Exhibit 10

OFFICE LEASE

THIS LEASE, made as of this 1st day of March, 2010, by and between MRTP, LLC, a Delaware limited liability company
(Landlord), and INTERSIL CORPORATION, a Delaware corporation (Tenant).

INDEX

Article and Title



|1. | Basic Provisions
|-- | ----------------

|2. | Premises; Term; Tenants Early Termination Option
|-- | -------------------------------------------------

|3. | Rent
|-- | ----

|4. | Taxes and Operating Expenses
|-- | ----------------------------

|5. | Condition of Premises; Alterations and Additions
|-- | ------------------------------------------------

|6. | Use
|-- | ---

|7. | Services
|-- | --------

|8. | Insurance
|-- | ---------

|9. | Indemnification
|-- | ---------------

|10. | Casualty Damage
|--- | ---------------

|11. | Condemnation
|--- | ------------

|12. | Repair and Maintenance
|--- | ----------------------

|13. | Inspection of Premises
|--- | ----------------------

|14. | Surrender of Premises
|--- | ---------------------

|15. | Holding Over
|--- | ------------

|16. | Subletting and Assignment
|--- | -------------------------

|17. | Subordination, Attornment and Mortgagee Protection
|--- | --------------------------------------------------

|18. | Estoppel Certificate
|--- | --------------------

|19. | Defaults
|--- | --------

|20. | Remedies of Landlord
|--- | --------------------

|21. | Quiet Enjoyment
|--- | ---------------

|22. | Accord and Satisfaction
|--- | -----------------------

|23. | Security Deposit; Letter of Credit
|--- | ----------------------------------

|24. | Brokerage Commission
|--- | --------------------

|25. | Force Majeure
|--- | -------------

|26. | Parking
|--- | -------

|27. | Hazardous Materials
|--- | -------------------

|28. | Additional Rights Reserved by Landlord
|--- | --------------------------------------

|29. | Defined Terms
|--- | -------------

|30. | Miscellaneous Provisions
|--- | ------------------------

|31. | Renewal Option
|--- | --------------

|32. | Right of First Offer
|--- | --------------------



i



---

|33. | Rooftop Space
|--- | -------------

SCHEDULES AND EXHIBITS



|             |  |                                              
|------------ |  | ---------------------------------------------
|Schedule 1:  |  | Monthly Rent Schedule                        
|Exhibit A    |  | Plans Showing Premises and Project           
|Exhibit A-1: |  | Plan or Description of the Land              
|Exhibit B    |  | Buildings Rules and Regulations             
|Exhibit C    |  | Form of Commencement Date Confirmation Letter
|Exhibit D    |  | First Offer Space                            
|Exhibit E    |  | Deleted Building 5 Premises                  



ii



---

ARTICLE 1.

BASIC PROVISIONS



|                                          |  |                                                                                                                                                                                                                                                                                                                                                                                                                                    
|----------------------------------------- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|A.     Tenants Name:                     |  | INTERSIL CORPORATION,                                                                                                                                                                                                                                                                                                                                                                                                              
|                                          |  | a Delaware corporation                                                                                                                                                                                                                                                                                                                                                                                                             
|                                          | 
|B.     Tenants Address:                  |  | Intersil Corporation                                                                                                                                                                                                                                                                                                                                                                                                               
|                                          |  | 1650 RJ Conlan Boulevard, MS 62A-309                                                                                                                                                                                                                                                                                                                                                                                               
|                                          |  | Palm Bay, Florida 32905                                                                                                                                                                                                                                                                                                                                                                                                            
|                                          |  | Attn: Doug Balog                                                                                                                                                                                                                                                                                                                                                                                                                   
|                                          | 
|C.     Buildings:                         |  | Building 3: 1001 Murphy Ranch Road, Milpitas, California                                                                                                                                                                                                                                                                                                                                                                           
|                                          |  | Building 4: 933 Murphy Ranch Road, Milpitas, California                                                                                                                                                                                                                                                                                                                                                                            
|                                          |  | Building 5: 915 Murphy Ranch Road, Milpitas, California                                                                                                                                                                                                                                                                                                                                                                            
|                                          | 
|D.     Premises:                          |  | All of the rentable area of Buildings 3 and 4, and a portion of the rentable area of Building 5, all as shown outlined on Exhibit A attached hereto.                                                                                                                                                                                                                                                                               
|                                          | 
|E.     Project:                           |  | The project presently known as Murphy Ranch Technology Park located in Milpitas, California, consisting of Buildings 3, 4 and 5, the building located at 1033 McCarthy Boulevard
(Building 1), and the building located at 1011 McCarty Boulevard (Building 2), and any other buildings and improvements and Common Areas from time to time located on the land shown or described on Exhibit A-1 attached
hereto (the Land).
|                                         
|F.      Rentable Square Feet in Premises:
|                                          | 
|                                          |  | An aggregate of 154,219 Rentable Square Feet, as follows:                                                                                                                                                                                                                                                                                                                                                                          
|                                          | 
|                                          |  | Building 3: 64,717 Rentable Square Feet                                                                                                                                                                                                                                                                                                                                                                                            
|                                          |  | Building 4: 61,502 Rentable Square Feet                                                                                                                                                                                                                                                                                                                                                                                            
|                                          |  | Building 5: 28,000 Rentable Square Feet                                                                                                                                                                                                                                                                                                                                                                                            
|                                          | 
|G.     Landlord:                          |  | MRTP, LLC,                                                                                                                                                                                                                                                                                                                                                                                                                         
|                                          |  | a Delaware limited liability company                                                                                                                                                                                                                                                                                                                                                                                               
|                                          | 
|H.     Landlords Address:                |  | c/o Spear Street Capital, LLC                                                                                                                                                                                                                                                                                                                                                                                                      
|                                          |  | One Market Plaza                                                                                                                                                                                                                                                                                                                                                                                                                   
|                                          |  | Steuart Tower, Suite 1010                                                                                                                                                                                                                                                                                                                                                                                                          
|                                          |  | San Francisco, CA 94105                                                                                                                                                                                                                                                                                                                                                                                                            
|                                          |  | Attn: John S. Grassi, President                                                                                                                                                                                                                                                                                                                                                                                                    



1



---

|                           |  |                                                                                                                                                       
|-------------------------- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------
|I.       Project Manager:  |  | Marta Fitzpatrick (or such other person or entity as Landlord shall elect from time to time by notice to Tenant in accordance with Section 30.C below)
|                           | 
|Address                    |  | CB Richard Ellis                                                                                                                                      
|                           |  | 225 W. Santa Clara St., 10th Floor                                                                                                                    
|                           |  | San Jose, CA 95113                                                                                                                                    
|                           |  | Telephone: (408) 467-7532                                                                                                                             
|                           |  | Fax: (408) 437-3170                                                                                                                                   
|                           | 
|J.      Commencement Date: |  | Building 3 and 4 Commencement Date: March 1, 2010.                                                                                                    
|                           |  | Building 5 Commencement Date: November 1, 2013.                                                                                                       
|                           | 
|K.     Expiration Date:    |  | The last day of the one hundred twentieth (120th) full calendar month after the Building 3 and 4 Commencement Date.                                   
|                           | 
|L.     Monthly Rent:       |  | See Schedule 1 Attached hereto.                                                                                                                       
|                           | 
|M.    Security Deposit:    |  | None.                                                                                                                                                 
|                           | 
|N.     Tenants Share:     |  | Building 3 Premises: 100%.                                                                                                                            
|                           |  | Building 4 Premises: 100%                                                                                                                             
|                           |  | Building 5 Premises: 31.75%.                                                                                                                          
|                           | 
|O.     Building Share:     |  | Building 3: 17.89%                                                                                                                                    
|                           |  | Building 4: 17.00%                                                                                                                                    
|                           |  | Building 5: 24.37%                                                                                                                                    

|                                           |  |                                                                                    
|------------------------------------------ |  | -----------------------------------------------------------------------------------
|                                           | 
|P.      Normal Business Hours of Building: |  | Monday through Friday: 8:00 a.m. to 5:00 p.m., excluding state and federal holidays

|                             |  |                                                                 
|---------------------------- |  | ----------------------------------------------------------------
|                             | 
|Q.     Brokers:              |  | CresaPartners - West, Inc.                                      
|                             | 
|R.     Landlords Allowance: |  | $2,159,066.00 ($14.00 per rentable square foot of the Premises).

The foregoing provisions shall be interpreted and applied in accordance with the other provisions of this Lease set forth below. The items set forth in
Sections 1.F., 1.L., 1.N. and 1.R. above are subject to adjustment in the event of a re-measurement of the Building 5 Premises pursuant to Section 2.A. below. Capitalized terms not otherwise defined shall have the meanings set forth in Article
29 below.



2



---

ARTICLE 2.

PREMISES; TERM; TENANTS EARLY TERMINATION OPTION

A. Premises; Term. Landlord hereby leases and demises to the Tenant and Tenant hereby takes and leases from Landlord the Premises
identified in Article 1 for a term (Term) commencing on the applicable Commencement Date and ending on the Expiration Date set forth in Article 1, unless sooner terminated as provided herein, subject to the provisions herein
contained. Subject to the terms of this Lease, Tenant shall have the non-exclusive right to use the Common Areas. Upon either partys request, the Commencement Date shall be confirmed by execution of the Commencement Date Confirmation in the
form as set forth in Exhibit C. Tenant acknowledges that it is currently in possession of all portions of the Premises by means of a direct lease (the Current Lease) of certain portions of the Premises from Landlord, and by
means of subleases of certain other portions of the Premises from the current tenant(s) thereof who are under direct lease with Landlord (collectively, the Current Master Leases). Accordingly, delivery of each portion of the
Premises to Tenant shall be deemed to have occurred on the Commencement Date applicable thereto, without any further tender of possession to Tenant or other action on the part of Landlord. For all purposes of this Lease, Landlord and Tenant
stipulate that the rentable square footage of the Premises and each portion thereof is as set forth in Article 1, provided however that Landlord may cause Landlords architect to re-measure the rentable area of the Building 5 Premises on or
before June 1, 2010 in accordance with the standard of measurement that Landlord currently utilizes for the Project, which is a modified BOMA standard. If the re-measurement concludes that the Premises contains more or less than 28,000 rentable
square feet, then the parties shall enter into an amendment of this Lease establishing such number and the resulting Monthly Rent, Tenants Share, Landlords Allowance and other amounts hereunder due to such remeasurement.

B. Tenants Early Termination Option. Tenant shall have the option (Tenants Early Termination Option)
to terminate this Lease as of the expiration of the eighty-fourth (84th) full calendar month after the Building 3 and 4 Commencement Date (the Early Termination Date). Such option, shall be exercised, if at all, by
(i) written notice to Landlord given no later than eighteen (18) full calendar months prior to the Early Termination Date, and (ii) Tenants payment to Landlord of a fee (the Early Termination Fee) equal to Two
Million Dollars ($2,000,000.00). If the Termination Fee is if not paid contemporaneously with Tenants termination notice, then Tenants Early Termination Option shall be deemed to have not been validly exercised. Tenants Early
Termination Option is personal to the Tenant originally named in this Lease and any assignee of Tenant that is an Affiliate (as defined in Article 16 below). Accordingly, if the original Tenant named in this Lease shall assign this Lease to any
party other than an Affiliate prior to its exercise of Tenants Early Termination Option, Tenants Early Termination Option shall thereupon be deemed terminated and Tenant shall have no rights pursuant to this Section 4.B., and any
purported exercise of Tenants Early Termination Option after the date of such assignment shall be deemed void and of no force or effect. Tenants assignment of this Lease after its exercise of Tenants Early Termination Option shall
not in any way affect the validity of such exercise or the termination of this Lease as of the Early Termination Date in accordance with such exercise. Notwithstanding the foregoing, if a default by Tenant shall have occurred and be continuing at
the time Tenant exercises Tenants Early Termination Option, at Landlords election such exercise shall be deemed void and



3



---

of no force or effect; provided, however, that in the case of a monetary default hereunder where Landlord shall not have previously given Tenant written notice of such default,
Landlord may not exercise its election to void Tenants exercise of Tenants Early Termination Option unless Landlord gives written notice of such default to Tenant and Tenant fails to cure such default within five (5) Business Days
thereafter.

ARTICLE 3.

RENT

A.
Monthly Rent.Commencing as of the Rent Commencement Date, Tenant shall pay Monthly Rent in the amount set forth in Schedule 1 attached hereto in advance on or before the first day of each calendar month of the Term. If the Rent
Commencement Date shall occur on a day other than the first day of a calendar month, or if the Term shall end on a day other than the last day of a calendar month, the Monthly Rent for the partial month shall be prorated on a per diem basis.

B. Additional Rent.All costs and expenses which Tenant assumes or agrees to pay and any other sum payable by Tenant pursuant
to this Lease (other than Monthly Rent), including, without limitation, Tenants Share of Taxes and Operating Expenses, shall be deemed Additional Rent, and all remedies applicable to the nonpayment of Monthly Rent shall be applicable thereto.

C. Rent.Monthly Rent and Additional Rent are herein referred to collectively as Rent. Landlord may apply payments
received from Tenant to any obligations of Tenant then accrued, without regard to such obligations as may be designated by Tenant.

D.
Place of Payment, Late Charge, Default Interest.Rent and other charges required to be paid under this Lease, no matter how described, shall be paid by Tenant to the lockbox location designated by Landlord, or to such other person or at such
other place as Landlord may from time to time designate in writing, without any prior notice or demand therefor and without deduction or set-off or counterclaim or, except as expressly provided in this Lease, abatement. At Tenants election,
Tenants payment of Rent and other charges required to be paid under this Lease may be made by means of wire transfer to an account designated by Landlord for such purpose. In the event Tenant fails to pay any Rent due under this Lease when
due, Tenant shall pay to Landlord a late charge of ten percent (10%) on the amount overdue. Any Rent not paid when due shall also bear interest at the Default Rate from the date due until the date received by Landlord.

ARTICLE 4.

TAXES AND OPERATING EXPENSES

A. Payment of Taxes and Operating Expenses. Commencing as of the Commencement Date (notwithstanding that Tenants obligation to pay Monthly
Rent does not commence until the Rent Commencement Date), Tenant shall pay Tenants Share of Operating Expenses and Taxes (collectively, Expenses) incurred by Landlord during each Lease Year. To implement the foregoing,
promptly following the commencement of the Term and prior to the commencement of



4



---

each subsequent Lease Year (or as soon thereafter as practicable), Landlord shall estimate the Expenses payable by Tenant for such Lease Year pursuant to this Section. Tenant shall pay to
Landlord, on the first day of each month, in advance, one-twelfth (1/12) of Landlords estimated amount. If at any time during the course of the year Landlord determines that the Expenses payable by Tenant will vary from the then estimated
amount, by notice to Tenant Landlord may revise the amount payable by Tenant during the balance of the Lease Year such that the total estimated additional amount due from Tenant for such Lease Year is paid by Tenant during the balance of the Lease
Year in equal monthly amounts. Within one hundred twenty (120) days (or as soon thereafter as practicable) after the close of each Lease Year, Landlord shall provide Tenant with a statement to account for any difference between the actual and
the estimated Expenses for the previous Lease Year. Landlords annual statement shall be final and binding upon Tenant unless, within one hundred eighty (180) days after delivery thereof to Tenant, Tenant shall contest any item therein by
written notice to Landlord, specifying each item contested and the reason therefor. Notwithstanding the foregoing, the Taxes included in any such annual statement may be modified by any subsequent adjustment or retroactive application of Taxes
affecting the calculation of Expenses. If Tenant has overpaid the amount of Expenses owing pursuant to this Article, Landlord shall credit the overpayment against Tenants next payments due under this Article. If Tenant has underpaid the amount
of Expenses owing pursuant to this Article, Tenant shall pay the amount of the underpayment to Landlord within thirty (30) days after Tenants receipt of Landlords statement. If the rentable area of the Building or the Project is not
fully occupied during any Lease Year, Expenses for such Lease Year shall be adjusted to equal Landlords reasonable estimate of the Expenses which would have been incurred during such Lease Year if the total rentable area of the Building and
Project were occupied. Landlords delay in submitting any statement contemplated herein for any Lease Year shall not affect the provisions of this Article, nor constitute a waiver of Landlords rights as set forth herein for said Lease
Year or any subsequent Lease Years during the Lease Term or any extensions thereof.

B. Tenant Audit Right. If Tenant desires to
dispute or question an amount shown on the annual statement, Tenant shall give Landlord written notice of such desire within one hundred eighty (180) days after Tenants receipt of the annual statement. If Tenant does not give Landlord
such notice within such time, Tenant shall have waived its right to dispute or question the annual statement. Promptly after the receipt of such written notice from Tenant, Landlord and Tenant shall endeavor in good faith to resolve such dispute or
address Tenants questions, as the case may be. Regardless of whether any such dispute or question shall exist, Tenant shall have the right to cause a nationally or regionally recognized independent certified public accountant designated by
Tenant, or CyberLease or The Symphony Group, to audit the annual statement or any amounts shown thereon, provided that (i) the auditor engaged by Tenant to conduct the audit is to be paid on an hourly and not a contingent fee basis,
(ii) Tenant notifies Landlord in writing of Tenants intention to exercise such audit right within one hundred eighty (180) days after Tenants receipt of the annual statement, (iii) Tenant actually begins such audit within
thirty (30) days after the notice from Tenant to Landlord advising Landlord that Tenant will require an audit (provided that such 30-day period within which the audit must be commenced shall be extended by the length of any delay in the
commencement of the audit that is caused by Landlord) and (iv) Tenant diligently pursues such audit to completion as quickly as reasonably possible. Landlord agrees to make available to Tenants auditors, at Landlords office in the
Building or at such other location in the San Francisco



5



---

Bay Area as Landlord shall determine, the books and records relevant to the audit for review and copying (including accounting records on magnetic tape or diskette), but such books and records
(and tapes and diskettes) may not be removed from Landlords offices. Tenant shall bear all costs of such audit, including Landlords actual copying costs and personnel costs, if any incurred in connection with such audit (provided that,
prior to incurring any personnel costs in connection with any such audit, Landlord shall advise Tenant of Landlords anticipated personnel costs so that Tenant may, at Tenants option, modify Tenants activities with regard to such
audit in order to preclude the need for Landlord to incur such personnel costs), except that, if the audit (as conducted and certified by the auditor) shows an aggregate overstatement of Expenses of five (5%) or more, and Landlords
auditors concur in such findings (or, in the absence of such concurrence, such overstatement is confirmed by a court of competent jurisdiction or such other dispute resolution mechanism as to which the parties mutually agree in writing), then
Landlord shall bear all costs of the audit. If the agreed or confirmed audit shows an underpayment of Expenses by Tenant, Tenant shall pay to Landlord, within thirty (30) days after the audit is agreed to or confirmed, the amount owed to
Landlord, and, if the agreed or confirmed audit shows an overpayment of Expenses by Tenant, Landlord shall reimburse Tenant for such overpayment within thirty (30) days after the audit is agreed to or confirmed.

Notwithstanding anything to the contrary set forth above, Tenants audit rights under this Section 4.B. shall be conditioned upon
(i) Tenant having paid the total amounts billed by Landlord under this Article 4 within the time stipulated herein for payment (including, without limitation, the contested amounts) and (ii) Tenant and its auditor executing, prior to the
commencement of the audit, a confidentiality agreement in form and substance reasonably satisfactory to Landlord in which Tenant and its auditor shall agree to keep confidential, and not disclose to any other party, except as required by applicable
law, the results of any such audit or any action taken by Landlord in response thereto.

