenant shall be permitted to use and/or store
only those Hazardous Materials that are necessary for Tenant’s business and to the extent disclosed in the HazMat Certificate and as expressly approved by Landlord in writing. Any such usage and storage may only be to the extent of the
quantities of Hazardous Materials as specified in the then-applicable approval by Landlord. In all events such usage and storage must at all times be in full compliance with any and all local, state and federal environmental, health and/or
safety-related laws, statutes, orders, standards, courts’ decisions, ordinances, rules and regulations (as interpreted by judicial and administrative decisions), decrees, directives, guidelines, permits or permit conditions, currently existing
and as amended, enacted, issued or adopted in the future which are or become applicable to Tenant or all or any portion of the Premises (collectively, the “Environmental Laws”) and in compliance with the recommendations of
Landlord’s consultants. Tenant agrees that any changes to the type and/or quantities of Hazardous Materials specified in the most recent HazMat Certificate may be implemented only with the prior written consent of Landlord, which consent may be
given or withheld in Landlord’s reasonable discretion. Tenant shall not be entitled nor permitted to install any tanks under, on or about the Premises for the storage of Hazardous Materials without the express written consent of Landlord, which
may be given or withheld in Landlord’s sole discretion. Landlord shall have the right, in Landlord’s sole discretion, at all times during the Term of this Lease to (i) inspect the Premises, (ii) conduct tests and investigations
to determine whether Tenant is in compliance with the provisions of this Section 22 or to determine if Hazardous Materials are present in, on or about the Project, (iii) request lists of all Hazardous Materials used, stored or
otherwise located on, under or about any portion of the Premises and/or the Common Areas, and (iv) to require Tenant to complete a survey of its use, storage and handling of Hazardous Materials in the Premises, using a form and following
procedures designated by Landlord, in Landlord’s sole discretion (the “Survey”). Tenant shall reimburse Landlord for the cost of all such inspections, tests and investigations, and all costs associated with any Survey. If as a
result of an inspection, test or Survey Landlord determines, in Landlord’s reasonable discretion, that Tenant should implement or perform safety, security or compliance measures, Tenant shall within thirty (30) days after written request
by Landlord perform such measures, at Tenant’s sole cost and expense. The aforementioned rights granted herein to Landlord and its representatives shall not create (a) a duty on Landlord’s part to inspect, test, investigate, monitor
or otherwise observe the Premises or the activities of Tenant and Tenant Parties with respect to Hazardous Materials, including without limitation, Tenant’s operation, use and any remediation relating thereto, or (b) liability on the part
of Landlord and its representatives for Tenant’s use, storage, disposal or remediation of Hazardous Materials, it being understood that Tenant shall be solely responsible for all liability in connection therewith. 


  
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	 	22.3	Releases. Tenant shall give to Landlord immediate verbal and follow-up written notice of any spills, releases, discharges, disposals, emissions,
migrations, removals or transportation of Hazardous Materials on, under or about any portion of the Premises or in any Common Areas; provided that Tenant has actual, implied or constructive knowledge of such event(s). Tenant, at its sole cost and
expense, covenants and warrants to promptly investigate, clean up, remove, restore and otherwise remediate (including, without limitation, preparation of any feasibility studies or reports and the performance of any and all closures) any spill,
release, discharge, disposal, emission, migration or transportation of Hazardous Materials arising from or related to the intentional or negligent acts or omissions of Tenant or Tenant Parties such that the affected portions of the Project and any
adjacent property are returned to the condition existing prior to the appearance of such Hazardous Materials. Any such investigation, clean up, removal, restoration and other remediation shall only be performed after Tenant has obtained
Landlord’s prior written consent, which consent shall not be unreasonably withheld so long as such actions would not potentially have a material adverse long-term or short-term effect on any portion of the Project. Notwithstanding the
foregoing, Tenant shall be entitled to respond immediately to an emergency without first obtaining Landlord’s prior written consent. Tenant, at its sole cost and expense, shall conduct and perform, or cause to be conducted and performed, all
closures as required by any Environmental Laws or any agencies or other governmental authorities having jurisdiction thereof. If Tenant fails to so promptly investigate, clean up, remove, restore, provide closure or otherwise so remediate, Landlord
may, but without obligation to do so, take any and all steps necessary to rectify the same, and Tenant shall promptly reimburse Landlord, upon demand, for all costs and expenses to Landlord of performing investigation, cleanup, removal, restoration,
closure and remediation work. All such work undertaken by Tenant, as required herein, shall be performed in such a manner so as to enable Landlord to make full economic use of the Premises and other portions of the Project after the satisfactory
completion of such work. 

  

	 	22.4	Indemnity. In addition to Tenant’s other indemnity obligations under this Lease. Tenant agrees to, and shall, protect, indemnify, defend (with
counsel acceptable to Landlord) and hold Landlord and the other Indemnitees harmless from and against any and all loss, cost, damage, liability or expense (including, without limitation, diminution in value of any portion of the Premises or the
Project, damages for the loss of or restriction on the use of rentable or usable space, and from any adverse impact of Landlord’s marketing of any space within the Project) arising at any time during or after the term of this Lease in
connection with or related to, directly or indirectly, the use, presence, transportation, storage, disposal, migration, removal, spill, release or discharge of Hazardous Materials on, in or about any portion of the Project as a result (directly or
indirectly) of the intentional or negligent acts or omissions of Tenant or Tenant Parties or any breach by Tenant and/or Tenant Parties of the requirements of this Section 22. Neither the written consent of Landlord to the presence, use
or storage of Hazardous Materials in, on, under or about any portion of the Project nor the strict compliance by Tenant with all Environmental Laws shall excuse Tenant from its obligations of indemnification pursuant hereto. Tenant shall not be
relieved of its indemnification obligations under the provisions of this section 27.5 due to Landlord’s status as either an “owner” or “operator” under any Environmental Laws. 


  
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	 	22.5	Survival of Provisions. Tenant’s obligations and liabilities pursuant to the provisions of this Article 22 shall survive the expiration or
earlier termination of this Lease. If it is determined by Landlord that the condition of all or any portion of the Project is not in compliance with the provisions of this Lease with respect to Hazardous Materials, including without limitation, all
Environmental Laws at the expiration or earlier termination of this Lease, then Landlord may require Tenant to hold over possession of the Premises until Tenant can surrender the Premises to Landlord in the condition in which the Premises existed as
of the Commencement Date and prior to the appearance of such Hazardous Materials except for reasonable wear and tear, including without limitation, the conduct or performance of any closures as required by any Environmental Laws. The burden of proof
hereunder shall be upon Tenant. For purposes hereof, the term “reasonable wear and tear” shall not include any deterioration in the condition or diminution of the value of any portion of the Project in any manner whatsoever related to,
directly or indirectly, Hazardous Materials. Any such holdover by Tenant will be with Landlord’s consent, will not be terminable by Tenant in any event or circumstance and will otherwise be subject to the provisions of Article 16 of this Lease.


 ARTICLE 23 
 SIGNS 
  

	23.1	Permitted Building Signage. Tenant, already has a sign on the Project monument sign. Tenant shall, at Tenant’s sole cost and expense, keep the
Tenant’s Permitted Signage in good condition and repair, and shall remove such signage and repair any damage to the Project resulting from the installation or removal of the Tenant’s Permitted Signage upon the expiration or earlier
termination of this Lease. 

  

	23.2	Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are other than Tenant’s Permitted Signage and
that have not been separately approved by Landlord (in its sole discretion) may be removed without notice by Landlord at the sole expense of Tenant. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved
window coverings for the Building), or other items visible from the exterior of the Premises or Building, shall be subject to the prior approval of Landlord, in its sole discretion. 


ARTICLE 24 
 COMPLIANCE WITH LAW 
 Tenant shall not do anything or suffer anything to be done in
or about the Premises, Building or Project which will in any way conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated. At its sole cost and
expense, Tenant shall promptly comply with all such governmental measures. Should any standard or regulation relating to Tenant’s use of the Premises, any Alterations/Improvements, or, to the extent triggered by any of the foregoing, the
Building Structure, now or hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees,
landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. Tenant shall be responsible, at its sole cost and expense, to make all alterations to the Premises. Auxiliary


  
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Space or Building as are required to comply with the governmental rules, regulations, requirements or standards described in this Article 24. The judgment of any court of competent
jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant.

 ARTICLE 25 
 LATE CHARGES AND INTEREST 
 If any installment of Rent or any other sum due from
Tenant shall not be received by Landlord or Landlord’s designee within five (5) days after said amount is due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount, plus any attorneys’
fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights
and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid
within ten (10) days after the date they are due shall bear interest from the date when due until paid at a rate per annum equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve
Statistical Release Publication G.13(415), published on the first Tuesday of each calendar month (or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published) plus four (4) percentage
points, and (ii) the highest rate permitted by applicable law. 
 ARTICLE 26 

LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT 

 

	26.1	Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant’s sole
cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in excess of the time allowed
under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on Tenant’s part without waiving its rights
based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 

  

	26.2	Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to Landlord, upon delivery by Landlord
to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant to the provisions of Section 26.1;
(ii) sums equal to all losses, costs, liabilities, damages and expenses referred to in Article 10 of this Lease; and (iii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to
collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended. Tenant’s obligations under this
Section 26.2 shall survive the expiration or sooner termination of the Lease Term. 