C. Personal Property and Other Taxes. Tenant
shall pay, at least ten (10) days before delinquency, any and all taxes, fees, charges or other governmental impositions levied or assessed against Landlord or Tenant (a) upon Tenants equipment, furniture, fixtures, and other
personal property located in the Premises, (b) by virtue of any Alterations made by Tenant to the Premises which are above Building standard, as reasonably determined by Landlord, and (c) upon this transaction or any document to which
Tenant is a party creating or transferring an interest or an estate in the Premises. If any such fee, charge or other governmental imposition is paid by Landlord, Tenant shall reimburse Landlord for Landlords payment upon demand.

D. Net Lease. This shall be a Net Lease and Base Rent shall be paid to Landlord absolutely net of all costs and expenses except as expressly
herein provided. The provisions for Tenants payment of Tenants Share of Expenses are intended to pass on to Tenant and reimburse Landlord for Tenants Share of all costs and expenses associated with the Project, except as expressly
provided in this Lease.



6



---

ARTICLE 5.

CONDITION OF PREMISES ON COMMENCEMENT DATE;

ALTERATIONS AND ADDITIONS

A. Condition of Premises on Commencement Date.Tenant shall accept the Premises on the Commencement Date in its then as-is condition,
and Landlord shall have no obligation to make or, except as provided in Section 5.B below, pay for any alterations, additions or improvements to prepare the Premises for Tenants occupancy pursuant to this Lease. Neither Landlord nor
Landlords agents have made any representations or warranties with respect to the condition of the Buildings, the Project, the Land, the present or future suitability or fitness of the Premises, the Buildings or the Project for the conduct of
Tenants particular business, or any other matter or thing affecting or related to the Premises, the Buildings or the Project, and no rights, easements or licenses are acquired by Tenant by implication or otherwise except as expressly set forth
in this Lease. Any improvements or personal property located in the Premises are delivered without any representation or warranty from Landlord, either express or implied, of any kind, including, without limitation, title, merchantability, or
suitability or a particular purpose.

B. Tenants Work; Landlords Allowance. Landlord acknowledges that Tenant may desire to
perform certain initial Alterations (as defined in Section 5.C. below) to the Premises for Tenants occupancy pursuant to this Lease. Such initial Alterations are referred to herein as Tenants Work. Tenant shall
complete all of Tenants Work in good and workmanlike manner, by a general contactor (the Contractor) and subcontractors approved by Landlord, such approval not to be unreasonably withheld or delayed, fully paid for and free
from liens, in accordance with the plans and specifications approved by Landlord (such approval not to be unreasonably withheld or delayed) and Tenant, and in compliance with the provisions of Section 5.C. below.

Landlord shall contribute toward the reasonable cost of the construction and installation of Tenants Work an aggregate amount not to exceed
Landlords Allowance set forth in the Basic Lease Provisions of Article 1; provided, however, that (i) not more than [$5.50 per rentable square foot - assuming March 1 execution]of Landlords Allowance may
be applied to Tenants costs of personal property, equipment, trade fixtures, furniture, cabling, signage, design and space planning and architectural and engineering costs in connection with the Tenants Work, and (ii) not more than
[$2.00 per rentable square foot - assuming March 1 execution]of Landlords Allowance may be applied to Tenants costs of design and space planning and architectural and engineering costs in connection with the Tenants
Work; and provided, further, however, that no portion of Landlords Allowance may be used for free rent or otherwise applied on account of amounts owing by Tenant to Landlord hereunder. Notwithstanding anything to the
contrary in this Section 5.B., Landlords Allowance shall be available for disbursement pursuant to the terms hereof only until June 30, 2011. Accordingly, if any portion of Landlords Allowance is not requested by Tenant,
together with Tenants delivery to Landlord of all lien releases and other documents required hereunder as a condition to Landlords disbursement thereof, prior to June 30, 2011, such unused portion shall be forfeited by Tenant.



7



---

Tenant may allocate Landlords Allowance between the portions of the Premises in each Building as
Tenant shall elect and Landlord shall reasonably approve. Subject to approval by the direct tenant of the Building 5 Premises, Tenant may construct Tenants Work in the Building 5 Premises concurrently with Tenants Work in the balance of
the Premises, notwithstanding that the Commencement Date hereunder with respect to the Building 5 Premises has not yet commenced. In such case, Tenants Work with respect to the Building 5 Premises shall be subject to all provisions of this
Article 5 and the balance of this Lease with the same force and effect as if the term of this Lease had commenced with respect thereto.

If
the cost of construction of Tenants Work in any Building exceeds the funds available therefor from Landlords Allowance applicable to such Building, then Tenant shall pay all such excess (the Excess Cost). Based on the
estimated cost (the Estimated Costs) of the construction of the Tenants Work in each Building, the prorata share of the Estimated Costs payable by Landlord and Tenant shall be determined and an appropriate percentage share
established for each (a Share of Costs). Tenant and Landlord shall fund the cost of such work as the same is performed, in accordance with their respective Share of Costs for such work. At such time as Landlords Allowance
with respect to Tenants Work in a Building has been entirely disbursed, Tenant shall pay the remaining Excess Cost, if any, which payments shall be made in installments as construction progresses in the same manner as Tenants payments of
Tenants Share of Costs were paid.

Landlord shall disburse the Landlords Allowance directly to Tenants Contractor, and/or to
the applicable subcontractors, and/or to Tenant, as Landlord shall determine, within thirty (30) days after Landlords receipt of (A) invoices of Contractor furnished to Landlord by Tenant covering work actually performed,
construction in place and materials delivered to the site (as may be applicable) describing in reasonable detail such work, construction and/or materials, (B) conditional lien waivers executed by Contractor, subcontractors or suppliers, as
applicable, for their portion of the work covered by the requested disbursement, and (C) unconditional lien waivers executed by Contractor and the persons and entities performing the work or supplying the materials covered by Landlords
previous disbursements for the work or materials covered by such previous disbursements (all such waivers to be in the forms prescribed by California Civil Code Section 3262). Notwithstanding the foregoing, in the event that Tenant shall submit
paid invoices and unconditional lien waivers for any requested disbursement, subject to Tenants compliance with the other requirements hereunder, Landlord shall make the requested disbursement directly to Tenant rather than to Tenants
Contractor and/or the applicable subcontractors. No payment will be made for materials or supplies not incorporated into the construction, regardless of whether the materials or supplies are located on the Premises. Landlord may withhold the amount
of any and all retentions provided for in original contracts or subcontracts until expiration of the applicable lien periods or Landlords receipt of unconditional lien waivers and full releases upon final payment (in the form prescribed by
California Civil Code Section 3262) from Tenants Contractor and all subcontractors and suppliers involved in Tenants Work. Notwithstanding anything to the contrary contained herein, in no event shall Landlord be obligated to
disburse any portion of Landlords Allowance during any period that Tenant is in breach of or in default under this Lease.



8



---

At the time Landlord makes any disbursement of Landlords Allowance, Landlord may retain from
Landlords Allowance any amounts payable to Landlord pursuant to Paragraph 5.C. below in connection with Tenants Work. At such time as Landlords Allowance has been entirely disbursed, Tenant shall, within thirty (30) days of
Landlords written demand from time to time, pay to Landlord the remainder, if any, of such costs theretofore due and not yet paid to Landlord. Upon completion of Tenants Work in each Building, Tenant shall furnish Landlord with invoices
and other documentation reasonably required by Landlord to evidence the total cost of Tenants Work in such Building.

C.
Alterations. Tenant shall make no alterations, additions or improvements (Alterations; which term shall include Tenants Work) to the Premises without the prior written consent of the Landlord, which consent Landlord shall
not unreasonably withhold or delay. All Alterations shall be made at Tenants sole cost and expense (including the expense of complying with all Laws, including those regarding Hazardous Materials, if applicable, and the Americans With
Disabilities Act of 1990, as heretofore amended and as amended from time to time (the ADA) and Title 24 requirements), in a good and workmanlike manner, by a contractor reasonably approved by Landlord. Tenant, at Tenants expense
(or, at Landlords election, Landlord at Tenants expense) shall perform any work required to be performed in areas outside the Premises by reason of the Alterations; provided, however, that as respects Tenants Work
only, (i) Tenant shall not be responsible for any compliance with Laws work required in areas outside of the Premises by reason of Tenants Work unless such compliance work is required by reason of inclusion in Tenants Work of any
items that are not normal and customary general office improvements, and (ii) Landlord shall contribute towards the costs thereof the amount of Landlords Allowance as set forth in Section 5.B. above. Tenant shall reimburse Landlord
within thirty (30) days after Landlords written demand for Landlords reasonable out of pocket expenses in connection with any Alterations, such as additional cleaning expenses, additional security services, fees and charges paid to
third party architects, engineers and other consultants for review of the work and the plans and specifications with respect thereto, and to monitor contractor compliance with Building or Project construction requirements, and for other
miscellaneous out of pocket costs incurred by Landlord as result of the work. With respect to any Alterations expected to cost in excess $200,000.00, Landlord, at its election, may require Tenant to utilize a general contractor that is capable of
procuring a completion and lien indemnity bond on normal and customary terms. Any Alterations, including, without limitation, moveable partitions that are affixed to the Premises (but excluding moveable, free standing partitions) and all carpeting,
shall at once become part of the Building and the property of Landlord. Except as Landlord shall otherwise agree in writing as respects any particular Alterations, at Landlords sole election any or all Alterations made for or by Tenant shall
be removed by Tenant from the Premises at the expiration or sooner termination of this Lease and the Premises shall be restored by Tenant to their condition prior to the making of the Alterations, ordinary wear and tear excepted. Landlord hereby
waives Tenants removal and restoration obligations with respect to alterations, additions and improvements made to the Premises during the term of the Current Lease or the Current Master Leases, and agrees that Tenant shall have no such
obligations, whether pursuant to the Current Lease, the Current Master Lease, or this Lease.



9



---

Notwithstanding the foregoing, Tenant shall have the right, without Landlords consent, to make any
Alteration that meets all of the following criteria (a Cosmetic Alteration): (a) the Alteration is decorative in nature (such as paint, carpet or other wall or floor finishes, movable partitions or other such work),
(b) at least ten (10) days prior to commencement of work with respect to such Alteration, Tenant provides Landlord with plans with respect thereto or, if the Alteration is of such a nature that formal plans will not be prepared for the
work, Tenant provides Landlord with a reasonably specific written description of the work, (c) such Alteration does not affect the Buildings systems, including, without limitation, HVAC, electrical, mechanical, plumbing, fire and life
safety systems, or any structural components of the Building, and such Alteration is not visible from the exterior of the Premises, (d) the work will not decrease the value of the Premises, does not require a building permit or other
governmental permit, uses only new materials comparable in quality to those being replaced and is performed in a workman like manner and in accordance with all laws, orders, rules and regulations, (e) the work does not involve opening the
ceiling of the Premises, (f) the work does not involve any Hazardous Materials other than incidental quantities of the same in normal and customary construction materials, such as paint, and (g) the total cost of the Alteration, including
architectural and engineering fees, if any, does not exceed One Hundred Thousand Dollars ($100,000.00).

D. Liens. Tenant shall give
Landlord at least ten (10) days prior written notice (or such additional time as may be necessary under applicable laws) of the commencement of Tenants Work or any other Alterations, to afford Landlord the opportunity of posting and
recording notices of non-responsibility. Tenant shall not cause or permit any mechanics, materialmans or similar liens or encumbrances to be filed or exist against the Premises or the Building or Tenants interest in this Lease in
connection with work done by Tenant under this Article or in connection with any other work done by Tenant. Tenant shall remove any such lien or encumbrance by bond or otherwise within twenty (20) days from the date of their existence. If
Tenant fails to do so, Landlord may pay the amount or take such other action as Landlord deems necessary to remove any such lien or encumbrance, without being responsible to investigate the validity thereof. The amounts so paid and costs incurred by
Landlord shall be deemed Additional Rent under this Lease and payable in full upon demand.

ARTICLE 6.

USE

A.
Use. Subject to and to the extent permitted by applicable Laws, Tenant shall use the Premises for general office and administrative purposes, for research and development purposes, including computer labs, light assembly, shipping and
receiving purposes, and for such other purposes as shall be consistent with the first class character of the Building and the Project, and for no other purpose whatsoever, subject to and in compliance with all other provisions of this Lease,
including without limitation the Buildings Rules and Regulations attached as Exhibit B hereto. Landlord makes no representation or warranty that applicable Laws permit the Premises to be used for any of the foregoing specified purposes,
and any restrictions or prohibitions on any such uses of the Premises shall not diminish Tenants obligation to pay Rent or perform Tenants other obligations under this Lease. Tenant and its invitees shall also have the non-exclusive
right, along with other tenants of the Building and others authorized by Landlord, to use the Common Areas subject to such rules and regulations as Landlord in its discretion may impose from time to time. Nothing contained herein shall be deemed to
give Tenant any exclusive use rights with respect to the Buildings or any other portion of the Project.



10



---

B. Restrictions.Tenant shall not at any time use or occupy, or permit anyone to use or
occupy, the Premises or do or permit anything to be done in the Premises which: (a) causes or is liable to cause injury to persons, to the Building or its equipment, facilities or systems; (b) impairs or tends to impair the character,
reputation or appearance of the Building as a first class office building or the Project as a first class office project; (c) impairs or tends to impair the proper and economic maintenance, operation and repair of the Building or its equipment,
facilities or systems; or (d) annoys or inconveniences or tends to annoy or inconvenience other tenants or occupants of the Building or the Project.

C. Compliance with Laws.Tenant shall not permit the Premises to be used in violation of or in conflict with, and at its sole cost and
expense shall promptly comply with, all Laws (including, without limitation, the ADA and Title 24 requirements) insofar as any thereof relate to or affect the condition, use or occupancy of the Premises (including Alterations therein), and Tenant
shall perform all work to the Premises and other portions of the Project required to effect such compliance (or, at Landlords election, Landlord may perform such work to portions of the Project outside of the Premises at Tenants
expense). The judgment of any court of competent jurisdiction or the admission of Tenant in any actions against Tenant, whether Landlord be a party thereto or not, that Tenant has so violated any Law, shall be conclusive of such violation as between
Landlord or Tenant.

ARTICLE 7.

SERVICES

A.
Utilities and Services.Tenant shall arrange for all telephone, water, gas, electricity, janitorial services, life safety systems and other power, utilities and services which it shall require in connection with its use or occupancy of the
Premises and shall pay for the same by direct payment to the provider thereof, together with any taxes, penalties, surcharges or the like pertaining thereto. Landlord shall have no obligation to furnish any utilities or services to the Premises or
any equipment providing for the same. Without limitation, Tenant shall be solely responsible for providing such heating, ventilation and air conditioning (HVAC) to the Premises as Tenant shall require for the comfortable occupancy
thereof. Tenant, at its sole cost and expense, shall install and connect all meters, equipment and lines required to supply and separately measure such utilities to the Premises the extent not already available at or serving the Premises. Except as
provided pursuant to Section 12.B. below, Tenant shall maintain, repair and replace all such items, operate the same, and keep the same in good working order and condition. Tenant shall not install any equipment or fixtures, or use the same, so
as to exceed the safe and lawful capacity of any utility equipment or lines serving the same. The installation, alteration, replacement or connection of any utility equipment and lines, and any other equipment or systems or Alterations which Tenant
shall require in order to supply HVAC or other services, shall be subject to the provisions of Section 5.C. above. Tenant shall ensure that all Tenants HVAC equipment, is installed and operated at all times in a manner to prevent roof
leaks, damage, or noise due to vibrations or improper installation,



11



---

maintenance or operation. Tenant shall obtain, at its expense all electric light bulbs, ballasts and tubes as it shall require for the Premises. Landlord shall not be liable for any damages
directly or indirectly resulting from nor shall the Base Rent, Operating Expenses or any other monies owed by Tenant to Landlord under this Lease be abated or reduced by reason of (a) the installation, use or interruption of use of any
equipment used in connection with the furnishing of any of the foregoing utilities and services, (b) failure to furnish or delay in furnishing any such utilities or services for any reason whatsoever, or (c) the limitation, curtailment,
rationing or restriction on use of water, electricity, gas or any other form of energy or any other service or utility whatsoever serving the Premises or the Project. Landlord shall be entitled to cooperate voluntarily and in a reasonable manner
with the efforts of national, state or local government agencies or utility suppliers in reducing energy or other resource consumption. Tenants utilization of utilities and services shall be subject to the limitations of any such voluntary,
reasonable program that Landlord shall implement for the Project.

Notwithstanding the foregoing, with respect to the portion of the Premises
located in a Building that is not entirely leased by Tenant pursuant to this Lease, Landlord may charge Tenant for its electricity and/or water utilization by allocating Building electricity and/or water costs to Tenant by any reasonable method,
including by the use of check meters, submeters or formulas based on square footage, intensity and timing of electricity and/or water utilization. Tenant shall pay Landlord the cost of its electricity and/or water utilization, as so measured by
Landlord, within thirty (30) days after being billed therefore by Landlord from time to time.

B. Cafeteria. A cafeteria located
in Building 3 is made available to Tenant and other tenants of the Project. The cafeteria is operated by a third party operator with whom Tenant directly contracts. Concurrently with the mutual execution and delivery of this Lease, Tenant shall
assign to Landlord its contract with the cafeteria operator, and thereafter Landlord shall arrange for the operation of the cafeteria through such operator or such other operator as Landlord shall elect from time to time. The reasonable costs
(including, without limitation, rental subsidies, if any) associated with the operation of the cafeteria, whether operated by Landlord or a third party operator, shall in any event be included in Operating Expenses. The costs of renovating the
cafeteria shall not be included in Operating Expenses. The provisions of Article 9 shall fully apply in connection with use of the cafeteria by Tenant or any other Tenant Party. Without limitation of the preceding sentence, Tenant shall hold
Landlord and the other Indemnitees harmless from and indemnify the Indemnitees against any and all Claims to the extent arising from (a) the acts or omissions of Tenant or any other Tenant Party in, on or about the cafeteria, or (b) any
accident, injury or damage, howsoever and by whomsoever caused, to any Tenant Party, occurring in, on or about the cafeteria. Landlord may prescribe rules and regulations for the use of the cafeteria, including, without limitation, with respect to
reservations for meetings and other permitted functions, and Landlord shall endeavor to accommodate Tenants requests to use the cafeteria for meetings and other permitted functions. Tenants use of the cafeteria shall be conditioned upon
Tenants observance of such rules and regulations. The cafeteria shall remain in operation during the initial term of this Lease, provided, however, that Tenant acknowledges that the cafeteria may, from time to time, be
temporarily closed during the initial term of this Lease (or any renewal term) including without limitation closures due to (i) remodeling, improvement work or repair work, (ii) changes in the cafeteria operator, (iii) cessation of
operations by the cafeteria operator, (iv) compliance with applicable law, (v) casualty or condemnation and (vi) matters beyond Landlords reasonable control.



12



---

C. Interruptions.Any interruption or discontinuance of utilities or the services and
appurtenances described in this Article 7 or otherwise in this Lease shall not be deemed an eviction or disturbance of Tenants use and possession of the Premises, or any part thereof, nor render Landlord liable to Tenant for damages by
abatement of the Rent or otherwise, nor relieve Tenant from performance of Tenants obligations under this Lease. Tenant hereby waives the provisions of California Civil Code Section 1932(1) or any other applicable existing or future Law
permitting the termination of this Lease due to such interruption or discontinuance.