  
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 ARTICLE 27 

ENTRY BY LANDLORD 

Landlord reserves the right at all reasonable times and upon reasonable notice to Tenant (except in the case of an emergency) to enter the Premises to
(i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees or tenants (except that with respect to tenants only, such right to show the Premises shall be limited to the last twelve (12) months of the Lease Term),
or to current or prospective mortgagees, ground or underlying lessors or insurers; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building, or for structural alterations, repairs or
improvements to the Building or the Building’s systems and equipment; provided that any such alterations, improvements, or additions shall not materially decrease the usable area of the Premises or otherwise materially adversely affect
Tenant’s access to or use of the Premises. Notwithstanding anything to the contrary contained in this Article 27. Landlord may enter the Premises at any time to (A) perform services required of Landlord, including janitorial
service; (B) take possession due to any breach of this Lease in the manner provided herein; and (C) perform any covenants of Tenant which Tenant fails to perform. Landlord may make any such entries without the abatement of Rent and may
take such reasonable steps as required to accomplish the stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet
enjoyment of the Premises, and any other loss occasioned thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security
areas designated in advance by Tenant. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore
described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. No provision of this Lease shall be construed as obligating
Landlord to perform any repairs, alterations or decorations except as otherwise expressly agreed to be performed by Landlord herein. 
 ARTICLE 28 
 TENANT PARKING 

Commencing on the Lease Commencement Date, Tenant shall have the right, at no additional cost, to use the amount of parking passes set forth in
Section 8 of the Summary, which parking passes shall pertain to the Project parking areas. Tenant’s parking passes shall be used within the areas depicted as “Tenant’s Parking Area” in the site plan (the “Site
Plan”) attached hereto as Exhibit A-1. Tenant’s continued right to use the parking passes is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation
and use of the parking facility where the parking passes are located, including any sticker or other identification system established by Landlord. Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such
rules and regulations and Tenant not being in default under this Lease. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of the Project parking facility at any time and Tenant
acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, temporarily close-off or restrict access to the Project parking facility for purposes of
permitting or facilitating any such construction, alteration or improvements. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of control attributed hereby to
the Landlord. The parking passes provided to Tenant pursuant to this Article 28 are solely for use by Tenant’s own personnel and may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior
approval, except in connection with a Transfer of this Lease. Tenant may validate visitor parking by such method or methods as the Landlord may establish, from time to time generally applicable to visitor parking. 

  
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 ARTICLE 29 

MISCELLANEOUS PROVISIONS 
  

	29.1	Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include the plural as well as the singular. The necessary
grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully expressed. The captions of
Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. All references to “including”, or “include” shall mean “including, without
limitation” or “include, without limitation.” 

  

	29.2	Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this Lease shall extend to and shall,
as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to
the provisions of Article 14 of this Lease. 

  

	29.3	No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by
this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without liability
to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 

  

	29.4	Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require a modification of this Lease,
which modification will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that this Lease may be so modified and
agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) days following a request therefor. At the request of Landlord or any mortgagee or ground lessor, Tenant agrees to execute
a short form of Lease and deliver the same to Landlord within ten (10) days following the request therefor. 

  

	29.5	Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Project or
Building and in this Lease, and Tenant agrees that in the event of any such transfer. Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of
Landlord’s obligations hereunder after the date of transfer and such transferee shall be deemed to have fully assumed and be liable for all obligations of this Lease to be performed by Landlord, including the return of any Security Deposit, and
Tenant shall attorn to such transferee. Tenant further acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees that such an assignment shall not release Landlord from its obligations
hereunder and that Tenant shall continue to look to Landlord for the performance of its obligations hereunder. 

  

	29.6	Prohibition Against Recording. Except as provided in Section 29.4 of this Lease, neither this Lease, nor any memorandum, affidavit or other
writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant. 


  
 -40-










	29.7	Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do
any act which can, shall or may encumber the title of Landlord. 

  

	29.8	Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the
relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant. 

  

	29.9	Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of Tenant’s
designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect. 

  

	29.10	Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor.


  

	29.11	Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this
Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition
of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 

  

	29.12	No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not limited to, any representation as to
the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any
statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 

  

	29.13	Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this Lease or arising in connection
herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to the interest of Landlord in the Building and the
Project. Neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant.
The limitations of liability contained in this Section 29.13 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and
employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a
trust), have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for injury or damage to,
or interference with, Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring. 


 

	29.14	 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and
this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all 



  
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previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof,
and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. 


 

	29.15	Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole business
judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in
the Building or Project. 

  

	29.16	Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God. inability to obtain services, labor, or materials
or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent
and other charges to be paid by Tenant pursuant to this Lease and except as to Tenant’s obligations under Articles 5 and 24 of this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary
contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period
shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. 

  

	29.17	Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all rights now or hereafter existing to
redeem by order or judgment of any court or by any legal process or writ. Tenant’s right of occupancy of the Premises after any termination of this Lease. 