Notwithstanding the foregoing, if any interruption or
discontinuance of the utilities or services described in Section 7.A above is caused primarily by the negligence or willful misconduct of Landlord or its agents or employees, and correcting such interruption or discontinuance is within
Landlords reasonable control, and such interruption or discontinuance continues for ten (10) or more consecutive Business Days after Tenants written notice thereof to Landlord, and Tenant is unable to conduct and does not conduct
any business in a material portion of the Premises as a result thereof, then Tenant shall be entitled to an abatement of Monthly Rent and Expenses payable hereunder, which abatement shall commence as of the first day after the expiration of such ten
(10) Business Day period and terminate upon the cessation of such interruption or discontinuance, and which abatement shall be based on the portion of the Premises rendered unusable for Tenants business by such interruption or
discontinuance. The abatement provision set forth above shall be inapplicable to any interruption or discontinuance described in this paragraph that is caused (x) by damage from fire or other casualty or condemnation (it being acknowledged that
such situations shall be governed by Articles 10 and 11 below, as applicable), or (y) in whole or in part by the negligence or willful misconduct of Tenant or any other Tenant Parties.

ARTICLE 8.

INSURANCE

A.
Tenants Required Insurance.Tenant, at Tenants sole cost and expense, shall maintain the following insurance coverages with responsible companies licensed to do business in the state where the Building is located and reasonably
satisfactory to Landlord, (i) special form (previously known as all risk) property insurance which shall be primary (and non-contributory) on the lease improvements referenced in Article 5 and Tenants property,
including, but not limited to, its goods, equipment and inventory, in an amount adequate to cover their full replacement cost; (ii) business interruption insurance for a period of not less than six (6) months, (iii) commercial general
liability insurance on an as occurrence basis with limits of liability in an amount not less than Five Million Dollars ($5,000,000) combined single limit for each occurrence and Five Million Dollars ($5,000,000) annual aggregate, in each case for
bodily injury and property damage liability and personal injury liability, (iv) employers liability coverage of at least One Million Dollars ($1,000,000) per occurrence, (v) Workers Compensation Insurance as required by law,
and (vi) any other form of forms of insurance as Tenant or Landlord or any Lender of Landlord may reasonably require from time to time in form, in amounts and for insurance risks against which a prudent tenant



13



---

would protect itself and which is customarily required by landlords of similar buildings located in the vicinity of the Premises. The commercial general liability policy shall include contractual
liability which includes the provisions of Article 9 herein, and contain severability of interest and cross liability clauses.

On or before
the Building 3 and 4 Commencement Date, Tenant shall furnish to Landlord and its Building Manager, certificates and/or policies of insurance evidencing the aforesaid insurance coverages. All such policies and certificates (other than Workers
Compensation Insurance) shall name as additional insureds Landlord, Landlords Building Manager, Tenant, any Lender of Landlord, and such other parties as Landlord shall reasonably require, as their respective interests may appear. Renewal
certificates must be furnished to Landlord at least thirty (30) days prior to the expiration date of such insurance policies showing the above coverage to be in full force and effect.

All such insurance shall be in form satisfactory to Landlord and provide that it cannot be canceled or reduced in coverage except upon thirty
(30) days prior written notice to Landlord. Tenant shall comply with all rules and directives of any insurance board, company or agency determining rates of hazard coverage for the Premises, including but not limited to the installation of any
equipment and/or the correction of any condition necessary to prevent any increase in such rates.

B. Waiver of Subrogation. Landlord
and Tenant each agree that neither Landlord nor Tenant will have any claim against the other for any loss or damage to property which is covered by the insurance carried by either party and for which recovery from such insurer is made (or for which
recovery would be made if the party had carried the insurance required of it pursuant to this Lease), notwithstanding the negligence of either party in causing the loss. Each party hereto shall cause each property damage insurance policy obtained by
it to provide that the insurance company waives all rights of recovery by way of subrogation against the other respective party in connection with any matter covered by such policy. For purposes hereof, any deductible amount shall be treated as
though it were recoverable under such policies.

C. Waiver of Claims.Except for claims arising from Landlords willful
misconduct, Tenant waives all claims against Landlord for injury or death to persons, damage to property or to any other interest of Tenant sustained by Tenant or any party claiming, through Tenant resulting from: (i) any occurrence in or upon
the Premises, (ii) leaking of roofs, bursting, stoppage or leaking of water, gas, sewer or steam pipes or equipment, including sprinklers, (iii) wind, rain, snow, ice, flooding, freezing, fire, explosion, earthquake, excessive heat or
cold, or other casualty, (iv) the Building, Premises, or the operating and mechanical systems or equipment of the Building, being defective, or failing, and (v) vandalism, malicious mischief, theft or other acts or omissions of any other
parties including without limitation, other tenants, contractors and invitees at the Building. Tenant agrees that Tenants property loss risks shall be borne by its insurance, and Tenant agrees to look solely to and seek recovery only from its
insurance carriers in the event of such losses. For purposes hereof, any deductible amount shall be treated as though it were recoverable under such policies.

D. Landlords Required Insurance. Landlord shall obtain and keep in full force and effect during the Term, at its own cost and expense
(i) commercial general liability insurance to afford protection against any and all claims for personal injury, death or property damage occurring in or



14



---

upon the common areas of the Building or any part thereof, in such amounts as Landlord shall reasonably determine; and (ii) insurance covering the Buildings, excluding footings and
foundations, against loss or damage by fire and such other risks and hazards as are insured under then available standard forms of fire insurance policies (excluding, at Landlords option, perils such as earthquake, terrorism, flood and other
standard special form policy exclusions), for the full insurable value thereof as determined by Landlord; in each such case with deductible amounts reasonably determined by Landlord.

ARTICLE 9.

INDEMNIFICATION

Tenant
shall indemnify, defend and hold harmless Landlord and its agents, successors and assigns, including its Building Manager, from and against all injury, loss, costs, expenses, claims or damage (including attorneys fees and disbursements)
(collectively, Claims) to any person or property arising from, related to, or in connection with any use or occupancy of the Premises by, or any act or omission (including, without limitation, construction and repair of the
Premises arising out of Tenants Work or subsequent Alterations) of, Tenant, its agents, contractors, employees, customers, and invitees (together with Tenant, collectively, Tenant Parties), which indemnity extends to any and
all claims arising from any breach or default in the performance of any obligation on Tenants part to be performed under the terms of this Lease. This indemnification shall survive the expiration or termination of the Lease Term.

Landlord shall not be liable to Tenant for any damage by or from any act or negligence of any co-tenant or other occupant of the Building, or by any
owner or occupants of adjoining or contiguous property. Landlord shall not be liable for any injury or damage to persons or property resulting in whole or in part from the criminal activities or willful misconduct of others. To the extent not
covered by Landlords all risk property insurance, Tenant agrees to pay for all damage to the Building, as well as all damage to persons or property of other tenants or occupants thereof, caused by the negligence, fraud or willful misconduct of
Tenant or any of its agents, contractors, employees, customers and invitees. Nothing contained herein shall be construed to relieve Landlord from liability for any personal injury resulting from its gross negligence, fraud or willful misconduct.

Notwithstanding any other provision of this Lease, Landlord shall not be liable for any consequential damages or interruption or loss of
business, income or profits, nor shall Landlord be liable for loss of or damage to artwork, currency, jewelry, unique or valuable documents, securities or other valuables, or for other property not in the nature of ordinary fixtures, furnishings and
equipment. Wherever in this Lease Tenant (a) releases Landlord from any claim or liability, (b) waives or limits any right of Tenant to assert any claim against Landlord or to seek recourse against any property of Landlord or
(c) agrees to indemnify Landlord against any matters, the relevant release, waiver, limitation or indemnity shall run in favor of and apply to Landlord, the constituent shareholders, partners or other owners of Landlord, and the directors,
officers, employees and agents of Landlord and each such constituent shareholder, partner or other owner.



15



---

Except to the extent caused by the negligence or willful misconduct of Tenant or any other Tenant Parties,
Landlord shall indemnify, defend and hold harmless Tenant and its agents, successors and assigns from and against all third parties Claims by reason of personal injury in the Common Areas, to the extent arising by reason of the negligence or willful
misconduct of Landlord or its agents or employees. This indemnification shall survive the expiration or termination of the Lease Term with respect to any personal injury occurring prior to such expiration or termination.

ARTICLE 10.

CASUALTY DAMAGE

Tenant
shall promptly notify Landlord or the Building Manager of any fire or other casualty to the Premises or to the extent it knows of damage, to the balance of the Building. In the event the Premises or any substantial part of the Building is wholly or
partially damaged or destroyed by fire or other casualty which is fully covered by Landlords insurance and for which such insurance proceeds are made available to Landlord by its Lender, Landlord will proceed to restore the same to
substantially the same condition existing immediately prior to such damage or destruction unless such damage or destruction is incapable of repair or restoration within one hundred eighty (180) days from the date of the fire or other casualty,
as determined by Landlord, in which event Landlord may, at Landlords option and by written notice given to Tenant within sixty (60) days of such damage or destruction, declare this Lease terminated as respects the applicable Building(s)
as of the happening of such damage or destruction. If in Landlords reasonable opinion the net insurance proceeds recovered by Landlord and made available by Landlords Lender by reason of the damage or destruction will not be adequate to
complete the restoration of the Building, Landlord shall have the right to terminate this Lease and all unaccrued obligations of the parties hereto by sending a notice of such termination to Tenant. To the extent that after the fire or other
casualty that Tenant shall be deprived of the use and occupancy of the Premises or any portion thereof as a result of any such damage, destruction or the repair thereof, providing Tenant did not cause the fire or other casualty, the Monthly Rent
hereunder shall be proportionately reduced based upon the extent to which the damage and repair prevents Tenant from conducting, and Tenant does not conduct, its business at the Premises.

In the event that (i) the Premises or any of the Common Areas necessary for Tenant to use and occupy the Premises are damaged or destroyed by fire
or other casualty, (ii) Landlord reasonably determines that such damage or destruction is incapable of repair or restoration within one (1) year from the date of the fire or other casualty (or ninety (90) days if the fire or other
casualty occurs during the final one hundred eighty (180) days of the term of this Lease), and (iii) Landlord does not exercise its right to terminate this Lease pursuant to the foregoing provisions, then Tenant shall have the right to
terminate this Lease as respects the applicable Building(s) by written notice to Landlord within fifteen (15) days after Tenants receipt of Landlords written notice setting forth Landlords estimate of the repair and
restoration period. Tenant hereby waives California Civil Code Sections 1932(2) and 1933(4), providing for termination of hiring upon destruction of the thing hired and Sections 1941 and 1942, providing for repairs to and of premises.



16



---

ARTICLE 11.

CONDEMNATION

In the
event of a condemnation or taking of the entire Premises by a public or quasi-public authority, this Lease shall terminate as of the date title vests in the public or quasi-public authority. In the event of a taking or condemnation of fifteen
percent (15%) or more of the Building and without regard to whether the Premises are part of such taking or condemnation, Landlord may elect to terminate this Lease as respects the applicable Building by giving notice to Tenant within sixty
(60) days of Landlord receiving notice of such condemnation. All compensation awarded for any condemnation or taking shall be the property of Landlord, whether such damages shall be awarded as a compensation for diminution in the value of the
leasehold or to the fee of the Premises, and Tenant hereby assigns to Landlord all of Tenants right, title and interest in and to any and all such compensation; provided, however that in the event this Lease is terminated as to any portion of
the Premises, Tenant shall be entitled to make a separate claim for the taking of Tenants personal property (including fixtures paid for by Tenant), and for costs of moving. Notwithstanding anything herein to the contrary, any condemnation or
taking award to Tenant shall be available only to the extent such award is payable separately to Tenant and does not diminish the award available to Landlord or any Lender of Landlord and such award shall be limited to the amount of Rent actually
paid by Tenant to Landlord for the period of time for which the award is given. Any additional portion of such award shall belong to Landlord. In the event of a partial taking of the Premises which does not result in a termination of this Lease in
its entirety, the Base Rent and Tenants Share hereunder shall be equitably reduced.

If only a portion of the Premises in any Building
is taken, and such portion exceeds fifty percent (50%) of the portion of the Premises located in such Building, Tenant may terminate this Lease as to the remainder of the Premises in such Building upon written notice to Landlord within thirty
(30) days of Tenant receiving notice of such taking; provided, however, that Tenants right to terminate this Lease as to such Building is conditioned upon the remaining portion of the Premises in such Building being of such size or
configuration that such remaining portion of the Premises in such Building is unusable for Tenants business.

Notwithstanding the
foregoing, if all or any portion of the Premises is taken for a period of time of ninety (90) days or less ending prior to the end of the Term of this Lease, this Lease shall remain in full force and effect and Tenant shall continue to pay all
rent and to perform all of its obligations under this Lease; provided, however, that Tenant shall be entitled to all compensation, damages, income, rent awards and interest thereon that is paid or made in connection with such temporary taking of the
Premises (or portion thereof), except that any such compensation in excess of the rent or other amounts payable to Landlord hereunder shall be promptly paid over to Landlord as received. Landlord and Tenant each hereby waive the provisions of
California Code of Civil Procedure Section 1265.130 and any other applicable existing or future Law providing for, or allowing either party to petition the courts of the state in which the Project is located for, a termination of this Lease
upon a partial taking of the Premises and/or the Building.



17



---

ARTICLE 12.

REPAIR AND MAINTENANCE

A. Tenants Obligations.Except as provided in Section 12.B. below, Tenant shall keep the Premises in good working order, repair (and in
compliance with all Laws now or hereafter adopted) and condition (which condition shall be neat, clean and sanitary, and free of pests and rodents) and shall make all necessary repairs thereto, normal wear and tear and damage by fire or other
casualty excepted. Tenants obligations hereunder shall include but not be limited to Tenants trade fixtures and equipment, security systems, signs, interior decorations, floor-coverings, wall-coverings, entry and interior doors, interior
glass, light fixtures and bulbs, keys and locks, and Alterations to the Premises whether installed by Tenant or Landlord. Tenant waives all rights to make repairs at the expense of Landlord as provided by any Laws now or hereafter in effect. It is
specifically understood and agreed that, except as specifically set forth in this Lease, Landlord has no obligation and has made no promises to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof, and that no
representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant. Tenant hereby waives the provisions of California Civil Code Sections 1932(1), 1941 and 1942 and of any similar Legal Requirement now or
hereafter in effect.

B. Landlords Obligations. Landlord shall maintain in good condition and repair, reasonable wear and tear
excepted, the roof, foundations, floor slabs and exterior walls of the Building, and all Building systems, including, without limitation, elevator, plumbing, HVAC, electrical, security, life safety and power (collectively, the Base Building
Components), except that Base Building Components shall exclude, and Tenant shall be obligated to maintain and repair, at Tenants sole cost and expense, any special or supplemental systems (including air-conditioning systems), and
equipment used in connection therewith, installed specifically for Tenant, as part of Tenants initial Alterations to the Premises or any subsequent Alterations. The term walls as used herein shall not include windows, glass or plate glass,
doors, special store fronts or office entries. The term roof as used herein shall not include skylights, smoke hatches or roof vents. Landlord shall also maintain in good condition and repair, reasonable wear and tear excepted, the Common Areas,
including, but not limited to, the landscaped areas, parking areas, driveways and the cafeteria. Tenant shall reimburse Landlord for Landlords costs of complying with its obligations under this Section 12.B. in accordance with Article 4
above. Landlord shall have no responsibility to make any repairs to the Premises that are otherwise required hereunder unless and until Landlord receives written notice of the need for such repair. Landlord shall not be liable for any failure to
make repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need for such repairs or maintenance is received by Landlord from Tenant. Landlord shall make every reasonable effort
to perform all such repairs or maintenance in such a manner (in its judgment) so as to cause minimum interference with Tenant and the Premises but Landlord shall not be liable to Tenant for any interruption or loss of business pertaining to such
activities. Landlord shall have the right to require that any damage caused by the willful misconduct of Tenant or any of Tenants agents, contractors, employees, invitees or customers, be paid for and performed by Tenant (without limiting
Landlords other remedies herein).



18



---

C. Signs and Obstructions.Tenant shall not obstruct or permit the obstruction of light, halls,
Common Areas, roofs, parapets, stairways or entrances to the Building or the Premises and will not affix, paint, erect or inscribe any sign, projection, awning, signal or advertisement of any kind to any part of the Building or the Premises,
including the inside or outside of the windows or doors, without the written consent of Landlord. Landlord shall have the right to withdraw such consent at any time and to require Tenant to remove any sign, projection, awning, signal or
advertisement to be affixed to the Building or the Premises.

Tenant shall have the right to use the following signage, all of which is
currently located at the Project and utilized by Tenant: (i) monument sign at street main entry at Building 3, (ii) stainless steel monument at entrance to Building 3, (iii) monument at street by the Building 4 / Building 5 driveway
near the Phoenix monument sign, (iv) small monument sign outside the Building 4 north employee entrance, (v) a shipping and receiving sign located at Building 3 and one by the Building 4 / Building 5 entrance that directs to the Building 3
shipping and receiving (collectively, together with any additional signage of Tenant approved in writing by Landlord from time to time during the term of this Lease, Tenants Existing Signage). Notwithstanding anything
contained herein to the contrary, Landlord shall have the right to institute a new signage program for the Project that replaces all or any portion of Tenants Existing Signage provided that Landlord pays for the cost of changing out such
signage, in which event the term Tenants Existing Signage as used herein shall mean such replacement signage and shall not include the signage that Landlord replaced. Tenants right to use Tenants Existing Signage shall remain in
place only so long as (i) Tenant hereunder shall be the Tenant originally named in this Lease or an Affiliate thereof, and (ii) no default has occurred and is continuing under this Lease. Except for Tenants Existing Signage, Tenant
shall have no other right to maintain any signage at any other location in, on or about the Premises or the Project and shall not display or erect any sign, display or other advertising material that is visible from the exterior of the Premises,
unless such signage is approved by Landlord in Landlords sole and absolute discretion.

Any changes to Tenants Existing Signage
(and, if approved by Landlord, any new Tenant signage) shall be subject to Landlords approval as to the design, size, color, material, content, location and illumination, shall be appropriate for a first class office building in the Project,
shall be and in conformity with the overall design and ambiance of the Project, and shall comply with all applicable Laws. Tenant shall be responsible for obtaining any governmental permits or approvals required for Tenants Existing Signage
(and, if approved by Landlord, any new Tenant signage), all at Tenants sole cost and expense. Tenants repair, maintenance, construction and/or improvement of Tenants Existing Signage (and, if approved by Landlord, any new Tenant
signage) shall be at its sole cost and expense and shall comply with all applicable Legal Requirements, the requirements applicable to construction of Alterations pursuant to this Lease, and such other reasonable rules, procedures and requirements
as Landlord shall impose with respect to such work, including insurance coverage in connection therewith. Any cost or reimbursement obligations of Tenant under this Section 12.C., including with respect to the installation, maintenance or
removal of Tenants Existing Signage, shall survive the expiration or earlier termination of this Lease.



19



---

Upon the expiration or earlier termination of this Lease, or the earlier termination of Tenants right
to have Tenants Existing Signage by Landlords written notice to Tenant by reason of Tenants failure to meet the occupancy or other requirements applicable thereto pursuant to the foregoing, Tenant shall remove Tenants
Existing Signage (and any other signage subsequently installed by Tenant) at Tenants sole cost and expense, and repair and restore to good condition the areas of the Building or Project on which the signage was located or that were otherwise
affected by such signage or the removal thereof, or at Landlords election, Landlord may perform any such removal and/or repair and restoration and Tenant shall pay Landlord the reasonable cost thereof within thirty (30) days after
Landlords demand. If any signs, projections, awnings, signals or advertisements is installed by Tenant in violation of this Section 12.C., or done by Tenant through any person, firm or corporation not approved by Landlord, Landlord shall
have the right to remove such signs, projections, awnings, signals or advertisements without being liable to the Tenant by reason thereof and to charge the cost of such removal to Tenant as Additional Rent, payable within ten (10) days of
Landlords demand therefor.