 

	29.18	Notices. All notices, demands, statements, designations, approvals or other communications (collectively, “Notices”) given or required to
be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested (“Mail”), (B) transmitted by
telecopy, if such telecopy is promptly followed by a Notice sent by Mail, (C) delivered by a nationally recognized overnight courier, or (D) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may be, to
Tenant at the appropriate address set forth in Section 10 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord, or to Landlord at the addresses set forth below, or to such other places
as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (i) three (3) days after the date it is posted if sent by Mail, (ii) the date the telecopy is transmitted, (iii) the date the
overnight courier delivery is made, or (iv) the date personal delivery is made or attempted to be made. If Tenant is notified of the identity and address of Landlord’s mortgagee or ground or underlying lessor. Tenant shall give to such
mortgagee or ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such mortgagee or ground or underlying lessor shall be given a reasonable opportunity to cure such
default prior to Tenant’s exercising any remedy available to Tenant. As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be, to the following addresses: 


  
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		  	 40915 Encyclopedia Circle LLC
 4185 Blackhawk Plaza Circle, Suite 200
 Danville, CA 94506

Attn: Ron Winter
 Fax: 925 648 8330

		
		  	 And

		
		  	 McPharlin Sprinkles & Thomas LLP

Ten Almaden Blvd, Suite 1460
 San Jose, CA 95113
 Attn: N. David Thomas

Fax: 408 293 1999


 Prior to the date Tenant takes possession of the Premises, notices to Tenant shall be sent, transmitted,
or delivered, as the case may be, to the following address: 
  

			
		  	 Santur Corporation
 40949 Encyclopedia Circle
 Fremont, California 94538

Attn: Rick Wilmer
 Fax: (510) 933-4106


  

	29.19	Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several.


  

	29.20	Authority. If Tenant is a corporation, trust or partnership, each individual executing this Lease on behalf of Tenant hereby represents and
warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Lease and that each person signing on behalf of Tenant is authorized to do so.
In such event, Tenant shall, within ten (10) days after execution of this Lease, deliver to Landlord satisfactory evidence of such authority and, if a corporation, upon demand by Landlord, also deliver to Landlord satisfactory evidence of
(i) good standing in Tenant’s state of incorporation and (ii) qualification to do business in California. 

  

	29.21	Attorneys’ Fees. In the event that either Landlord or Tenant should bring suit for the possession of the Premises, for the recovery of any sum due
under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing party therein shall be paid by
the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is prosecuted to judgment. 


 

	29.22	 Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be construed and enforced in accordance with the laws of the State of
California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA, (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND
(III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF 



  
 -43-










	 	
THE PARTIES HERETO AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANTS USE OR
OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY
COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. 


 

	29.23	Submission of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of, option for or option to
lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

  

	29.24	Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the
negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 11 of the Summary (the “Brokers”), and that they know of no other real estate broker or agent who is entitled to a
commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses (including
without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers, occurring by, through,
or under the indemnifying party. 

  

	29.25	Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not dependent and
Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein. Tenant shall not be entitled to make any repairs or perform any acts hereunder at
Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 

  

	29.26	Project or Building Name and Signage. Landlord shall have the right at any time to change the name of the Project or Building and to install, affix and
maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Project or Building or use pictures or illustrations of the
Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord. 


 

	29.27	Counterparts. This Lease may be executed in counterparts with the same effect as if both parties hereto had executed the same document. Both counterparts
shall be construed together and shall constitute a single lease. 

  

	29.28	Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential information. Tenant shall keep such
confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal, and space planning consultants. 


  
 -44-










	29.29	Transportation Management. Tenant shall fully comply with all present or future programs intended to manage parking, transportation or traffic in and
around the Building, and in connection therewith. Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly with Landlord, any governmental transportation
management organization or any other transportation-related committees or entities. 

  

	29.30	Building Renovations. It is specifically understood and agreed that Landlord has made no representation or warranty to Tenant and has no obligation and
has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant.
However, Tenant hereby acknowledges that Landlord may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the Project, the Building and/or the Premises including without limitation the parking
structure, common areas, systems and equipment, roof, and structural portions of the same, which Renovations may include, without limitation, (i) installing sprinklers in the Building common areas and tenant spaces, (ii) modifying the
common areas and tenant spaces to comply with applicable laws and regulations, including regulations relating to the physically disabled, seismic conditions, and building safety and security, and (iii) installing new floor covering, lighting,
and wall coverings in the Building common areas, and in connection with any Renovations, Landlord may, among other things, erect scaffolding or other necessary structures in the Building, limit or eliminate access to portions of the Project,
including portions of the common areas, or perform work in the Building, which work may create noise, dust or leave debris in the Building. Tenant hereby agrees that such Renovations and Landlord’s actions in connection with such Renovations
shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with
Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements
resulting from the Renovations or Landlord’s actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or Landlord’s actions. 


 

	29.31	No Violation. Tenant hereby warrants and represents that neither its execution of nor performance under this Lease shall cause Tenant to be in violation
of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant shall protect, defend, indemnify and hold Landlord harmless against any claims, demands, losses, damages, liabilities, costs and expenses,
including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach of this warranty and representation. 

  

	29.32	Development of the Project. 

  

	 	29.32.1	Subdivision. Landlord reserves the right to further subdivide all or a portion of the Project. Tenant agrees to execute and deliver, upon demand by
Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances resulting from such subdivision. 