D. Outside Services. Tenant shall not permit, except by Landlord or a person or company reasonably
satisfactory to and approved by Landlord: (i) the extermination of vermin in, on or about the Premises; (ii) the servicing of heating, ventilating and air conditioning equipment; (iii) the collection of rubbish and trash other than in
compliance with local government health requirements and in accordance with the rules and regulations established by Landlord, which shall minimally provide that Tenants rubbish and trash shall be kept in containers located so as not to be
visible to members of the public and in a sanitary and neat condition; or (iv) window cleaning, janitorial services or similar work in the Premises. Tenant agrees not to employ any person, entity or contractor for any Alterations or other work
or services in or to the Premises (including moving Tenants equipment and furnishings in, out or around the Premises) whose presence may give rise to a labor or other disturbance in the Building and, if necessary to prevent such a disturbance
in a particular situation, Landlord may require Tenant to employ union labor for the work.

ARTICLE 13.

INSPECTION OF PREMISES

Landlord may, at any and all reasonable times and upon at least twenty-four (24) hours advance written or oral notice (provided that no
advance notice need be given if an emergency (as determined by Landlord in its good faith judgment) necessitates an immediate entry or prior to entry to provide routine services), enter the Premises to (a) inspect the same and to determine
whether Tenant is in compliance with its obligations hereunder, (b) supply any service Landlord is required to provide hereunder, (c) show the Premises to prospective lenders, purchasers or tenants, (d) post notices of
nonresponsibility, and (e) to perform Landlords repair and maintenance obligations under this Lease, including performance of any alterations or improvements to the Premises or any other portion of the Buildings or Project reasonably
required in connection therewith. In connection with any such alteration, improvement or repair, Landlord may erect in the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the work to be performed. In no
event shall such entry or work entitle Tenant to an abatement of rent, constitute an eviction of Tenant, constructive or otherwise, or impose upon Landlord any liability whatsoever, including but not limited to liability for consequential damages or
loss of business or profits by Tenant. Landlord shall use good faith efforts to cause all such work to be done in such a manner as to cause as little



20



---

interference to Tenant as reasonably possible without incurring additional expense. Landlord shall at all times retain a key with which to unlock all of the doors in the Premises, except
Tenants vaults and safes. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises and any such entry to the Premises shall not constitute a forcible or unlawful entry
into the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises, or any portion thereof.

ARTICLE
14.

SURRENDER OF PREMISES

Upon the expiration of the Term, or sooner termination of the Lease, Tenant shall quit and surrender to Landlord the Premises, broom clean, in good order
and condition, normal wear and tear and damage by fire and other casualty excepted, and prior to the expiration or sooner termination of this Lease Tenant shall remove from the Premises any Alterations that Tenant is required by Landlord to remove
under the provisions of this Lease, and all of Tenants furniture, equipment and other personal property (including, without limitation, all voice and data and other wiring and cabling) and trade fixtures. Any property not removed shall be
deemed to have been abandoned by Tenant and may be retained or disposed of by Landlord at Tenants expense free of any and all claims of Tenant, as Landlord shall desire. All property not removed from the Premises by Tenant may be handled or
stored by Landlord at Tenants expense and Landlord shall not be liable for the value, preservation or safekeeping thereof. At Landlords option all or part of such property may be conclusively deemed to have been conveyed by Tenant to
Landlord as if by bill of sale without payment by Landlord. Neither the provisions of this Article 14 nor any other provision of this Lease shall impose upon Landlord any obligation to care for or preserve any of Tenants property left upon the
Premises, and Tenant hereby waives and releases Landlord from any claim or liability in connection with the removal of such property from the Premises and the storage thereof and specifically waives the provisions of California Civil Code
Section 1542 with respect to such release. Tenant hereby waives to the maximum extent allowable the benefit of all laws now or hereafter in force in this state or elsewhere exempting property from liability for rent or for debt.

ARTICLE 15.

HOLDING OVER

Tenant
shall pay Landlord one hundred fifty percent (150%) of the Monthly Rent and Additional Rent payable under this Lease during the last full month prior to the date of the expiration of this Lease, prorated on a per diem basis, for each day Tenant
shall retain possession of the Premises or any part thereof after expiration or earlier termination of this Lease, together with all damages sustained by Landlord on account thereof. The foregoing provisions shall not serve as permission for Tenant
to hold-over, nor serve to extend the Term (although Tenant shall remain bound to comply with all provisions of this Lease until Tenant vacates the Premises) and Landlord shall have the right at any time thereafter to enter and possess the Premises
and remove all property and persons therefrom.



21



---

Without limitation of the foregoing, if Tenant remains in possession of the Premises for more than ten
(10) days after the expiration or earlier termination of this Lease, Tenant shall indemnify, defend and hold Landlord harmless from and against all Claims incurred by or asserted against Landlord and arising directly or indirectly from
Tenants failure to timely surrender the Premises or any portion thereof, including but not limited to (i) any rent payable by or any loss, cost, or damages (excluding lost business and profits), claimed by any prospective tenant of the
Premises or any portion thereof, and (ii) Landlords damages as a result of such prospective tenant rescinding or refusing to enter into the prospective lease of the Premises or any portion thereof by reason of such failure to timely
surrender the Premises; provided, however, as a condition to Tenants indemnification obligations under this paragraph, Landlord shall give Tenant written notice of the existence of a prospective successor tenant for the Premises
or any portion thereof, or the existence of any other matter which might give rise to a claim by Landlord under the foregoing indemnity, at least ten (10) days prior to the date Landlord shall require Tenants surrender of the Premises,
and Tenant shall not be responsible to Landlord under the foregoing indemnity if Tenant shall surrender the Premises on or prior to the expiration of such ten (10) day period (it being agreed, however, that Landlord need not identify the
prospective tenant by name in its notice, and it being further agreed that such notice may be given prior to the scheduled expiration date of this Lease); and provided, further, however, that Tenants indemnification
obligations under this paragraph shall not apply with respect to claims or damages in connection with a prospective tenant unless Landlord shall have entered into a letter of intent with such prospective tenant, or exchanged an offer and
counteroffer (including in the form of lease drafts) with such prospective tenant.

ARTICLE 16.

SUBLETTING AND ASSIGNMENT

Landlords and Tenants agreement with regard to Tenants right to transfer all or part of its interest in the Premises is as expressly
set forth in this Article 16. Tenant agrees that, except upon Landlords prior written consent, which consent shall not (subject to Landlords rights below) be unreasonably withheld, neither this Lease nor all or any part of the leasehold
interest created hereby shall, directly or indirectly, voluntarily or involuntarily, by operation of law or otherwise, be assigned, mortgaged, pledged, encumbered or otherwise transferred by Tenant or Tenants legal representatives or
successors in interest (collectively, an assignment) and neither the Premises nor any part thereof shall be sublet or be used or occupied for any purpose by anyone other than Tenant (collectively, a sublease). Any assignment
or subletting without Landlords prior written consent shall, at Landlords option, be void and shall constitute a default by Tenant hereunder entitling Landlord to terminate this Lease and to exercise all other remedies available to
Landlord under this Lease and at law.

In the event that during the term of this Lease, Tenant desires to assign this Lease or sublease the
Premises or any portion thereof, Tenant shall give notice thereof to Landlord, which notice shall name the proposed assignee or subtenant and include all material information with respect thereto, as well as the proposed assignment or sublease
agreement, and such other information as Landlord shall reasonably require. Landlord shall not unreasonably withhold its consent to any proposed assignment or subletting, but Landlord may, in its sole and absolute discretion, exercise the right set
forth in subparagraph (3) below. Landlord shall notify Tenant within thirty (30) days of Landlords receipt of Tenants notice as to which of the following actions Landlord elects to take:



|(1) | Landlord consents to the proposed assignment or subleasing, subject to execution of Landlords reasonable consent form by Tenant and the proposed assignee or
subtenant;
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------



22



---

|(2) | Landlord declines to consent to such assignment or subletting, and stating the reasonable reasons for Landlords decision, such as, without limitation,
insufficient or unsatisfactory documentation furnished to Landlord to establish Tenants reputation, financial strength and/or proposed use of and operations upon the Premises; or
|--- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(3) | Landlord elects to cancel this Lease and recapture the Premises (in the case of an assignment) or that Landlord elects to cancel this Lease as to the portion thereof
that Tenant proposes to sublease (in the case of a sublease); provided, however, that if the portion of the Premises proposed by Tenant to be sublet consists of space in more than one Building, Landlord may exercise (or not exercise) its
cancellation option separately as to the proposed sublet space in each such Building. In either such event Tenant shall surrender possession of the Premises, or the portion thereof which is the subject of Tenants request on the date set forth
in a notice from Landlord in accordance with the provisions of this Lease relating to the surrender of the Premises. If this Lease shall be canceled as to a portion of the Premises only, the Rent payable by Tenant hereunder shall be abated
proportionately according to the ratio that the area of the portion of the Premises surrendered (as computed by Landlord) bears to the area of the Premises immediately prior to such surrender. If Landlord shall cancel this Lease, Landlord may relet
the Premises, or the applicable portion of the Premises, to any other party (including, without limitation, the proposed assignee or subtenant of Tenant), without any liability to Tenant or any liability for brokerage commissions incurred by Tenant
in connection with the proposed assignment or sublease.
|--- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

By way of example and without limitation, the failure to satisfy any of
the following conditions or standards shall be deemed to constitute reasonable grounds for Landlord to refuse to grant its consent to a proposed assignment or subletting (Transfer):



|(i) | The proposed assignee or sublessee (Transferee) must expressly assume all of the provisions, covenants and conditions of this Lease on the part of Tenant to
be kept and performed as they apply to the transferred space.
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(ii) | The proposed Transferee must satisfy Landlords then-current credit and other standards for tenants of the Building and, in Landlords reasonable opinion,
have the financial strength and stability to perform all of the obligations of the Tenant under this Lease (as they apply to the transferred space) as and when they fall due
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(iii) | The proposed Transferee must be reasonably satisfactory to Landlord as to character and professional standing.
|----- | --------------------------------------------------------------------------------------------------------------



|(iv) | The proposed use of the Premises by the proposed Transferee must be, in Landlords reasonable opinion: (a) lawful; (b) in compliance
with Article 6 of this Lease; (c) unlikely to cause an increase in insurance premiums for insurance policies applicable to the Building; (d) a use not requiring any new tenant improvements that Landlord would be
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



23



---

| | entitled to disapprove pursuant to Article 5 hereof; (e) unlikely to cause any material increase in services to be provided to the Premises; (f) unlikely to create any materially
increased burden in the operation of the Building, or in the operation of any of its facilities or equipment; (g) unlikely to impair the dignity, reputation or character of the Building; and (h) in the case of any Building not then
configured for multi-tenant occupancy, not require the Building to be reconfigured as a multi-tenant Building and not require creation of any new Common Areas or multi-tenant corridors in the Building.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(v) | At the time of the proposed Transfer, a default (as defined in Article 19 below) shall not have occurred and be continuing, and no event may have occurred that with
notice, the passage of time, or both, would become a default.
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(vi) | The proposed Transferee shall not be a governmental entity or hold any exemption from the payment of ad valorem or other taxes that would prohibit Landlord from
collecting from such Transferee any amounts otherwise payable under this Lease.
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(vii) | The proposed Transferee shall not be a then present tenant or affiliate or subsidiary of a then present tenant in the Building unless there is no other suitable space
available in the Building.
|----- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(viii) | Landlord shall not be negotiating with, and shall not have at any time within the past ninety (90) days negotiated with, the proposed Transferee for space in the
Building.
|------ | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(ix) | The proposed Transferee is an entity or related to an entity with whom Landlord or any affiliate of Landlord has had adverse dealings, or is a competitor of Landlord or
any affiliate of Landlord and does not intend to occupy the space for its own use and conduct of business.
|---- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

In the event that
Landlord shall consent to any assignment or sublease, Landlord shall be entitled to receive, as Rent hereunder, fifty percent (50%) of any consideration (including, without limitation, payment for leasehold improvements) paid by the assignee or
subtenant for the assignment or sublease and, in the case of a sublease, the excess of the amount of rent paid for the sublet space by the subtenant over the amount of Monthly Rent, Taxes and Operating Expenses payable by Tenant and attributable to
the sublet space for the corresponding month; except that Tenant may recapture, on an amortized basis over the term of the sublease or assignment, any reasonable brokerage commissions paid by Tenant in connection with the subletting or assignment,
reasonable marketing costs paid by Tenant in connection with the subletting or assignment, reasonable attorneys fees in connection with the subletting or assignment, any improvement allowance paid by Tenant to the subtenant or assignee and any
improvement costs incurred by Tenant specifically to prepare the space for such assignment or subletting. Upon Landlords request, Tenant shall assign to Landlord all amounts to be paid to Tenant by any such subtenant or assignee and that
belong to Landlord and shall direct such subtenant or assignee to pay the same directly to Landlord. If there is more than one sublease under this Lease, the amounts (if any) to be paid by Tenant to Landlord pursuant to this Article 16 shall be
separately calculated for each sublease and amounts due Landlord with regard to any one sublease may not be offset against rental and other consideration pertaining to or due under any other sublease.

For purposes of this Article 16, the following events shall be deemed an assignment or sublease, as appropriate: (i) the issuance of equity
interests (whether stock, partnership interests or otherwise) in Tenant or any subtenant or assignee, or any entity controlling any of them, to any person or group of



24



---

related persons, in a single transaction or a series of related or unrelated transactions, such that, following such issuance, such person or group shall have Control (as defined below) of Tenant
or any subtenant or assignee; (ii) a transfer of Control of Tenant or any subtenant or assignee, or any entity controlling any of them, in a single transaction or a series of related or unrelated transactions (including, without limitation, by
consolidation, merger, acquisition or reorganization), except that the transfer of outstanding capital stock or other listed equity interests through the over the counter market or any recognized national or international securities
exchange (including transfers and issuances as part of an initial public offering of Tenants stock), shall not be included in determining whether Control has been transferred; (iii) a reduction of Tenants assets to the point that
this Lease is substantially Tenants only asset; (iv) a change or conversion in the form of entity of Tenant, any subtenant or assignee, or any entity controlling any of them, which has the effect of limiting the liability of any of the
partners, members or other owners of such entity; or (v) the agreement by a third party to assume, take over, or reimburse Tenant for, any or all of Tenants obligations under this Lease, in order to induce Tenant to lease space with such
third party. For purposes of this paragraph, Control shall mean direct or indirect ownership of more than fifty percent (50%) of all of the voting stock of a corporation or more than fifty percent (50%) of the legal or
equitable interest in any other business entity, or the power to direct the operations of any entity (by equity ownership, contract or otherwise).

Whether or not Landlord shall consent to any proposed assignment or sublease, upon demand Tenant shall pay Landlord an administrative fee of One Thousand
Dollars ($1,000.00) in connection with the Landlords consideration of such proposed assignment or sublease, and reimburse Landlord for all reasonable attorneys fees and expenses incurred by Landlord in connection with the proposed
assignment or sublease. If Tenant claims or asserts that Landlord has failed to grant any approval required of it pursuant to this Article 16 or otherwise violated or failed to perform its obligations under this Article 16, Tenants sole remedy
shall be an action for specific performance, declaratory judgment or injunction and in no event shall Tenant be entitled to any money damages in any action or by way of set off, defense or counterclaim and Tenant hereby specifically waives the right
to any money damages or other such remedies for any such failure or violation.

In no case may Tenant assign any renewal, expansion, rights of
first offer or other options under this Lease to any sublessee(s) hereunder or assignees hereof, all such options being deemed personal to the Tenant originally named under this Lease. Consent by Landlord hereunder shall in no way operate as a
waiver by Landlord of, or to release or discharge Tenant from, any liability under this Lease or be construed to relieve Tenant from obtaining Landlords consent to any subsequent assignment, subletting, transfer, use or occupancy.

Notwithstanding anything to the contrary in this Article 16, Tenant may assign this Lease or sublet the Premises or any portion thereof, without
Landlords consent, to any partnership, corporation or other entity that controls, is controlled by, or is under common control with Tenant or Tenants parent (control being defined for such purposes as ownership of at least fifty percent
(50%) of the equity interests in, and the power to direct the management of, the relevant entity) or to any partnership, corporation or other entity resulting from a merger or consolidation with Tenant or Tenants parent, or to any person
or entity that acquires substantially all the assets (including by



25



---

means of a purchase of all or substantially all of Tenants stock, any such purchaser being a Stock Purchaser) of Tenant as a going concern (collectively, an
Affiliate), provided that (i) Landlord receives at least ten (10) days prior written notice of an assignment or subletting, together with evidence reasonably satisfactory to Landlord that the requirements of this
paragraph have been met, (ii) the Affiliates net worth (other than in the case of an Affiliate that is a Stock Purchaser, in which case the following net worth test shall be applied to Tenant rather than the Affiliate) is not less than
Tenants net worth immediately prior to the assignment or subletting (or series of transactions of which the same is a part) or as of the date of this Lease, whichever is greater, (iii) except in the case of an assignment where the
assignor is dissolved as a matter of law following the series of transactions of which the assignment is a part and where such assignor makes sufficient reserves for contingent liabilities (including its obligations under this Lease) as required by
applicable law, the Affiliate remains an Affiliate for the duration of the subletting or the balance of the term in the event of an assignment, (iv) the Affiliate assumes (in the event of an assignment) in writing all of Tenants
obligations under this Lease, (v) Landlord receives a fully executed copy of an assignment or sublease agreement between Tenant and the Affiliate at least ten (10) days prior to the effective date of such assignment or sublease or, in the
case of an assignment by merger or stock purchase, such later date (but no later than the effective date of the assignment) on which the assignment agreement (which may be the merger agreement or the stock purchase agreement if the assignment is
effected by means thereof) is executed by the parties thereto, (vi) in the case of an assignment, the essential purpose of such assignment is to transfer an active, ongoing business with substantial assets in addition to this Lease, and in the
case of an assignment or sublease the transaction is for legitimate business purposes unrelated to this Lease and the transaction is not a subterfuge by Tenant to avoid its obligations under this Lease or the restrictions on assignment and
subletting contained herein.

ARTICLE 17.

SUBORDINATION, ATTORNMENT AND MORTGAGEE PROTECTION

This Lease is subject and subordinate to all Mortgages now or hereafter placed upon the Building, and all other encumbrances and matters of public record
applicable to the Building, including without limitation, any reciprocal easement or operating agreements, covenants, conditions and restrictions and Tenant shall not act or permit the Premises to be operated in violation thereof. If any foreclosure
or power of sale proceedings are initiated by any Lender or a deed in lieu is granted (or if any ground lease is terminated), Tenant agrees, if any such Lender or any purchaser at such foreclosure sale shall acquire and accept the Building subject
to this Lease, to attorn and pay Rent to such party and to execute and deliver any instruments necessary or appropriate to evidence or effectuate such attornment. In the event of attornment, no Lender shall be: (i) liable for any act or
omission of Landlord, or subject to any offsets or defenses which Tenant might have against Landlord (prior to such Lender becoming Landlord under such attornment), (ii) liable for any security deposit or bound by any prepaid Rent not actually
received by such Lender, or (iii) bound by any future modification of this Lease not consented to by such Lender. Any Lender may elect to make this Lease prior to the lien of its Mortgage, and if the Lender under any prior Mortgage shall
require, this Lease shall be prior to any subordinate Mortgage; such elections shall be effective upon written notice to Tenant. Upon request of any such Lender or purchaser, including any such



26



---

request made by reason of the termination of this Lease as a result of such foreclosure or other proceedings, Tenant shall enter into a new lease with such Lender or purchaser on the terms and
conditions of this Lease applicable to the remainder of the term hereof. Tenant agrees to give any Lender by certified mail, return receipt requested, a copy of any notice of default served by Tenant upon Landlord, provided that prior to such notice
Tenant has been notified in writing (by way of service on Tenant of a copy of an assignment of leases, or otherwise) of the name and address of such Lender. Tenant further agrees that if Landlord shall have failed to cure such default within the
time permitted Landlord for cure under this Lease, any such Lender whose address has been so provided to Tenant shall have an additional period of thirty (30) days in which to cure (or such additional time as may be required due to causes
beyond such Lenders control, including time to obtain possession of the Building by power of sale or judicial action or deed in lieu of foreclosure). The provisions of this Article shall be self-operative; however, Tenant shall execute such
documentation as Landlord or any Lender may request from time to time in order to confirm the matters set forth in this Article in recordable form. To the extent not expressly prohibited by Law, Tenant waives the provisions of any Law now or
hereafter adopted which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease or Tenants obligations hereunder if such foreclosure or power of sale proceedings are initiated, prosecuted
or completed.

Notwithstanding the above, upon Tenants written request, Landlord shall request that its then current Lender execute a
written non-disturbance agreement in favor of Tenant providing that if Tenant is not in default under this Lease beyond any applicable grace period, such party will recognize this Lease and Tenants rights hereunder and will not
disturb Tenants possession hereunder, and if this Lease is by operation of law terminated in a foreclosure, that a new lease will be entered into on the same terms as this Lease for the remaining term hereof; provided that if, in order to
obtain such non-disturbance agreement Landlord is required to expend any sum, Landlord shall so notify Tenant and Tenant may elect to pay such sum or to withdraw Tenants request for such non-disturbance agreement. In no event shall Landlord be
required to expend any sums in connection therewith. The failure of any such Lender to execute and deliver such a non-disturbance agreement upon Landlords request shall not constitute a default hereunder by Landlord, it being understood that
Landlords sole obligation is to request in good faith the execution and delivery of such agreement. Landlord represents and warrants to Tenant that as of the date of this Lease there is no Mortgage or Lender in place with respect to the
Buildings or other portions of the Real Property.

ARTICLE 18.

ESTOPPEL CERTIFICATE

Tenant shall from time to time, upon written request by Landlord or Lender, deliver to Landlord or Lender, within ten (10) days after Tenants
receipt of such request, a statement in writing certifying the commencement date of this Lease, stating that this Lease is unmodified and in full force and effect (or if there have been modifications, that this Lease is in full force and effect as
modified and the date and nature of each such modification), that to the best of Tenants knowledge Landlord is not in default under this Lease (or, if Landlord is in default, specifying the nature of such default), that to the best of
Tenants knowledge Tenant is not in default under this Lease (or if Tenant is in



27



---

default, specifying the nature of such default), the current amounts of and the dates to which the Monthly Rent and Additional Rent has been paid, the current outstanding amounts of any tenant
improvement allowances and setting forth such other matters as may be reasonably requested by Landlord. Any such statement may be conclusively relied upon by a prospective purchaser of the Premises or by a lender obtaining a lien on the Premises as
security. Tenant acknowledges and agrees that its failure to execute such certificate may cause Landlord serious financial damage by causing the failure of a sale or financing transaction and giving Landlord all of its rights and remedies under
Article 20 below, including its right to damages caused by the loss of such sale or financing.

Landlord shall from time to time, but not more
often than one (1) time each calendar year, upon written request by Tenant, deliver to Tenant, within thirty (30) days after Landlords receipt of such request, a statement in writing certifying the commencement date of this Lease,
stating that this Lease is unmodified and in full force and effect (or if there have been modifications, that this Lease is in full force and effect as modified and the date and nature of each such modification), that to the best of Landlords
knowledge Tenant is not in default under this Lease (or, if Tenant is in default, specifying the nature of such default), that to the best of Landlords knowledge Landlord is not in default under this Lease (or if Landlord is in default,
specifying the nature of such default), the current amounts of and the dates to which the Monthly Rent and Additional Rent has been paid, and the current outstanding amounts of any tenant improvement allowances.

ARTICLE 19.

DEFAULTS

If Tenant:
(i) fails to pay within five (5) days after due any installment or other payment of Monthly Rent, Taxes, Operating Expenses, or other Rent, or to keep in effect any insurance required to be maintained; or (ii) abandons the Premises
(Tenants mere vacating of the Premises during the term hereof shall not constitute a default under this Lease so long as Tenant continues to pay Monthly Rent, Taxes, Operating Expenses, and other Rent due Landlord under this Lease, maintains
the insurance coverage required of it pursuant to this Lease and Tenant otherwise continues to perform its obligations under this Lease, and so long as Tenant provides Landlord with written notice of an alternate address for notices to Tenant under
this Lease (other than the Premises) if such vacancy exceeds thirty (30) consecutive days); or (iii) assigns this Lease or subleases all or any portion of the Premises in violation of Article 16 above; or (iv) becomes insolvent, makes
an assignment for the benefit of creditors, files a voluntary bankruptcy or an involuntary petition in bankruptcy is filed against Tenant which petition is not dismissed within thirty (30) days of its filing, or a trustee or receiver is
appointed to take possession of all or substantially all of Tenants assets located at the Premises or of Tenants interests in this Lease, where possession is not restored to Tenant within thirty (30) days; or (v) fails to
perform or observe any of the other covenants, conditions or agreements contained herein on Tenants part to be kept or performed and such failure shall continue for fifteen (15) days after notice thereof given by or on behalf of Landlord
(or if the noncompliance cannot by its nature be cured within the fifteen (15) day period, if Tenant fails to commence to cure such noncompliance within the fifteen (15) day period and thereafter diligently prosecute such cure to
completion, and completes such cure within an additional sixty (60) days



28



---

thereafter); except that such fifteen (15) day period shall be shortened as set forth in Landlords written notice to Tenant as Landlord reasonably determines is necessary if waiting
for such fifteen (15) day period to expire would materially jeopardize the health, safety or quiet enjoyment of the Building or the Project by its tenants and occupants or cause further material damage or loss to Landlord or the Building or
Project or result in any violation (or continuance of any violation) of any Law or result in any breach or default (or continuance of any breach or default) under any Mortgage; or (vi) if the interest of Tenant hereunder shall be offered for
sale or sold under execution or other legal process, or if Tenant makes any transfer, assignment, conveyance, sale, pledge, disposition of all or a substantial portion of Tenants property; then any such event or conduct shall constitute a
default hereunder.

If any alleged default on the part of the Landlord hereunder occurs, Tenant shall give written notice to
Landlord in the manner herein set forth and shall afford Landlord a reasonable opportunity to cure any such default. In addition, Tenant shall send notice of such default by certified mail, postage prepaid, to the holder of any Mortgage whose
address Tenant has been notified of in writing, and shall afford the holder of any such Mortgage the period specified in Article 17 above to cure any alleged default on Landlords behalf.

ARTICLE 20.

REMEDIES OF LANDLORD

Upon the occurrence of a default, Landlord shall have the following remedies, which shall not be exclusive but shall be cumulative and shall be in
addition to any other remedies now or hereafter allowed by law or equity:

1. Landlord may terminate Tenants right to possession of the
Premises at any time by written notice to Tenant. Tenant expressly acknowledges that in the absence of such written notice from Landlord, no other act of Landlord, including, but not limited to, its re-entry into the Premises, its efforts to relet
the Premises, its reletting of the Premises for Tenants account, its storage of Tenants personal property and trade fixtures, its acceptance of keys to the Premises from Tenant, its appointment of a receiver, or its exercise of any other
rights and remedies under this Article 20 or otherwise at law, shall constitute an acceptance of Tenants surrender of the Premises or constitute a termination of this Lease or of Tenants right to possession of the Premises.

Upon such termination in writing of Tenants right to possession of the Premises, this Lease shall terminate and Landlord shall be entitled to
recover damages from Tenant as provided in California Civil Code Section 1951.2 or any other applicable existing or future Legal Requirement providing for recovery of damages for such breach, including but not limited to the following:

(i) The reasonable cost of recovering the Premises; plus

(ii) The reasonable cost of removing Tenants alterations, trade fixtures and improvements; plus



29



---

(iii) All unpaid rent due or earned hereunder prior to the date of termination, less the proceeds of any
reletting or any rental received from subtenants prior to the date of termination applied as provided in Section 2 below, together with interest at the Default Rate, on such sums from the date such rent is due and payable until the date of the
award of damages; plus

(iv) The amount by which the rent which would be payable by Tenant hereunder, including Additional Rent under Article
4 above, as reasonably estimated by Landlord, from the date of termination until the date of the award of damages, exceeds the amount of such rental loss as Tenant proves could have been reasonably avoided, together with interest at the Default Rate
on such sums from the date such rent is due and payable until the date of the award of damages; plus

(v) The amount by which the rent which
would be payable by Tenant hereunder, including Additional Rent under Article 4 above, as reasonably estimated by Landlord, for the remainder of the then term, after the date of the award of damages exceeds the amount such rental loss as Tenant
proves could have been reasonably avoided, discounted at the discount rate published by the Federal Reserve Bank of San Francisco for member banks at the time of the award plus one percent (1%); plus

(vi) Such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law, including without limitation
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.

2. Landlord has the remedy described in California Civil Code Section 1951.4 (a landlord may continue the lease in effect after the
tenants breach and abandonment and recover rent as it becomes due, if the tenant has the right to sublet and assign subject only to reasonable limitations), and may continue this Lease in full force and effect and may enforce all of its rights
and remedies under this Lease, including, but not limited to, the right to recover rent as it becomes due. After the occurrence of a default, Landlord may enter the Premises without terminating this Lease and sublet all or any part of the Premises
for Tenants account to any person, for such term (which may be a period beyond the remaining term of this Lease), at such rents and on such other terms and conditions as Landlord deems advisable. In the event of any such subletting, rents
received by Landlord from such subletting shall be applied (i) first, to the payment of the costs of maintaining, preserving, altering and preparing the Premises for subletting, the other costs of subletting, including but not limited to
brokers commissions, attorneys fees and expenses of removal of Tenants personal property, trade fixtures and Alterations; (ii) second, to the payment of rent then due and payable hereunder; (iii) third, to the payment of
future rent as the same may become due and payable hereunder; (iv) fourth, the balance, if any, shall be paid to Tenant upon (but not before) expiration of the term of this Lease. If the rents received by Landlord from such subletting, after
application as provided above, are insufficient in any month to pay the rent due and payable hereunder for such month, Tenant shall pay such deficiency to Landlord monthly upon demand. Notwithstanding any such subletting for Tenants account
without termination, Landlord may at any time thereafter, by written notice to Tenant, elect to terminate this Lease by virtue of a previous default.



30



---

3. During the continuance of a default, Landlord may enter the Premises without terminating this Lease and
remove all Tenants personal property, Alterations and trade fixtures from the Premises and store them at Tenants risk and expense. If Landlord removes such property from the Premises and stores it at Tenants risk and expense, and
if Tenant fails to pay the cost of such removal and storage after written demand therefor and/or to pay any rent then due, then after the property has been stored for a period of thirty (30) days or more Landlord may sell such property at
public or private sale, in the manner and at such times and places as Landlord deems commercially reasonable following reasonable notice to Tenant of the time and place of such sale. The proceeds of any such sale shall be applied first to the
payment of the expenses for removal and storage of the property, the preparation for and the conducting of such sale, and for attorneys fees and other legal expenses incurred by Landlord in connection therewith, and the balance shall be
applied as provided in Section 2 above.

Tenant hereby waives all claims for damages that may be caused by Landlords reentering and
taking possession of the Premises or removing and storing Tenants personal property pursuant to this Article, and Tenant shall indemnify, defend and hold Landlord harmless from and against any and all claims, losses, liability or expense
resulting from any such act. No reentry by Landlord shall constitute or be construed as a forcible entry by Landlord.

4. Landlord may require
Tenant to remove any and all Alterations from the Premises or, if Tenant fails to do so within ten (10) days after Landlords request, Landlord may do so at Tenants expense.

5. Landlord may cure the default at Tenants expense, it being understood that such performance shall not waive or cure the subject default. If
Landlord pays any sum or incurs any expense in curing the default, Tenant shall reimburse Landlord upon demand for the amount of such payment or expense with interest at the Default Rate from the date the sum is paid or the expense is incurred until
Landlord is reimbursed by Tenant. Any amount due Landlord under this subsection shall constitute additional rent hereunder.

Tenant hereby
waives, for itself and all persons claiming by and under Tenant, all rights and privileges which it might have under any present or future Law to redeem the Premises or to continue this Lease after being dispossessed or ejected from the Premises.

ARTICLE 21.

QUIET ENJOYMENT

Landlord covenants and agrees with Tenant that so long as Tenant pays the Rent and observes and performs all the terms, covenants, and conditions of this
Lease on Tenants part to be observed and performed, Tenant may peaceably and quietly enjoy the Premises subject, nevertheless, to the terms and conditions of this Lease, and Tenants possession will not be disturbed by anyone claiming by,
through, or under Landlord.



31



---

ARTICLE 22.

ACCORD AND SATISFACTION

No payment by Tenant or receipt by Landlord of an amount less than full payment of Rent then due and payable shall be deemed to be other than on account
of the Rent then due and payable, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to
Landlords right to recover the balance of such Rent or pursue any other remedy provided for in this Lease or available at law or in equity.

ARTICLE 23.

INTENTIONALLY DELETED

ARTICLE 24.

BROKERAGE COMMISSION

Tenant represents and warrants to Landlord that (except with respect to the Broker identified in Article 1) no broker, agent, commission salesperson, or
other person has represented Tenant in the negotiations for and procurement of this Lease and of the Premises and that no commissions, fees, or compensation of any kind are due and payable in connection herewith to any broker, agent commission
salesperson, or other person that has represented Tenant in connection with this Lease. Tenant agrees to indemnify Landlord and hold Landlord harmless from any and all claims, suits, or judgments (including, without limitation, reasonable
attorneys fees and court costs incurred in connection with any such claims, suits, or judgments, or in connection with the enforcement of this indemnity) for any fees, commissions, or compensation of any kind which arise out of or are in any
way connected with any claimed agency relationship with Tenant not referenced in Article 1. Pursuant to separate agreement(s), Landlord shall pay the Broker identified in Article 1 any fee, commission or other compensation payable to them by reason
of Tenant entering into this Lease.

ARTICLE 25.

FORCE MAJEURE

Landlord
shall be excused for the period of any delay in the performance of any obligation hereunder when prevented from so doing by a cause or causes beyond its control, including all labor disputes, civil commotion, war, war-like operations, invasion,
rebellion, hostilities, military or usurped power, sabotage, governmental regulations or controls, fire or other casualty, inability to obtain any material, services or financing, or through acts of God.



32



---

ARTICLE 26.

PARKING.

A. The
use by Tenant, is employees and invitees, of the parking facilities of the Project shall be on the terms and conditions set forth in Exhibit B attached hereto and shall be subject to such other agreement between Landlord and Tenant as may
hereinafter be established, and to such other reasonable rules and regulations as Landlord may establish. Tenant, its employees and invitees shall use no more than 3.2 non-exclusive parking spaces per one thousand (1,000) square feet of leased
space. As part of such parking, Landlord agrees to provide Tenant with seven (7) reserved parking stalls as respects Building 4 for use by Tenants invitees, in a mutually acceptable location near the entrance to Building 4. Tenants
use of the parking spaces shall be confined to the Project. If, in Landlords reasonable business judgment, it becomes necessary, Landlord shall exercise due diligence to cause the creation of cross-parking easements and such other agreements
as are necessary to permit Tenant, its employees and invitees to use parking spaces on properties and buildings which are separate legal parcels from the Project. Tenant acknowledges that other tenants of the Project and the tenants of the other
buildings, their employees and invitees, may be given the right to park at the Project.

B. Except as provided in Section 38.A.
above, Landlord, at its sole election, may designate the types and locations of parking spaces within the parking facilities which Tenant shall be allowed to use. Landlord shall have the right, at Landlords sole election, to change said types
and locations from time to time; provided, however, such designation shall be uniformly applied and shall not unfairly favor any tenant in the Building.

C. If requested by Landlord, Tenant shall notify Landlord of the license plate number, year, make and model of the automobiles entitled to use the
parking facilities and if requested by Landlord, such automobiles shall be identified by automobile window stickers provided by Landlord, and only such designated automobiles shall be permitted to use the parking facilities. If Landlord institutes
such an identification procedure, Landlord may provide additional procedures for identifying permitted use of the parking facilities by customers and invitees of Tenant.

D. The parking facilities provided for herein are provided solely for the accommodation of Tenant and Landlord assumes no responsibility or
liability of any kind whatsoever from whatever cause with respect to the automobile parking areas, including adjoining streets, sidewalks, driveways, property and passageways, or the use thereof by Tenant or Tenants employees, customers,
agents, contractors or invitees.

ARTICLE 27.

HAZARDOUS MATERIALS

A. Definition of Hazardous Materials. The term Hazardous Materials for purposes hereof shall mean any chemical, substance, materials
or waste or component thereof which is now or hereafter listed, defined or regulated as a hazardous or toxic chemical, substance, materials or waste



33



---

or component thereof by any federal, state or local governing or regulatory body having jurisdiction, or which would trigger any employee or community right-to-know requirements
adopted by any such body, or for which any such body has adopted any requirements for the preparation or distribution of a materials safety data sheet (MSDS).

B. No Hazardous Materials.Tenant shall not transport, use, store, maintain, generate, manufacture, handle, dispose, release or discharge any
Hazardous Materials in, on, under, or about the Premises or the balance of the Project. However, the foregoing provisions shall not prohibit the transportation to and from, and use, storage, maintenance and handling within the Premises of Hazardous
Materials customarily used in the business or activity expressly permitted to be undertaken in the Premises under Article 6, provided: (a) such Hazardous Materials shall be used and maintained only in such quantities as are reasonably necessary
for such permitted use of the Premises and the ordinary course of Tenants business therein, strictly in accordance with applicable Law, highest prevailing standards, and the manufacturers instructions therefor, (b) such Hazardous
Materials shall not be disposed of, released or discharged in the Building, and shall be transported to and from the Premises in compliance with all applicable Laws, and as Landlord shall reasonably require, (c) if any applicable Law or the
trash removal contractor requires that any such Hazardous Materials be disposed of separately from ordinary trash, Tenant shall make arrangements at Tenants expense for such disposal directly with a qualified and licensed disposal company at a
lawful disposal site (subject to scheduling and approval by Landlord), and (d) any remaining such Hazardous Materials shall be completely, properly and lawfully removed from the Building upon expiration or earlier termination of this Lease.

C. Notices To Landlord. Tenant shall promptly notify Landlord of: (i) any enforcement, cleanup or other regulatory action taken
or threatened by any governmental or regulatory authority with respect to the presence of any Hazardous Materials on the Premises or the migration thereof from or to other property, (ii) any demands or claims made or threatened by any party
relating to any loss or injury resulting from any Hazardous Materials on the Premises, (iii) any release, discharge or non-routine, improper or unlawful disposal or transportation of any Hazardous Materials on or from the Premises or in
violation of this Article, and (iv) any matters where Tenant is required by Law to give a notice to any governmental or regulatory authority respecting any Hazardous Materials on the Premises. Landlord shall have the right (but not the
obligation) to join and participate, as a party, in any legal proceedings or actions affecting the Premises initiated in connection with any environmental, health or safety law. At such times as Landlord may reasonably request, Tenant shall provide
Landlord with a written list, certified to be true and complete, identifying any Hazardous Materials then used, stored, or maintained upon the Premises, the use and approximate quantity of each such materials, a copy of any MSDS issued by the
manufacturer therefor, and such other information as Landlord may reasonably require or as may be required by Law.