 

	 	29.32.2	The Other Improvements. If portions of the Project or property adjacent to the Project (collectively, the “Other Improvements”) are owned
by an entity other than Landlord, Landlord, at its option, may enter into an agreement with the owner or owners of any or all of the Other Improvements to provide (i) for reciprocal rights of access and/or use of the Project and the Other
Improvements, (ii) for the common management, operation, 


  
 -45-










	 	maintenance, improvement and/or repair of all or any portion of the Project and the Other Improvements, (iii) for the allocation of a portion of the Direct
Expenses to the Other Improvements and the operating expenses and taxes for the Other Improvements to the Project, and (iv) for the use or improvement of the Other Improvements and/or the Project in connection with the improvement,
construction, and/or excavation of the Other Improvements and/or the Project. Nothing contained herein shall be deemed or construed to limit or otherwise affect Landlord’s right to convey all or any portion of the Project or any other of
Landlord’s rights described in this Lease. 

  

	 	29.32.3	Construction of Project and Other Improvements. Tenant acknowledges that portions of the Project and/or the Other Improvements may be under construction
following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access, etc. which are in excess of that present in a fully constructed project. Tenant hereby waives any and all rent
offsets or claims of constructive eviction which may arise in connection with such construction. 

  

	29.33	No Relocation. Landlord shall have no right to relocation Tenant from the Premises to another premise within the Building and/or Project.


 [signatures on following pages.] 
 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date first above written. 
  

			
	 LANDLORD:
  

40915 ENCYCLOPEDIA CIRCLE, LLC
 a
California limited liability company

		
	By:	 	/s/    Ron Winter
		 	Name: Ron Winter
		 	its Managing Member

 [signatures continue on following page.] 

 

			
	 TENANT:
  

SANTUR CORPORATION
 a Delaware
corporation,

		
	By:	 	/s/    Richard Wilmer
		 	Name: Richard Wilmer
		 	Its:      COO


  
 -46-










					
		
	By:	 	 
		 	Name:	 	 
		 	Its:	 	 


  
 -47-









 EXHIBIT A 

OUTLINE OF PREMISES 
  





 

  
 EXHIBIT A

 -1- 








 EXHIBIT B 

NOTICE OF LEASE TERM DATES 
  

					
	To:    	 	 	 	
		 	 	 	
		 	 	 	
		 	 	 	

  

	 	Re:	Lease dated                     ,
200     between                             , a
                             (“Landlord”), and
                            , a
                             (“Tenant”) concerning Suite
             on floor(s)              of the building located at
                                    , Fremont, California.


 Gentlemen: 
 In accordance with the Lease (the “Lease”), we wish to advise you and/or confirm as follows: 
  

	 	1.	The Lease Term shall commence on or has commenced on              for a term of
             ending on             . 


 

	 	2.	Rent commenced to accrue on             , in the amount of
            . 

  

	 	3.	If the Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter, with the exception of
the final billing, shall be for the full amount of the monthly installment as provided for in the Lease. 

  

	 	4.	Your rent checks should be made payable to              at
            . 

  

	 	5.	The exact number of rentable square feet within the Premises is              square feet.



  
 EXHIBIT B

 -1- 








 
							
	“Landlord”:	 		 	
		
	 	 	,
	a 	 	 	 	 	 	


  

					
		
	By: 	 	 
		 	Its: 	 	 


 Agreed to and Accepted 
 as of                         , 200    .

  

			
	“Tenant”:
	
	 
	a 	 	 

  

					
		
	By: 	 	 
		 	Its: 	 	 


  
 EXHIBIT B

 -2- 








 EXHIBIT C 

STEVENSON BUSINESS PARK 
 RULES AND REGULATIONS 
 Tenant shall faithfully observe and comply with the
following Rules and Regulations. Landlord shall not be responsible to Tenant for the nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project. In the
event of any conflict between the Rules and Regulations and the other provisions of this Lease, the latter shall control. 
 1.
Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises without obtaining Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by
Tenant. Two keys will be furnished by Landlord for the Premises, and any additional keys required by Tenant must be obtained from Landlord at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant shall restore
to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise procured by, Tenant and in the event of the loss of keys so furnished, Tenant shall pay to Landlord the cost of replacing same or of changing the lock or
locks opened by such lost key if Landlord shall deem it necessary to make such changes. 
 2. All doors opening to public
corridors shall be kept closed at all times except for normal ingress and egress to the Premises. 
 3. Landlord reserves the
right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for comparable buildings in the Fremont/Newark, California area. Tenant, its employees and agents must be sure that the doors to the
Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building. Any tenant, its employees, agents or any other persons entering or leaving the Building at any time when it is so locked,
or any time when it is considered to be after normal business hours for the Building, may be required to sign the Building register. Access to the Building may be refused unless the person seeking access has proper identification or has a previously
arranged pass for access to the Building. Landlord will furnish passes to persons for whom Tenant requests same in writing. Tenant shall be responsible for all persons for whom Tenant requests passes and shall be liable to Landlord for all acts of
such persons. The Landlord and his agents shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion,
Landlord reserves the right to prevent access to the Building or the Project during the continuance thereof by any means it deems appropriate for the safety and protection of life and property. 