D.Indemnification of Landlord. If any Hazardous Materials are released, discharged or disposed of by Tenant or any other occupant of the Premises, or their employees, agents, invitees or contractors, on or about the Premises, the Building
or the balance of the Project in violation of the foregoing provisions, Tenant shall immediately, properly and in compliance with applicable Laws clean up, remediate and remove the Hazardous Materials from the Building and any other affected
property and clean or replace any affected personal property (whether or not owned by Landlord), at



34



---

Tenants expense (without limiting Landlords other remedies therefor). Tenant shall further be required to indemnify and hold Landlord, Landlords directors, officers, employees
and agents harmless from and against any and all claims, demands, liabilities, losses, damages, penalties and judgments directly or indirectly arising out of or attributable to a violation of the provisions of this Article by Tenant, Tenants
employees, agents, invitees, or contractors. Any clean up, remediation and removal work shall be subject to Landlords prior written approval (except in emergencies), and shall include, without limitation, any testing, investigation, and the
preparation and implementation of any remedial action plan required by any governmental body having jurisdiction or reasonably required by Landlord. If Landlord or any Lender or governmental body arranges for any tests or studies showing that this
Article has been violated, Tenant shall pay for the costs of such tests. The provisions of this Article shall survive the expiration or earlier termination of this Lease.

E. Landlords Representation and Warranty.Landlord represents and warrants to Tenant that as of the date of this Lease, to the best of
Landlords actual knowledge, there are no Hazardous Materials in or upon the Premises or the balance of the Project in violation of applicable Law. For purposes of this Section 27.E., the phrase to the best of Landlords actual
knowledge shall mean and be limited to the actual knowledge as of the date of this Lease, without any inquiry or investigation, of Rajiv Patel, Managing Director of Spear Street Capital, LLC, Peter Kahn, Managing Director of Spear Street
Capital, LLC, and Kim Boswell, Vice President of Spear Street Capital, LLC.

ARTICLE 28.

ADDITIONAL RIGHTS RESERVED BY LANDLORD

In addition to any other rights provided for herein, Landlord reserves the following rights, exercisable without liability to Tenant for damage or injury
to property, person or business and without effecting an eviction, constructive or actual, or disturbance of Tenants use or possession or giving rise to any claim:



| | (a) | To name the Building and the Project and to change the name or street address of the Building and the Project, except that if Landlord shall change the name or street
address of any Building that is identified on Tenants stationary, Landlord shall reimburse Tenant for Tenants actual cost of reprinting such stationery then on hand and the cost of printing and mailing notice of the address change to
Tenants business associates and constituents, provided that in no event shall Landlord pay more than $2,500.00 for replacing stationery and information packages and for such printing and mailing;
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | To install and maintain all signs on the exterior and interior of the Building and other buildings and improvements in the Project;
| | --- | -----------------------------------------------------------------------------------------------------------------------------------



| | (c) | To designate all sources furnishing sign painting or lettering for use in the Building:
| | --- | ---------------------------------------------------------------------------------------



| | (d) | Deleted;
| | --- | --------



35



---

| | (e) | To have pass keys to the Premises and all doors therein, excluding Tenants vaults and safes;
| | --- | ---------------------------------------------------------------------------------------------



| | (f) | On reasonable prior notice to Tenant, to exhibit the Premises to any prospective purchaser, Lender, mortgagee, or assignee of any mortgage on the Building or Land or
other portions of the Project and to others having an interest therein at any time during the Term, and to prospective tenants of the Building or Project;
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (g) | To take any and all measures, including entering the Premises for the purpose of making inspections, repairs, alterations, additions and improvements to the Premises or
to the Building (including for the purpose of checking, calibrating, adjusting and balancing controls and other parts of the Building Systems), as may be necessary or desirable for the operation, improvement, safety, protection or preservation of
the Premises or the Building, or in order to comply with all Laws, orders and requirements of governmental or other authority, or as may otherwise be permitted or required by this Lease; provided, however, that during the progress of any work on the
Premises or at the Building, Landlord will attempt not to inconvenience Tenant, but shall not be liable for inconvenience, annoyance, disturbance, loss of business, or other damage to Tenant by reason of performing any work or by bringing or storing
materials, supplies, tools or equipment in the Building or Premises during the performance of any work, and the obligations of Tenant under this Lease shall not thereby be affected in any manner whatsoever (and in no event shall the foregoing rights
of Landlord imply that Landlord has assumed or shall be responsible for any obligations of Tenant under this Lease); and provided, further, however, that except in the case of an emergency (as determined by Landlord in good faith), Landlord shall
give Tenant reasonable prior notice of any entry to the Premises pursuant to this Section 28(g), and in connection with any such entry or any entry pursuant to Section 28(f) above, Tenant shall have the right to have a representative
accompany Landlord during such entry;
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (h) | To relocate various facilities within the Building and on the land of which the Building is a part if Landlord shall determine such relocation to be in the best
interest of the development of the Building and Project, provided that such relocation shall not materially restrict access to the Premises, and provided further that Landlord shall not relocate the cafeteria from Building 3; and
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | To install vending machines of all kinds in the Building and to receive all of the revenue derived therefrom, provided, however, that no vending machines shall be
installed by Landlord in the Premises unless Tenant so requests. The preceding shall not preclude Tenants installation of vending machines in the Premises for the convenience of Tenant and its employees and invitees.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



36



---

ARTICLE 29.

DEFINED TERMS

A.
Building shall refer to each and every Building, either individually or collectively as the context shall require, named in Article 1 of which the Premises or any portion thereof is a part (including all modifications, additions and
alterations made to the Building during the term of this Lease). Buildings shall refer, collectively, to each Building, Building 1 and Building 2, and any other buildings and improvements from time to time located on the Land.

B. Common Areas shall mean and include all areas, facilities, equipment, directories and signs of the Buildings and the Project
(exclusive of the Premises and areas leased to other Tenants) made available and designated by Landlord for the common and joint use and benefit of Landlord, Tenant and other tenants and occupants of the Buildings and the Project including, but not
limited to, plazas, public lobbies and entrances, public washrooms, public hallways and stairwells, sidewalks, driveways, parking areas, landscaped areas and service entrances. The parties agree that the cafeteria available to Tenant and other
tenants of the Project, which cafeteria is located in Building 3, shall be deemed included in the Common Areas. Common Areas may further include such areas in adjoining properties under reciprocal easement agreements, operating agreements or other
such agreements now or hereafter in effect and which are available to Landlord, Tenant and Tenants employees and invitees. Landlord reserves the right in its sole discretion and from time to time, to construct, maintain, operate, repair,
close, limit, take out of service, alter, change, and modify all or any part of the Common Areas.

C. Default Rate shall mean
twelve percent (12%) per annum, or the highest rate permitted by applicable law, whichever shall be less. If the application of the Default Rate causes any provision of this Lease to be usurious or unenforceable, the Default Rate shall
automatically be reduced so as to prevent such result.

D. Hazardous Materials shall have the meaning set forth in Article 27.

E. Landlord and Tenant shall be applicable to one or more parties as the case may be, and the singular shall include
the plural, and the neuter shall include the masculine and feminine; and if there be more than one, the obligations thereof shall be joint and several. For purposes of any provisions indemnifying or limiting the liability of Landlord, the term
Landlord shall include Landlords present and future partners, beneficiaries, trustees, officers, directors, employees, shareholders, principals, agents, affiliates, successors and assigns.

F. Law or Laws shall mean all federal, state, county and local governmental and municipal laws, statutes, ordinances, rules,
regulations, codes, decrees, orders and other such requirements, applicable equitable remedies and decisions by courts in cases where such decisions are binding precedents in the state in which the Building is located, and decisions of federal
courts applying the Laws of such state, and the requirements of any board of fire underwriters or other similar board now or hereafter constituted, and any direction or occupancy certificate issued pursuant to any law by any public officer or
officers, as well as the provisions of all covenants, conditions, and restrictions and other recorded documents affecting the Premises, the Buildings, or the Project.



37



---

G. Lease shall mean this lease executed between Tenant and Landlord, including any extensions,
amendments or modifications and any Exhibits attached hereto.

H. Lease Year shall mean each calendar year or portion thereof
during the Term.

I. Lender shall mean the holder of a Mortgage at the time in question, and where such Mortgage is a ground
lease, such term shall refer to the ground lessee.

J. Mortgage shall mean all mortgages, deeds of trust, ground leases and other
such encumbrances now or hereafter placed upon the Building or any part thereof with the written consent of Landlord, and all renewals, modifications, consolidations, replacements or extensions thereof, and all indebtedness now or hereafter secured
thereby and all interest thereon.

K. occupancy: Whenever in this Lease a right, option or privilege of Tenant is conditioned upon
Tenant (or any affiliate thereof or successor thereto) being in occupancy of a specified portion or percentage of the Premises, for such purposes occupancy shall mean Tenants (or such affiliates or
successors) physical occupancy of the space for the conduct of such partys business, and shall not include any space that is subject to a sublease or that has been vacated by such party, other than a vacation of the space as reasonably
necessary in connection with the performance of approved Alterations or by reason of a fire or other casualty or a taking.

L. Operating
Expenses shall mean all operating expenses of any kind or nature which are necessary, ordinary or customarily incurred in connection with the operation, maintenance or repair of the Buildings, the Common Areas (including the parking areas) and
the balance of the Project, as determined by Landlord, to the extent allocable, as determined by Landlord, to the Building in which the Premises or any portion thereof is located. Notwithstanding the foregoing, the Operating Expenses of the Common
Areas of the Project, other than Common Areas inside any Building (which shall be allocated entirely to the corresponding Building, except for Operating Expenses of the cafeteria, which shall be allocated to all of the Buildings), shall be allocated
to each Building in accordance with its respective Building Share as set forth in the Basic Lease Provisions of Article 1 above. The parties agree that statements in this Lease to the effect that Landlord is to perform certain obligations hereunder,
or certain of its obligations hereunder at its own or sole cost and expense, shall not be interpreted as excluding any cost from Operating Expenses if such cost is an Operating Expense pursuant to the terms of this Lease.

Operating Expenses shall include, but not be limited to:

1.1 costs of supplies, including, but not limited to, the cost of relamping all Project lighting as the same may be required from time to
time;



38



---

1.2 costs incurred in connection with obtaining and providing energy for the Project,
including, but not limited to, costs of propane, butane, natural gas, steam, electricity, solar energy and fuel oils, coal or any other energy sources;

1.3 costs of water and sanitary and storm drainage services;

1.4 costs of janitorial and security services;

1.5 costs of general maintenance and repairs, including costs under HVAC and other mechanical maintenance contracts and maintenance,
repairs and replacement of electrical, plumbing, fire and life safety and all other Building systems and equipment and tools used in connection with operating the Project;

1.6 costs of maintenance and replacement of landscaping;

1.7 reasonable insurance premiums, including fire and all-risk coverage and, at Landlords election, earthquake, terrorism, flood
and other non-standard coverages, together with loss of rent endorsements, the part of any claim required to be paid under the deductible portion of any insurance policies carried by Landlord in connection with the Project, public liability
insurance and any other insurance carried by Landlord on the Project, or any component parts thereof (all such insurance shall be in such amounts as may be required by any holder of a Mortgage or as Landlord may reasonably determine);

1.8 labor costs (excluding costs of any executive employees of Landlord or of Landlords agents above the function of general
Project manager), including wages and other payments, costs to Landlord of workers compensation and disability insurance, payroll taxes, welfare fringe benefits, and all legal fees and other costs or expenses incurred in resolving any labor
dispute;

1.9 professional building management fees required for management of the Project not to exceed three percent
(3%) of the gross revenues of the Project from all sources for the applicable period;

1.10 legal, accounting,
inspection, and other consultation fees (including, without limitation, fees charged by consultants retained by Landlord for services that are designed to produce a reduction in Operating Expenses or to reasonably improve the operation, maintenance
or state of repair of the Building or the Project) incurred in the ordinary course of operating the Building or the Project or in connection with making the computations required hereunder or in any audit of operations of the Building or the
Project;

1.11 the costs of capital improvements or structural repairs or replacements made in or to the Project or any
component thereof in order to comply with applicable Laws or for the protection of the health and safety of the occupants of the Building or the Project (collectively, Required Capital Improvements) or the costs incurred by Landlord to
install a new or replacement capital item for the purpose of reducing Operating Expenses (Cost Savings Improvements). The costs of Required Capital Improvements and Cost Savings Improvements shall be amortized over a



39



---

reasonable period determined by Landlord consistent with prudent property management practices for buildings and projects comparable to the Buildings and the Project. In addition, the costs of
Cost Savings Improvements may only be included in Operating Expenses if, at the time such costs were incurred, Landlord reasonably estimated that the annual saving in Operating Expenses that would result from such expenditure would be equal to or
exceed the annual amortized amount of the cost and related interest to be included in Operating Expenses pursuant to this Section 1.11. All costs so amortized pursuant to this Section 1.11 shall bear interest on the amortized balance at
the rate of ten percent (10%) per annum; and

1.12 if the Project is or becomes subject to any covenants, conditions or
restrictions, reciprocal easement agreement, common area declaration or similar agreement, then Operating Expenses shall include all fees, costs and other expenses allocated to the Project under such agreement.

Notwithstanding the foregoing or anything to the contrary contained in this Lease, Operating Expenses shall exclude the following:
(i) attorneys fees and expenses incurred in connection with lease negotiations or disputes with Building tenants or prospective Building tenants; (ii) the cost of decorating, improving for tenant occupancy, painting or redecorating
portions of the Project to be demised to tenants; (iii) real estate brokers or other leasing commissions; (iv) the costs of utilities and services to portions of the Project to be demised to tenants, including, without limitation,
costs of telephone, water, gas, electricity, janitorial services, and other power, utilities and services (other than Landlords costs of repair and maintenance of HVAC and other Building systems pursuant to this Lease, including, without
limitation, Section 12.B., which costs shall be included in Operating Expenses); (v) repairs or work paid from insurance, condemnation or warranty proceeds, or other costs for which Landlord is reimbursed by a third party or a tenant of
the Building (other than by means of an Operating Expense reimbursement provision); (vi) costs, penalties or fines arising from Landlords violation of any Law, except to the extent such costs reflect costs that would have been incurred by
Landlord absent such violation; (vii) penalties or other costs incurred due to a violation by Landlord, as determined by written admission, stipulation, final judgment or arbitration award, of any of the terms and conditions of this Lease or
any other lease relating to the Building except to the extent such costs reflect costs that would have been incurred by Landlord absent such violation; (viii) costs directly and solely attributable to any commercial concession in the Project
which is not available to Tenant free of charge or on a subsidized basis; (ix) advertising and promotional expenditures; (x) debt service on Mortgages, or any ground lease rent; (xi) costs to upgrade the Project so as to cure any
non-compliance that exists as of the date of this Lease with Laws as in effect and enforced as of the date of this Lease; or (xii) bad debt reserves, rent reserves, capital replacement or improvement reserves or reserves for future Operating
Expenses.

In making any computations contemplated hereby, Landlord shall also be permitted to make such adjustments and modifications to the
provisions of this paragraph and Article 4 as shall be reasonable and necessary to achieve the intention of the parties hereto.

M.
Rent shall have the meaning specified therefor in Article 3.



40



---

N. Rent Commencement Date shall mean the date that Tenants obligation to pay Monthly Rent
shall commence for the applicable portion of the Premises, as set forth on Schedule 1 attached hereto.

O. Tax or
Taxes shall mean:

1.1 all real property taxes and assessments levied against the Project by any governmental or
quasi-governmental authority. The foregoing shall include all federal, state, county, or local governmental, special district, improvement district, municipal or other political subdivision taxes, fees, levies, assessments, charges or other
impositions of every kind and nature, whether general, special, ordinary or extraordinary, respecting the Project, including without limitation, real estate taxes, general and special assessments, interest on any special assessments paid in
installments, transit taxes, water and sewer rents, taxes based upon the receipt of rent, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, appurtenances, furniture and other personal property used in connection
with the Project which Landlord shall pay during any calendar year, any portion of which occurs during the Term (without regard to any different fiscal year used by such government or municipal authority except as provided below). Any taxes which
shall be levied on the rentals of the Project shall be determined as if the Project were Landlords only property, and provided further that in no event shall the term taxes or assessment, as used herein, include any net federal or
state income taxes levied or assessed on Landlord, unless such taxes are a specific substitute for real property taxes. Such term shall, however, include gross taxes on rentals. Expenses incurred by Landlord for tax consultants and in contesting the
amount or validity of any such taxes or assessments shall be included in such computations. Taxes shall not include any penalties incurred by Landlord as a result of Landlords failure to timely pay Taxes or file tax returns, unless Tenant
shall fail to timely pay the Taxes payable by Tenant pursuant to this Lease.

1.2 all assessments, including
so-called special assessments, license tax, business license fee, business license tax, levy, charge, penalty or tax imposed by any authority having the direct power to tax, including any city, county, state or federal government, or any school,
agricultural, lighting, water, drainage, or other improvement or special district thereof, against the Premises of the Project or any legal or equitable interest of Landlord therein. For the purposes of this lease, any special assessments shall be
deemed payable in such number of installments as is permitted by law, whether or not actually so paid. If as of the Commencement Date the Project has not been fully assessed as a completed project, for the purpose of computing the Expenses for any
adjustment required herein or under Article 4, the Tax shall be adjusted by Landlord, as of the date on which the adjustment is to be made, to reflect full completion of the Project including all standard tenant finish work if the method of taxation
of real estate prevailing to the time of execution hereof shall be, or has been altered, so as to cause the whole or any part of the taxes now, hereafter or theretofore levied, assessed or imposed on real estate to be levied, assessed or imposed on
Landlord, wholly or partially, as a capital levy or otherwise, or on or measured by the rents received therefrom, then such new or altered taxes attributable to the Project shall be included within the term real estate taxes, except that the same
shall not include any enhancement of said tax attributable to other income of Landlord. All of the preceding clauses O (1.1 and 1.2) are collectively referred to as the Tax or Taxes.



41



---

P. Where a party hereto agrees not to unreasonably withhold its consent or approval, such party
shall also be deemed not to unreasonably condition or delay such consent or approval, except that where express time periods are set forth herein for the giving (or withholding) of such consent or approval period, such express time periods shall
control.

All other capitalized terms shall have the definition set forth in the Lease.

ARTICLE 30.

MISCELLANEOUS PROVISIONS



|A. | RULES AND REGULATIONS.
|-- | ----------------------

Tenant shall
comply with all of the rules and regulations promulgated by Landlord from time to time for the Building and all amendments and other modifications thereto. A copy of the current rule and regulations is attached hereto as Exhibit B. In the
event of any conflict or inconsistency between the rules and regulations and the provisions of the balance of this Lease, the provisions of the balance of this Lease shall control.

B. EXECUTION OF LEASE.

If more than one
person or entity executes this Lease as Tenant, each such person or entity shall be jointly and severally liable for observing and performing each of the terms, covenants, conditions and provisions to be observed or performed by Tenant.

C. NOTICES.

All notices under this
Lease shall be in writing and will be deemed sufficiently given for all purposes if, to Tenant, by delivery to Tenant at the Premises during the hours the Building is open for business or by certified mail, return receipt requested or by overnight
delivery service (with one acknowledged receipt), to Tenant at the address set forth below, and if to Landlord, by certified mail, return receipt requested or by overnight delivery service (with one acknowledged receipt), at the addresses set forth
below.

Landlord: at address shown in Article 1, item H.

with a copy to: Building Manager at address shown in Article 1, item I.

Tenant: at address shown in Article 1, item B.

D. TRANSFERS.

The term
Landlord appearing herein shall mean only the owner of the Building from time to time and, upon a sale or transfer of its interest in the Building, the then Landlord and transferring party shall have no further obligations or liabilities
for matters accruing after the date of transfer of that



42



---

interest, the successor owner and transferee shall be deemed to have assumed Landlords obligations thereafter arising under this Lease, and Tenant, upon such sale or transfer, shall look
solely to the successor owner and transferee of the Building for performance of Landlords obligations hereunder.