4. No furniture, freight or equipment of any kind shall be brought into the Building without prior notice to Landlord. All moving
activity into or out of the Building shall be scheduled with Landlord and done only at such time and in such manner as Landlord designates. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy
property brought into the Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports of such thickness as is necessary to properly
distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. Any damage to any part of the Building, its contents, occupants or visitors by moving or maintaining any such safe or other
property shall be the sole responsibility and expense of Tenant. 

  
 EXHIBIT C

 -1- 








 5. No furniture, packages, supplies, equipment or merchandise will be received in the
Building or carried up or down in the elevators, except between such hours, in such specific elevator and by such personnel as shall be designated by Landlord. 
 6. The requirements of Tenant will be attended to only upon application at the management office for the Project or at such office location designated by Landlord. Employees of Landlord shall not perform
any work or do anything outside their regular duties unless under special instructions from Landlord. 
 7. No sign,
advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Premises or the Building without the prior written consent of the Landlord. Tenant shall not disturb, solicit, peddle, or canvass any
occupant of the Project and shall cooperate with Landlord and its agents of Landlord to prevent same. 
 8. The toilet rooms,
urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage
resulting from the violation of this rule shall be borne by the tenant who, or whose servants, employees, agents, visitors or licensees shall have caused same. 
 9. Tenant shall not overload the floor of the Premises, nor mark, drive nails or screws, or drill into the partitions, woodwork or drywall or in any way deface the Premises or any part thereof without
Landlord’s prior written consent. Tenant shall not purchase spring water, ice, towel, linen, maintenance or other like services from any person or persons not approved by Landlord. 

10. Except for vending machines intended for the sole use of Tenant’s employees and invitees, no vending machine or machines other
than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 
 11. Tenant shall not use or keep in or on the Premises, the Building, or the Project any kerosene, gasoline, explosive material, corrosive material, material capable of emitting toxic fumes, or other
inflammable or combustible fluid chemical, substitute or material. Tenant shall provide material safety data sheets for any Hazardous Material used or kept on the Premises. 
 12. Tenant shall not without the prior written consent of Landlord use any method of heating or air conditioning other than that supplied by Landlord. 

13. Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or permit or
allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors, or vibrations, or interfere with other tenants or those having business therein, whether by the
use of any musical instrument, radio, phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or down passageways. 
 14. Tenant shall not bring into or keep within the Project, the Building or the Premises any animals, birds, aquariums, or, except in areas designated by Landlord, bicycles or other vehicles. 

  
 EXHIBIT C

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 15. No cooking shall be done or permitted on the Premises, nor shall the Premises be used
for the storage of merchandise, for lodging or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing. Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and
brewing coffee, tea, hot chocolate and similar beverages for employees and visitors, provided that such use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 

16. The Premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental to the
use of the Premises provided for in the Summary. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a messenger-type operation or dispatch office, public stenographer or typist, or for the manufacture or
sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau without the express prior written consent of Landlord. Tenant shall not engage or pay any employees on the
Premises except those actually working for such tenant on the Premises nor advertise for laborers giving an address at the Premises. 
 17. Landlord reserves the right to exclude or expel from the Project any person who. in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do
any act in violation of any of these Rules and Regulations. 
 18. Tenant, its employees and agents shall not loiter in or on
the entrances, corridors, sidewalks, lobbies, courts, halls, stairways, elevators, vestibules or any Common Areas for the purpose of smoking tobacco products or for any other purpose, nor in any way obstruct such areas, and shall use them only as a
means of ingress and egress for the Premises. 
 19. Tenant shall not waste electricity, water or air conditioning and agrees to
cooperate fully with Landlord to ensure the most effective operation of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls. Tenant shall participate in recycling programs undertaken by
Landlord. 
 20. Tenant shall store all its trash and garbage within the interior of the Premises. No material shall be placed
in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in Fremont, California without violation of any law or ordinance
governing such disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators provided for such purposes at such times as Landlord shall designate. If the Premises is or becomes infested with vermin as a result
of the use or any misuse or neglect of the Premises by Tenant, its agents, servants, employees, contractors, visitors or licensees, Tenant shall forthwith, at Tenant’s expense, cause the Premises to be exterminated from time to time to the
satisfaction of Landlord and shall employ such licensed exterminators as shall be approved in writing in advance by Landlord. 

21. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any
governmental agency. 
 22. Any persons employed by Tenant to do janitorial work shall be subject to the prior written approval
of Landlord, and while in the Building and outside of the Premises, shall be subject to and under the control and direction of the Building manager (but not as an agent or servant of such manager or of Landlord), and Tenant shall be responsible for
all acts of such persons. 