E. MODIFICATION FOR
LENDER.

If any Lender that intends to acquire an interest in, or holds a Mortgage encumbering any portion of the Project should require
either the execution by Tenant of an agreement requiring Tenant to send such lender written notice of any default by Landlord under this Lease, giving such lender the right to cure such default until such lender has completed foreclosure, and
preventing Tenant from terminating this Lease (to the extent such termination right would otherwise be available) unless such default remains uncured after foreclosure has been completed, and/or any modification of the agreements, covenants,
conditions or provisions of this Lease, then Tenant agrees that it shall, within ten (10) days after Landlords request, execute and deliver such agreement and modify this Lease as required by such lender or ground lessor; provided,
however, that no such modification shall affect the length of the term or increase the Rent payable by Tenant or otherwise materially adversely affect Tenants rights or materially increase Tenants obligations (other than notice
requirements and other similar ministerial obligations).

F. TENANT FINANCIAL STATEMENTS.

Upon the written request of Landlord, Tenant shall submit financial statements for its most recent financial reporting period and for the prior Lease
Year. Landlord shall make such request no more than twice during any Lease Year unless required in connection with any sale, transfer or financing of any direct or indirect interest in the Project or in Landlord. All such financial statements shall
be certified as true and correct by the responsible officer or partner of Tenant and if Tenant is then in default hereunder, the financial statements shall be certified by an independent certified public accountant. Notwithstanding the foregoing, so
long as the Tenant hereunder shall be shall be a publicly traded entity on the over-the-counter market or any recognized national or international securities exchange, the provisions of this Section 30.F. shall not be applicable.

G. RELATIONSHIP OF THE PARTIES.

Nothing contained in this Lease shall be construed by the parties hereto, or by any third party, as constituting the parties as principal and agent,
partners or joint venturers, nor shall anything herein render either party (other than a guarantor) liable for the debts and obligations of any other party, it being understood and agreed that the only relationship between Landlord and Tenant is
that of Landlord and Tenant.

H. ENTIRE AGREEMENT: MERGER.

This Lease embodies the entire agreement and understanding between the parties respecting the Lease and the Premises and supersedes all prior
negotiations, agreements and understandings between the parties, all of which are merged herein. No provision of this Lease may be modified, waived or discharged except by an instrument in writing signed by the party against which enforcement of
such modification, waiver or discharge is sought.



43



---

I. NO REPRESENTATION BY LANDLORD.

Neither Landlord nor any agent of Landlord has made any representations, warranties, or promises with respect to the Premises or the Building except as
expressly set forth herein.

J. LIMITATION OF LIABILITY.

Notwithstanding any provision in this Lease to the contrary, under no circumstances shall Landlords liability for failure to perform any obligations
arising out of or in connection with this Lease or for any breach of the terms or conditions of this Lease (whether written or implied) exceed Landlords equity interest in the Building, and no personal liability shall at any time be asserted
or enforceable against any other assets of Landlord or against the constituent shareholders, partners, members, or other owners of Landlord, or the directors, officers, employees and agents of Landlord or such constituent shareholder, partner,
member or other owner, on account of any of Landlords obligations or actions under this Lease. Any judgments rendered against Landlord shall be satisfied solely out of proceeds of sale of Landlords interest in the Building. No personal
judgment shall lie against Landlord upon extinguishment of its rights in the Building and any judgments so rendered shall not give rise to any right of execution or levy against Landlords assets. The provisions hereof shall inure to
Landlords successors and assigns including any Lender. The foregoing provisions are not intended to relieve Landlord from the performance of any of Landlords obligations under this Lease, but only to limit the personal liability of
Landlord in case of recovery of a judgment against Landlord; nor shall the foregoing be deemed to limit Tenants rights to obtain injunctive relief or specific performance or other remedy which may be accorded Tenant by law or under this Lease.

K. MEMORANDUM OF LEASE.

Neither party, without the written consent of the other, will execute or record this Lease or any summary or memorandum of this Lease in any public
recorders office.

L. NO WAIVERS: AMENDMENTS.

Failure of either party to insist upon strict compliance by the other party of any condition or provision of this Lease shall not be deemed a waiver by
such party of that condition. No waiver shall be effective against either party unless in writing and signed by the other party. Similarly, this Lease cannot be amended except by a writing signed by Landlord and Tenant.

M. SUCCESSORS AND ASSIGNS.

The
conditions, covenants and agreements contained herein shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, executors, administrators, successors and assigns.



44



---

N. GOVERNING LAW; SEVERABILITY.

This Lease shall be governed by the laws of the State of California. If any provision of this Lease or the application thereof to any person or
circumstance shall be invalid or unenforceable to any extent, the remainder of this Lease and the application of such provisions to other persons or circumstances shall not be affected thereby and shall be enforced to the greatest extent permitted
by law.

O. EXHIBITS.

All
exhibits attached to this Lease are a part hereof and are incorporated herein by reference and all provisions of such exhibits shall constitute agreements, promises and covenants of this Lease.

P. CAPTIONS.

The captions and headings
used in this Lease are for convenience only and in no way define or limit the scope, interpretation or content of this Lease.

Q.
ATTORNEYS FEES; WAIVER OF JURY TRIAL.

In the event of any action or proceeding between Landlord and Tenant (including an action or
proceeding between Landlord and the trustee or debtor in possession while Tenant is a debtor in a proceeding under any bankruptcy law) to enforce any provision of this Lease, the losing party shall pay to the prevailing party all costs and expenses,
including, without limitation, reasonable attorneys fees and expenses, incurred in such action and in any appeal in connection therewith by such prevailing party. The prevailing party will be determined by the court before whom the
action was brought based upon an assessment of which partys major arguments or positions taken in the suit or proceeding could fairly be said to have prevailed over the other partys major arguments or positions on major disputed issues
in the courts decision. Notwithstanding the foregoing, however, Landlord shall be deemed the prevailing party in any unlawful detainer or other action or proceeding instituted by Landlord based upon any default or alleged default of Tenant
hereunder if (i) judgment is entered in favor of Landlord, or (ii) prior to trial or judgment Tenant pays all or any portion of the rent claimed by Landlord, vacates the Premises, or otherwise cures the default claimed by Landlord.

If Landlord becomes involved in any litigation or dispute, threatened or actual, by or against anyone not a party to this Lease, but arising
by reason of or related to any act or omission of Tenant or any Tenant Party, Tenant agrees to pay Landlords reasonable attorneys fees and other costs incurred in connection with the litigation or dispute, regardless of whether a lawsuit
is actually filed.

IF ANY ACTION OR PROCEEDING BETWEEN LANDLORD AND TENANT TO ENFORCE THE PROVISIONS OF THIS LEASE (INCLUDING AN ACTION OR
PROCEEDING BETWEEN LANDLORD AND THE TRUSTEE OR DEBTOR IN POSSESSION WHILE TENANT IS A DEBTOR IN A PROCEEDING UNDER ANY BANKRUPTCY LAW) PROCEEDS TO TRIAL, TO THE EXTENT PERMITTED BY APPLICABLE LAW,



45



---

LANDLORD AND TENANT HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO A JURY IN SUCH TRIAL. Landlord and Tenant agree that this paragraph constitutes a written consent to waiver of trial by jury within the
meaning of California Code of Civil Procedure Section 631(d)(2), and Tenant does hereby authorize and empower Landlord to file this paragraph and/or this Lease, as required, with the clerk or judge of any court of competent jurisdiction as a
written consent to waiver of jury trial.

R. COUNTERPARTS.

This Lease may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the
same instrument.

ARTICLE 31.

RENEWAL OPTION

A.
Option to Renew. Tenant shall have the option to renew this Lease (the Renewal Option) for one (1) additional term(s) of five (5) years, commencing upon the expiration of the initial Term of this Lease. The Renewal Option
must be exercised, if at all, by written notice given by Tenant to Landlord not earlier later than eighteen (18) full calendar months prior to expiration of the initial Term of this Lease and not later than fifteen (15) full calendar
months prior to expiration of the initial Term of this Lease. Notwithstanding the foregoing, at Landlords election, the Renewal Option shall be null and void and Tenant shall have no right to renew this Lease pursuant thereto if on the date
Tenant exercises the option or on the date immediately preceding the commencement of the renewal period (i) the Tenant originally named in this Lease is not in occupancy of at least seventy-five percent (75%) of the rentable square footage
of the Premises then demised hereunder or does not intend to continue to occupy at least seventy-five percent (75%) of the rentable square footage of the Premises then demised hereunder (but intends to assign this Lease or sublease or vacate a
portion of the Premises that would result in such occupancy threshold not be met), or (ii) Tenant is in default of any of its obligations under this Lease; provided, however, that in the case of a monetary default hereunder where
Landlord shall not have previously given Tenant written notice of such default, Landlord may not exercise its election to void Tenants exercise of Tenants renewal option unless Landlord gives written notice of such default to Tenant and
Tenant fails to cure such default within five (5) Business Days thereafter.

B. Terms and Conditions. If Tenant exercises the
Renewal Option, then all of the terms and conditions set forth in this Lease as applicable to the Premises during the initial term shall apply during the renewal term, except that (i) Tenant shall take the Premises in its then as-is
state and condition, (ii) the Monthly Rent payable by Tenant for the Premises shall be ninety-five percent (95%) of the then fair market rent, as defined in Section 31.C. below. The fair market rent shall be mutually agreed upon by
Landlord and Tenant in writing within the thirty (30) calendar day period commencing six (6) months prior to commencement of the renewal period. If Landlord and Tenant are unable to agree upon the fair market monthly rent within said
thirty (30) day period, then the fair market rent shall be established by appraisal in accordance with the procedures set forth in Section 31.E. below



46



---

If the final determination of the fair market rent has not been made prior to the date on which
Tenants obligation to pay Monthly Rent during the renewal term commences, then, from such date until the date the final determination is made (Interim Period), Tenant shall pay estimated Monthly Rent for the Premises at the
rate applicable to the Premises during the month immediately preceding such rent commencement date. Once the final determination of the fair market rent has been made, if the Monthly Rent payable by Tenant for the Premises pursuant to the fair
market rent exceeds the Monthly Rent paid by Tenant during the Interim Period, Tenant shall pay the excess to Landlord concurrently with Tenants next installment of Monthly Rent.

C. Fair Market Rent. Fair market rent shall be as follows:

(i) fair market rent means the annual amount per rentable square foot that a willing tenant would pay and a willing landlord would accept in
arms length negotiations, without any additional inducements, for an extension of a lease of the applicable space on the applicable terms and conditions for the applicable period of time. Fair market rent shall be determined considering the
most recent new direct leases (and market renewals and extensions, if applicable) in the Project, in comparable buildings owned or managed by Landlord that are near the Project, and in other comparable buildings in the Milpitas/North San Jose area.

(ii) In determining the rental rate of comparable space, the parties shall include all escalations and take into consideration the following
concessions:

(A) Rental abatement concessions, if any, being granted to tenants in connection with the
comparable space;

(B) Tenant improvements or allowances provided or to be provided for the comparable space,
taking into account the value of the existing improvements in the Premises, based on the age, quality, and layout of the improvements.

(iii)
If in determining the fair market rent the parties determine that the economic terms of leases of comparable space include a tenant improvement allowance, Landlord may, at Landlords sole option, elect to do the following:

(A) Grant some or all of the value of the tenant improvement allowance as an allowance for the refurbishment of the
Premises; and

(B) Reduce the Base Rent component of the fair market rent to be an effective rental rate that
takes into consideration the total dollar value of that portion of the tenant improvement allowance that Landlord has elected not to grant to Tenant (in which case that portion of the tenant improvement allowance evidenced in the effective rental
rate shall not be granted to Tenant).

D. Minimum Rental. Notwithstanding anything in the foregoing or Section 31.E . below to the
contrary, in no event shall the Base Rent during the renewal period be less than the Base Rent payable by Tenant (for all of the Premises leased hereunder) under this Lease for the calendar month immediately preceding the commencement of the renewal
period (without taking into account any temporary rental abatements then in effect).



47



---

E. Appraisal Procedure. Within fifteen (15) days after the expiration of the thirty (30)-day
period set forth in Section 31.B. for the mutual agreement of Landlord and Tenant as to the fair market rent, each party hereto, at its cost, shall engage a real estate broker to act on its behalf in determining the fair market rent. The
brokers each shall have at least ten (10) years experience with leases in Class A office buildings in the Milpitas/North San Jose area and shall submit to Landlord and Tenant in advance for Landlords and Tenants
reasonable approval the appraisal methods to be used. If a party does not appoint a broker within such fifteen (15)-day period but a broker is appointed by the other respective party, the single broker appointed shall be the sole broker and shall
set the fair mark rent. If the two brokers are appointed by the parties as stated in this paragraph, such brokers shall meet promptly and attempt to set the fair market rent. If such brokers are unable to agree within thirty (30) days after
appointment of the second broker, the brokers shall elect a third broker meeting the qualifications stated in this paragraph within ten (10) days after the last date the two brokers are given to set the fair market rent. Each of the parties
hereto shall bear one-half (1/2) the cost of appointing the third broker and of the third brokers fee. The third broker shall be a person who has not previously acted in any capacity for either party.

The third broker shall conduct his own investigation of the fair market rent, and shall be instructed not to advise either party of his determination of
the fair market rent except as follows: When the third broker has made his determination, he shall so advise Landlord and Tenant and shall establish a date, at least five (5) days after the giving of notice by the third broker to Landlord and
Tenant, on which he shall disclose his determination of the fair market rent. Such meeting shall take place in the third brokers office unless otherwise agreed by the parties. After having initialed a paper on which his determination of fair
market rent is set forth, the third broker shall place his determination of the fair market rent in a sealed envelope. Landlords broker and Tenants broker shall each set forth their determination of fair market rent on a paper, initial
the same and place them in sealed envelopes. Each of the three envelopes shall be marked with the name of the party whose determination is inside the envelope.

In the presence of the third broker, the determination of the fair market rent by Landlords broker and Tenants broker shall
be opened and examined. If the two determinations are identical, such determination shall be the fair market rent, the envelope containing the determination of the fair market rent by the third broker shall be destroyed and the third broker shall be
instructed not to disclose his determination. If either partys envelope is blank, or does not set forth a determination of fair market rent, the determination of the other party shall prevail and be treated as the fair market rent. If the
(2) two determinations are not identical, the envelope containing the third brokers determination shall be opened. If the value determined by the third broker is the average of the values proposed by Landlords broker and
Tenants broker, the third brokers determination of fair market rent shall be the fair market rent. If such is not the case, fair market rent shall be the rent proposed by whichever of Landlords broker or Tenants broker is
closest to the determination of fair market rent by the third broker.



48



---

ARTICLE 32.

RIGHT OF FIRST OFFER

A. First Offer Right; Available Space. Tenant shall have a continuing right of first offer to lease the increment of space on the fifth
(5th) floor of Building 5 shown on Exhibit D attached hereto (such increment, the First Offer Space), if the First Offer Space, in its entirety, shall become available for lease and delivery to Tenant
during the period (the First Offer Period) commencing on the Building 3 and 4 Commencement Date and ending on the date that is eighteen (18) months prior to the then scheduled expiration date of the Term of this Lease. The
First Offer Space shall not be deemed available for lease if the tenant under an expiring lease of such space desires to renew or extend its lease (whether pursuant to a right or option or pursuant to new arrangements entered into with
Landlord) or if any tenant of the Building exercises an option or right of first offer or refusal or other right to lease such space, which option or right has been granted prior to the date of this Lease. Upon First Offer Space becoming available
for lease, Landlord shall notify Tenant in writing of such availability prior to leasing the space to any other party, which notice shall mention the actual or estimated availability date of the First Offer Space and shall set forth the rentable
square footage of such space, as calculated in accordance with the standard of measurement that Landlord currently utilizes for the Project, which is a modified BOMA standard; provided, however, that Landlord shall have no obligation to deliver any
such availability notice prior to one (1) year prior to the estimated availability date. For a period of ten (10) Business Days after receipt of such notice, Tenant shall have a right to elect to lease such First Offer Space. If Tenant
does not elect to lease the First Offer Space within such period, Landlord shall have the right to lease the First Offer Space, as a whole or in any number of increments to any third party or parties for a term and on such other conditions as
Landlord may determine in Landlords sole discretion and all rights of Tenant under this Paragraph 54 shall thereafter cease and forever terminate as respects that First Offer Space unless and until the First Offer Space, in its entirety, shall
again become available for lease within the meaning of this Article 32.

B. Terms and Conditions. Upon Tenants
election to lease the First Offer Space, Landlord and Tenant shall promptly enter into an amendment of this Lease, adding such First Offer Space to the Premises on all the terms and conditions set forth in this Lease as to the Premises originally
demised under this Lease, except that (i) the term of the lease to Tenant of the First Offer Space shall commence upon the date on which the First Offer Space is delivered to Tenant and shall continue co-terminously with the remaining term
hereof and any extension thereof, (ii) the Base Rent payable by Tenant for the First Offer Space shall be the fair market rent for such space, as provided for below, (iii) Tenants Share with respect to the First Offer Space shall be
calculated based on the rentable square footage of the First Offer Space, as set forth in Landlords availability notice, as a percentage of the rentable square footage of Building 5, as set forth in Article 1 above, and (iv) Tenant shall
take the First Offer Space in its then as is condition. The fair market rent for the First Offer Space shall be mutually agreed upon by Landlord and Tenant in writing within the thirty (30) day period commencing with Tenants
exercise of the option to lease the First Offer Space, but no sooner than six (6) months prior to the date the First Offer Space is to be added to this Lease. For purposes of this Article 32, the term fair market rent shall have the
meaning set forth in Section 31.C. above. If Landlord and Tenant are unable to agree upon the fair market monthly



49



---

rent within such thirty (30) day period, then the fair market monthly rent shall be established by appraisal in accordance with the procedures set forth in Article 32 above. If the fair
market rent for the First Offer Space has not been established prior to the date the First Offer Space is to be added to this Lease, then Tenant shall pay as minimum Base Rent for the First Offer Space the amount produced by multiplying the rentable
square footage of the First Offer Space by the average of the monthly rental rate per rentable square foot payable by Tenant for the then Premises leased under this Lease for the calendar month immediately preceding the date the First Offer Space is
added to this Lease (without taking into account any temporary rental abatements then in effect). If the fair market rent, as subsequently determined, exceeds the rent paid by Tenant for the First Offer Space during the period prior to the date the
fair market rent was determined, Tenant shall pay the deficiency to Landlord within thirty (30) days after such determination, and if the fair market rent, as subsequently determined, is less than the rent so paid by Tenant, Landlord shall
credit Tenants overpayment against Tenants next accruing Monthly Rent obligations with respect to the Premises.

If Tenant shall
exercise the right of first offer granted herein, Landlord does not guarantee that the First Offer Space will be available on the stated availability date for the lease thereof, if the then existing occupants of the First Offer Space shall hold
over, or delivery is delayed for any other reason beyond Landlords reasonable control. In such event, as Tenants sole recourse, rent with respect to the First Offer Space shall be abated until Landlord lawfully delivers the same to
Tenant.

C. Limitation on Tenants Right of First Offer. Notwithstanding the foregoing, if on the date of exercise of the right of
first offer, or the date immediately preceding the date the Lease term for the First Offer Space is to commence, (i) Tenant is in default under this Lease, or (ii) the Tenant originally named herein (a) is not in occupancy of the
entire Premises then leased under this Lease or (b) does not intend to occupy the entire Premises then leased under this Lease, together with the entire First Offer Space (but intends to assign this Lease or sublease or vacate the Premises or
the First Offer Space in whole or part), then, at Landlords election, Tenant shall have no right to lease the First Offer Space and the exercise of the right of first offer shall be null and void; provided, however, that in the case of a
monetary default hereunder where Landlord shall not have previously given Tenant written notice of such default, Landlord may not exercise its election to void Tenants exercise of Tenants right of first offer unless Landlord gives
written notice of such default to Tenant and Tenant fails to cure such default within five (5) Business Days thereafter.