  
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 23. No awnings or other projection shall be attached to the outside walls of the Building
without the prior written consent of Landlord, and no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard drapes. All electrical ceiling
fixtures hung in the Premises or spaces along the perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither the interior nor exterior of any
windows shall be coated or otherwise sunscreened without the prior written consent of Landlord. Tenant shall be responsible for any damage to the window film on the exterior windows of the Premises and shall promptly repair any such damage at
Tenant’s sole cost and expense. Tenant shall keep its window coverings closed during any period of the day when the sun is shining directly on the windows of the Premises. Prior to leaving the Premises for the day. Tenant shall draw or lower
window coverings and extinguish all lights. Tenant shall abide by Landlord’s regulations concerning the opening and closing of window coverings which are attached to the windows in the Premises, if any, which have a view of any interior portion
of the Building or Building Common Areas. 
 24. The sashes, sash doors, skylights, windows, and doors that reflect or admit
light and air into the halls, passageways or other public places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. 

25. Tenant must comply with requests by the Landlord concerning the informing of their employees of items of importance to the Landlord.

 26. Tenant must comply with all applicable “NO-SMOKING” laws or regulations. If Tenant is required under any
ordinance to adopt a written smoking policy, a copy of said policy shall be on file in the office of the Building. 
 27. Tenant
hereby acknowledges that Landlord shall have no obligation to provide guard service or other security measures for the benefit of the Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and
its agents, employees, contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping doors locked and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide
security protection for the Project or any portion thereof. Tenant further assumes the risk that any safety and security devices, services and programs which Landlord elects, in its sole discretion, to provide may not be effective, or may
malfunction or be circumvented by an unauthorized third party, and Tenant shall, in addition to its other insurance obligations under this Lease, obtain its own insurance coverage to the extent Tenant desires protection against losses related to
such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by Landlord or required by law. 

28. All office equipment of any electrical or mechanical nature shall be placed by Tenant in the Premises in settings approved by
Landlord, to absorb or prevent any vibration, noise and annoyance. 
 29. Tenant shall not use in any space or in the public
halls of the Building, any hand trucks except those equipped with rubber tires and rubber side guards. 
 30. No auction,
liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without the prior written consent of Landlord. 
 31. No tenant shall use or permit the use of any portion of the Premises for living quarters, sleeping apartments or lodging rooms. 

32. Tenant shall not purchase spring water, towels, janitorial or maintenance or other similar services from any company or persons not
approved by Landlord. Landlord shall approve a sufficient number of sources of such services to provide Tenant with a reasonable selection, but only in such instances and to such extent as Landlord in its judgment shall consider consistent with the
security and proper operation of the Building. 

  
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 33. Tenant shall install and maintain, at Tenant’s sole cost and expense, an adequate,
visibly marked and properly operational fire extinguisher next to any duplicating or photocopying machines or similar heat producing equipment, which may or may not contain combustible material, in the Premises. 

Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and
further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, Building, the Common Areas and the Project, and for the preservation of good
order therein, as well as for the convenience of other occupants and tenants therein. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenants, but no such waiver by Landlord shall be construed as a
waiver of such Rules and Regulations in favor of any other tenant, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Project. Tenant shall be deemed to have read these Rules and
Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 

  
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 EXHIBIT D 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 
 The undersigned as Tenant under that certain Office Lease (the “Lease”) made and entered into as of             ,
20         by and between              as Landlord, and the undersigned as Tenant, for Premises at the building located at
            , Fremont, California             , certifies as follows: 

1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The documents
contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The undersigned currently
occupies the Premises described in the Lease, the Lease Term commenced on             , and the Lease Term expires on
            , and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the Premises, the Building and/or the Project. 

3. Base Rent became payable on             . 

4. The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A.

 5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession
agreements with respect thereto except as follows: 
 6. Tenant shall not modify the documents contained in Exhibit A without
the prior written consent of Landlord’s mortgagee. 
 7. All monthly installments of Base Rent, all Additional Rent and all
monthly installments of estimated Additional Rent have been paid when due through             . The current monthly installment of Base Rent is
$            . 
 8. All conditions of the Lease to be
performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in default thereunder. In addition, the undersigned has not delivered any notice to Landlord regarding a default by Landlord thereunder.

 9. No rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord except
as provided in the Lease. 
 10. As of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s
knowledge, claims or any basis for a claim, that the undersigned has against Landlord. 
 11. If Tenant is a corporation or
partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority
to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so. 
 12.
There are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state. 

  
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 13. Other than in compliance with all applicable laws and incidental to the ordinary course
of the use of the Premises, the undersigned has not used or stored any hazardous substances in the Premises. 
 14. To the
undersigned’s knowledge, all tenant improvement work to be performed by Landlord under the Lease has been completed in accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the
undersigned under the Lease in connection with any tenant improvement work have been paid in full. 
 The undersigned
acknowledges that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective purchaser, and acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained
herein in making the loan or acquiring the property of which the Premises are a part and that receipt by it of this certificate is a condition of making such loan or acquiring such property. 