D.
Reconfiguration of Building 5 Premises. In the event that Tenant shall not exercise its right of first offer to lease the First Offer Space as set forth above, or in the event that the existing tenant of the First Offer Space shall continue to
lease the same after the expiration of Tenants existing sublease of the Building 5 Premises, at Landlords election by at least ninety (90) days prior written notice to Tenant, Landlord may recapture and delete from the
Premises demised to Tenant pursuant to this Lease the portion of the Building 5 Premises shown on Exhibit E attached hereto (the Deleted Building 5 Premises). If Landlord exercises any option to sublet or to terminate, any
costs of separately demising from the Building 5 Premises from the Deleted Building 5 Premises shall be borne by Landlord. Prior to the recapture date set forth in Landlords notice, Tenant shall vacate the Deleted Building 5 Premises, remove
its furniture, fixtures and equipment therefrom, and otherwise surrender the same to Landlord in the condition required under this Lease (as if the recapture date were the termination date originally set forth under this Lease as respects the
Deleted Building 5 Premises).



50



---

ARTICLE 33.

ROOFTOP SPACE

Landlord
recognizes that Tenant may, during the term of this Lease, desire to install, at Tenants sole cost and expense, antennae and/or communication dishes on the roof of the Building. Upon Tenants request, Landlord will endeavor in good faith
to provide suitable space to Tenant for such purpose, provided that such space is available to Landlord, and that such use is permitted by all applicable Laws, and provided further that Landlord and Tenant agree, after good faith negotiations, as to
the terms, covenants and conditions applicable to Tenants lease of any such space, including, without limitation, the costs payable by Tenant in connection with its installation and maintenance of its equipment on such space, except that there
shall not be any monthly rent or other monthly fee payable by Tenant for such space. In the event any such space is leased by Tenant, the terms, covenants and conditions applicable thereto shall be set forth in an amendment to this Lease approved
and executed by Landlord and Tenant.

IN WITNESS WHEREOF, and intending to be legally bound hereby, the parties have
duly executed this Lease as of the date set forth on the top of the cover page hereof.



|                                     |  |                        |  |         |  |     |  |  |  |       |  | 
|------------------------------------ |  | ---------------------- |  | ------- |  | --- |  |  |  | ----- |  | 
|Landlord:                            |  |                        |  | Tenant:
|                                     | 
|MRTP, LLC,                           |  | INTERSIL CORPORATION, 
|a Delaware limited liability company |  | a Delaware corporation
|                                     |  |                        |  |        
|By:                                  |  |                        |  |         |  | By: |  | 
|                                     |  |                        |  |         |  |    
|                                     |  | Name:                  |  |         |  |     |  |  |  | Name: |  | 
|                                     |  |                        |  |         |  |    
|                                     |  | Title                  |  |         |  |     |  |  |  | Title |  | 



51



---

Certificate of Tenant

(If A Corporation or Partnership)

I,
, Secretary ofIntersil Corporation, a Delaware Corporation, Tenant, hereby certify that the officers executing
the foregoing Lease on behalf of Tenant is/are duly authorized to act on behalf of and bind the Tenant.

|                 |  |  |  |          
|---------------- |  |  |  | ---------
|                 |  | 
|(Corporate Seal) |  |  |  |          
|                 |  |  |  | Secretary



Date: , 2010



52



---

SCHEDULE 1

MONTHLY RENT SCHEDULE

Building 3 and 4 Premises:



|                |  |              |           
|--------------- |  | ------------ | ----------
|Period          |  | Monthly Rent
|Rent Year One   |  | $            | 148,938.42
|Rent Year Two   |  | $            | 153,406.57
|Rent Year Three |  | $            | 158,008.77
|Rent Year Four  |  | $            | 162,749.03
|Rent Year Five  |  | $            | 167,631.50
|Rent Year Six   |  | $            | 172,660.45
|Rent Year Seven |  | $            | 177,840.26
|Rent Year Eight |  | $            | 183,175.47
|Rent Year Nine  |  | $            | 188,670.73
|Rent Year Ten   |  | $            | 194,330.86

Rent Year One shall
be the period commencing on the Building 3 and 4 Rent Commencement Date and ending on the last day of the sixth (6th) full calendar month thereafter, and each succeeding Rent Year shall be the twelve (12) full calendar month
period after the prior Rent Year, except that the final Rent Year shall in any event end on the Expiration Date. The Building 3 and 4 Rent Commencement Date shall mean the date that is one hundred eighty (180) days after the
Building 3 and 4 Commencement Date.

Building 5 Premises:



|                                              |  |              |          
|--------------------------------------------- |  | ------------ | ---------
|Period                                        |  | Monthly Rent
|November 1, 2013 - balance of Rent Year Four: |  | $            | 36,103.70
|Rent Year Five:                               |  | $            | 37,186.81
|Rent Year Six                                 |  | $            | 38,302.42
|Rent Year Seven                               |  | $            | 39,451.49
|Rent Year Eight                               |  | $            | 40,635.03
|Rent Year Nine                                |  | $            | 41,854.08
|Rent Year Ten                                 |  | $            | 43,109.71



1



---

EXHIBIT A

Plans Showing Premises and Project



1



---

EXHIBIT A-1

Plan or Description of the Land



1



---

EXHIBIT B

Buildings Rules and Regulations

1. The sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors or halls of the Building shall not be obstructed or encumbered
or used for any purpose other than ingress and egress to and from the premises demised to any tenant or occupant. Tenant shall lend its full cooperation to keep such areas free from all obstruction and in a clean and good condition and shall move
all supplies, furniture and equipment as soon as received. Landlord retains the right to control all public and other areas not specifically designated as the Premises, provided nothing herein shall be construed to prevent access to the Premises or
the common areas of the Project by Tenant or Tenants invitees.

2. No awnings or other projection shall be attached to the outside walls
or windows of the Building without the prior consent of Landlord. 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 demised to any tenant or occupant, without the
prior consent of Landlord. Such awnings, projections, curtains, blinds, shades, screens or other fixtures must be of a quality, type, design and color, and attached in a manner, approved by Landlord.

3. No sign, advertisement, object, notice or other lettering shall be exhibited, inscribed, painted or affixed on any part of the outside or inside of
the premises demised to any tenant or occupant of the Building without the prior consent of Landlord. Interior signs on doors and directory tables, if any, shall be of a size, color and style approved by Landlord.

4. 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, nor shall any bottles, parcels, or other articles be placed on any window sills.

5. No show
cases or other articles shall be put in front of or affixed to any part of the exterior of the Building, nor placed in the halls, corridors, vestibules or other public parts of the Building.

6. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no
sweepings, rubbish, rags, or other substances shall be thrown therein. No tenant shall bring or keep, or permit to be brought or kept, any inflammable, combustible, explosive or hazardous fluid, materials, chemical or substance in or about the
premises demised to such tenant.

7. No tenant or occupant shall mark, paint, drill into, or in any way deface any part of the Building or the
premises demised to such tenant or occupant. No boring, cutting or stringing of wires shall be permitted, except with the prior consent of Landlord, and as Landlord may direct. No tenant or occupant shall install any resilient tile or similar floor
covering in the premises demised to such tenant or occupant except in a manner approved by Landlord.



1



---

8. No bicycles, vehicles or animals (other than licensed guide dogs) of any kind shall be brought into or
kept in or about the premises demised to any tenant. No cooking shall be done or permitted in the Building by any tenant without the approval of the Landlord. Notwithstanding the foregoing, however, Tenant may maintain and use microwave ovens and
equipment for brewing coffee, tea, hot chocolate and similar beverages, provided that Tenant shall (i) prevent the emission of any food or cooking odor from leaving the Premises, (ii) be solely responsible for cleaning the areas where such
equipment is located and removing food related waste from the Premises and the Building, or shall pay Landlords standard rate for such service as an addition to cleaning services ordinarily provided, (iii) maintain and use such areas
solely for Tenants employees and business invitees, not as public facilities, and (iv) keep the Premises free of vermin and other pest infestation and shall exterminate, as needed, in a manner and through contractors reasonably approved
by Landlord, preventing any emission of odors, due to extermination, from leaving the Premises. No tenant shall cause or permit any unusual or objectionable odors to emanate from the premises demised to such tenant.

9. No space in the Building shall be used for manufacturing, for the storage of merchandise, or for the sale of merchandise, goods, or property of any
kind at auction, without the prior consent of Landlord.

10. No tenant shall make, or permit to be made, any unseemly or disturbing noises or
disturb or interfere with other tenants or occupants of the Building or neighboring buildings or premises whether by the use of any musical instrument, radio, television set or other audio device, unmusical noise, whistling, singing, or in any other
way. Nothing shall be thrown out of any doors or window.

11. No additional locks or bolts of any kind shall be placed upon any of the doors
or windows, nor shall any changes be made in locks or the mechanism thereof. Each tenant must, upon the termination of its tenancy, restore to Landlord all keys of stores, offices and toilet rooms, either furnished to, or otherwise procured by, such
tenant. Tenant shall bear the cost of any lock changes or repairs required by Tenant and Tenant shall promptly deliver any new keys to Landlord.

12. All removals from the Building, or the carrying in or out of the Building or the premises demised to any tenant, of any safes, freight, furniture or
bulky matter of any description must take place at such time and in such manner as Landlord or its agents may determine, from time to time. Landlord reserves the right to inspect all freight to be brought into the Building and to exclude from the
Building all freight which violates any of the Rules and Regulations or the provisions of such tenants lease.

13. No tenant shall use
or occupy, or permit any portion of the premises demised to such tenant to be used or occupied, as an office for a public stenographer or typist, or to a barber or manicure shop, or as an employment bureau. No tenant or occupant shall engage or pay
any employees in the Building, except those actually working for such tenant or occupant in the Building, nor advertise for laborers giving an address at the Building.



2



---

14. No tenant or occupant shall purchase spring water, ice, food, beverage, lighting maintenance, cleaning
towels or other like service, from any company or person not approved by Landlord. No vending machines of any description shall be installed, maintained or operated upon the premises demised to any tenant without the prior consent of Landlord.

15. Landlord shall have the right to prohibit any advertising by any tenant or occupant which, in Landlords opinion, tends to impair
the reputation of the Building or its desirability as a building for offices, and upon notice from Landlord, such tenant or occupant shall refrain from or discontinue such advertising.

16. Landlord reserves the right to exclude from the Building, between the hours of 6:00 P.M. and 8:00 A.M. on business days and at all hours on
Saturdays, Sundays and holidays, all persons who do not present a pass to the Building signed by Landlord. Landlord will furnish passes to persons for whom any tenant requests such passes. Each tenant shall be responsible for all persons for whom it
requests such passes and shall be liable to Landlord for all acts of such persons.

17. Each tenant, before closing and leaving the premises
demised to such tenant at any time, shall see that all entrance doors are locked and all windows closed. Corridor doors, when not in use, shall be kept closed.

18. Each tenant shall, at its expense, provide artificial light in the premises demised to such tenant for Landlords agents, contractors and
employees while performing janitorial or other cleaning services and making repairs or alterations in said premises.

19. No premises shall be
used, or permitted to be used for lodging or sleeping, or for any immoral or illegal purposes.

20. The requirements of tenants will be
attended to only upon application at the office of Landlord. Building employees shall not be required to perform, and shall not be requested by any tenant or occupant to perform, and work outside of their regular duties, unless under specific
instructions from the office of Landlord.

21. Canvassing, soliciting and peddling in the Building are prohibited and each tenant and occupant
shall cooperate in seeking their prevention.

22. There shall not be used in the Building, either by any tenant or occupant or by their agents
or contractors, in the delivery or receipt of merchandise, freight, or other matter, any hand trucks or other means of conveyance except those equipped with rubber tires, rubber side guards and such other safeguards as Landlord may require.

23. If the Premises demised to any tenant become infested with vermin, such tenant, at its sole cost and expense, shall cause its premises to
be exterminated, from time to time, to the satisfaction of Landlord, and shall employ such exterminators therefor as shall be approved by Landlord.



3



---

24. No premises shall be used, or permitted to be used, at any time, without the prior approval of Landlord,
as a store for the sale or display of goods, wares or merchandise of any kind, or as a restaurant, shop, booth, bootblack or other stand, or for the conduct of any business or occupation which predominantly involves direct patronage of the general
public in the premises demised to such tenant, or for manufacturing or for other similar purposes.

25. No tenant shall clean any window in
the Building from the outside.

26. No tenant shall move, or permit to be moved, into or out of the Building or the premises demised to such
tenant, any heavy or bulky matter, without the specific approval of Landlord. If any such matter requires special handling, only a qualified person shall be employed to perform such special handling. No tenant shall place, or permit to be placed, on
any part of the floor or floors of the premises demised to such tenant, a load exceeding the floor load per square foot which such floor was designed to carry and which is allowed by law. Landlord reserves the right to prescribe the weight and
position of safes and other heavy matter, which must be placed so as to distribute the weight.

27. In the event that the Building is a
multi-tenant building, Landlord shall provide and maintain an alphabetical directory board in the first floor (main lobby) of the Building and no other directory shall be permitted without the prior consent of Landlord. Each tenant shall be allowed
one line on such board unless otherwise agreed to in writing.

28. With respect to work being performed by a tenant in its premises with the
approval of Landlord, the tenant shall refer all contractors, contractors representatives and installation technicians to Landlord for its supervision, approval and control prior to the performance of any work or services. This provision shall
apply to all work performed in the Building including installation of telephones, telegraph equipment, electrical devices and attachments, and installations of every nature affecting floors, walls, woodwork, trim, ceilings, equipment and any other
physical portion of the Building.

29. Landlord shall not be responsible for lost or stolen personal property, equipment, money, or jewelry
from the premises of tenants or public rooms whether or not such loss occurs when the Building or the premises are locked against entry.

30.
Landlord shall not permit entrance to the premises of tenants by use of pass keys controlled by Landlord, to any person at any time without written permission from such tenant, except employees, contractors, or service personnel directly supervised
by Landlord and employees of the United States Postal Service.

31. Each tenant and all of tenants employees and invitees shall observe
and comply with the driving and parking signs and markers on the Land surrounding the Building, and Landlord shall not be responsible for any damage to any vehicle towed because of noncompliance with parking regulations. Vehicles may not be stored
or parked overnight on the Property parking lot.



4



---

32. Without Landlords prior approval, no tenant shall install any radio or television antenna,
loudspeaker, music system or other device on the roof or exterior walls of the Building or on common walls with adjacent tenants.

33. Each
tenant shall store all trash and garbage within its premises or in such other areas specifically designated by Landlord. No materials shall be placed in the trash boxes or receptacles in the Building unless such materials may be disposed of in the
ordinary and customary manner of removing and disposing of trash and garbage and will not result in a violation of any law or ordinance governing such disposal. All garbage and refuse disposal shall be only through entryways and elevators provided
for such purposes and at such times as Landlord shall designate.

34. The use of skateboards, scooters, roller blades, roller skates, etc. is
not permitted on the Property, including the basketball courts.

PARKING RULES

1. Parking areas shall be used only for parking by vehicles no longer than full size, passenger automobiles, pickup trucks and sport utility vehicles.
Tenant and its employees shall park automobiles within the lines of the parking spaces.

2. Tenant shall not permit or allow any vehicles that
belong to or are controlled by Tenant or Tenants employees, suppliers, shippers, customers, or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities. Users of the parking area will obey
all posted signs and park only in the areas designated for vehicle parking.

3. Parking stickers and parking cards, if any, shall be the
property of Landlord and shall be returned to Landlord by the holder thereof upon termination of the holders parking privileges. Landlord may require Tenant and each of its employees to give Landlord a commercially reasonable deposit when a
parking card or other parking device is issued. Landlord shall not be obligated to return the deposit unless and until the parking card or other device is returned to Landlord. Tenant will pay such replacement charges as is reasonably established by
Landlord for the loss of such devices. Loss or theft of parking identification stickers or devices from automobiles must be reported to the parking operator immediately. Any parking identification stickers reported lost or stolen found on any
unauthorized car will be confiscated and the illegal holder will be subject to prosecution.

4. Unless otherwise instructed, every person
using the parking area is required to park and lock his own vehicle. Landlord will not be responsible for any damage to vehicles, injury to persons or loss of property, all of which risks are assumed by the party using the parking area.

5. Intentionally Deleted.

6. The maintenance,
washing, waxing or cleaning of vehicles in the parking structure or Common Areas is prohibited.



5



---

7. Tenant shall be responsible for seeing that all of its employees, agents and invitees comply with the
applicable parking rules, regulations, laws, and agreements. Parking area managers or attendants, if any, are not authorized to make or allow any exceptions to these Parking Rules and Regulations. Landlord reserves the right to terminate parking
rights for any person or entity that willfully refuses to comply with these rules and regulations.

8. Every driver is required to park his
own car. Tenant agrees that all responsibility for damage to cars or the theft of or from cars is assumed by the driver, and further agrees that Tenant will hold Landlord harmless for any such damages or theft.

9. No vehicles shall be parked in the parking areas overnight. The parking area shall only be used for daily parking and no vehicle or other property
shall be stored in a parking space.

10. Any vehicle parked by Tenant, its employees, contractors or visitors in a reserved parking space or
in any area of the parking area that is not designated for the parking of such a vehicle may, at Landlords option, and without notice or demand, be towed away by any towing company selected by Landlord, and the cost of such towing shall be
paid for by Tenant and/or the driver of said vehicle.

Landlord reserves the right at any time to reasonably change or rescind any one or more
of these Rules and Regulations, or to make such other and further reasonable and nondiscriminatory Rules and Regulations as in Landlords judgment may from time to time be necessary for the management, safety, care and cleanliness of 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 tenant, 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. Landlord, however,
shall apply such Rules and Regulations in a nondiscriminatory manner. Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them.



6



---

EXHIBIT C

Commencement Date Confirmation

Reference is hereby made to that certain Lease dated as of
, 2010 (the Lease) between MRTP, LLC, a Delaware limited
liability company (Landlord), and INTERSIL CORPORATION, a Delaware corporation (Tenant). Landlord and Tenant do hereby confirm that the Building 3 and 4 Commencement Date under the Lease occurred on March 1,
2010. The Lease is now in full force and effect, and as of the date hereof, Landlord has fulfilled all of its obligations under the Lease to be performed through the date hereof. Tenants obligation to pay Base Rent under the Lease commences on
, Tenants obligation to pay Operating Expenses and Taxes under the Lease commences on the
Building 3 and 4 Commencement Date, and the Term of the Lease shall terminate on
, which date constitutes the Expiration Date under the Lease.

Dated as of: March 1, 2010.



|                                     |  |                        |  |  |  |     |  |  |  |       |  | 
|------------------------------------ |  | ---------------------- |  |  |  | --- |  |  |  | ----- |  | 
|Landlord:                            |  | Tenant:               
|                                     | 
|MRTP, LLC,                           |  | INTERSIL CORPORATION, 
|a Delaware limited liability company |  | a Delaware corporation
|                                     |  |                        |  | 
|By:                                  |  |                        |  |  |  | By: |  | 
|                                     |  |                        |  |  |  |    
|                                     |  | Name:                  |  |  |  |     |  |  |  | Name: |  | 
|                                     |  |                        |  |  |  |    
|                                     |  | Title                  |  |  |  |     |  |  |  | Title |  | 



---

EXHIBIT D

FIRST OFFER SPACE



---

EXHIBIT E

DELETED BUILDING 5 PREMISES