Executed at
                         on the              day of
                        , 200    . 

 

					
	“Tenant”:	 	
		
	 	 	,
	a 	 	 	 	


  

					
		
	By: 	 	 
		 	Its: 	 	 


  

					
		
	By: 	 	 
		 	Its: 	 	 



  
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 EXHIBIT E 
 RECORDING REQUESTED BY 
 AND WHEN RECORDED RETURN TO: 

Stevenson Point Associates 
 C/o Trumark
Commercial 
 4185 Blackhawk Plaza Circle, Suite 200 
 Attn: Ron Winter 
  
 RECOGNITION OF COVENANTS, 
 CONDITIONS, AND RESTRICTIONS

 This Recognition of Covenants, Conditions, and Restrictions (this “Agreement”) is entered into as of
the          day of                     , 200    , by and between
                             (“Landlord”), and
                             (“Tenant”), with reference to the following facts: 

A. Landlord and Tenant entered into that certain Lease Agreement dated
            , 200     (the “Lease”). Pursuant to the Lease, Landlord leased to Tenant and Tenant leased from Landlord space (the
“Premises”) located in an office building on certain real property described in Exhibit “A” attached hereto and incorporated herein by this reference (the “Property”). 

B. The Premises are located in an building located on real property located in the City of
                    , California (the “Project”), as more particularly described in Exhibit “B”
attached hereto and incorporated herein by this reference. 
 C. Landlord, as declarant, has previously recorded, or
proposes to record concurrently with the recordation of this Agreement, a Declaration of Covenants, Conditions, and Restrictions (the “Declaration”), dated
                    , 200    , in connection with the Project. 

D. Tenant is agreeing to recognize and be bound by the terms of the Declaration, and the parties hereto desire to set forth their
agreements concerning the same. 
 NOW, THEREFORE, in consideration of (a) the foregoing recitals and the mutual agreements
hereinafter set forth, and (b) for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows, 

1. Tenant’s Recognition of Declaration. Notwithstanding that the Lease has been executed prior to the recordation of the
Declaration, Tenant agrees to recognize and by bound by all of the terms and conditions of the Declaration. 
 2.
Miscellaneous. 
 2.1 This Agreement shall be binding upon and inure to the benefit of the parties hereto and their
respective heirs, estates, personal representatives, successors, and assigns. 
 2.2 This Agreement is made in, and shall be
governed, enforced and construed under the laws of, the State of California. 

  
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 2.3 This Agreement constitutes the entire understanding and agreements of the parties with
respect to the subject matter hereof, and shall supersede and replace all prior understandings and agreements, whether verbal or in writing. The parties confirm and acknowledge that there are no other promises, covenants, understandings, agreements,
representations, or warranties with respect to the subject matter of this Agreement except as expressly set forth herein. 
 2.4
This Agreement is not to be modified, terminated, or amended in any respect, except pursuant to any instrument in writing duly executed by both of the parties hereto. 
 2.5 In the event that either party hereto shall bring any legal action or other proceeding with respect to the breach, interpretation, or enforcement of this Agreement, or with respect to any dispute
relating to any transaction covered by this Agreement, the losing party in such action or proceeding shall reimburse the prevailing party therein for all reasonable costs of litigation, including reasonable attorneys’ fees, in such amount as
may be determined by the court or other tribunal having jurisdiction, including matters on appeal. 
 2.6 All captions and
heading herein are for convenience and ease of reference only, and shall not be used or referred to in any way in connection with the interpretation or enforcement of this Agreement. 

2.7 If any provision of this Agreement, as applied to any party or to any circumstance, shall be adjudged by a court of competent
jurisdictions to be void or unenforceable for any reason, the same shall not affect any other provision of this Agreement, the application of such provision under circumstances different form those adjudged by the court, or the validity or
enforceability of this Agreement as a whole. 
 2.8 Time is of the essence of this Agreement. 

2.9 The Parties agree to execute any further documents, and take any further actions, as may be reasonable and appropriate in order to
carry out the purpose and intent of this Agreement 
 2.10 As used herein, the masculine, feminine or neuter gender, and the
singular and plural numbers, shall each be deemed to include the others whenever and whatever the context so indicates. 

  
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 SIGNATURE PAGE OF RECOGNITION OF 

COVENANTS, CONDITIONS AND RESTRICTIONS 
 IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the day and year first above written. 

 

							
	“Landlord”:	 		 	
			
	 	 	,	 	
	a 	 	 	 		 	


  

					
	By: 	 	 
		 	Its: 	 	 


  

							
			
	“Tenant”:	 		 	
			
	 	 		 	
	a 	 	 	 		 	


  

					
	By: 	 	 
		 	Its:	 	 


  

					
	By: 	 	 
		 	Its: 	 	 



  
 EXHIBIT E

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 EXHIBIT F 

PLANS OF TENANT’S INITIAL IMPROVEMENTS 
  





 

  
 EXHIBIT F

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