Standard Industrial/Commercial Multi-Tenant Lease-Net, dated 02/08/2006



 Exhibit 10.21 
 *** Text Omitted and Filed Separately 
 Confidential Treatment Requested 
 Under 17 C.F.R. §§ 200.80(b)(4) 
 and 230.406 
 STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE – NET 
 AIR COMMERCIAL REAL ESTATE ASSOCIATION DOCUMENT TITLE 
 1. Basic Provisions (“Basic Provisions”). 
 1.1 Parties: This Lease (“Lease”), dated for
reference purposes only February 8, 2006, is made by and between THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation (“Lessor”) and MASIMO CORPORATION, a Delaware corporation (“Lessee”),
(collectively the “Parties”, or individually a “Party”). 
 1.2(a) Premises: That certain portion of
the Project (as defined below), including all improvements therein or to be provided by Lessor under the terms of this Lease, commonly known by the street address of 50 Parker, located in the City of Irvine, County of Orange, State of California,
with zip code 92618, as outlined on Exhibit “A” attached hereto (“Premises”) and generally described as (describe briefly the nature of the Premises): 50,235 square foot building within Parker Irvine Business
Center. In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas (as defined in Paragraph 2.7 below) as hereinafter specified, but shall not have any
rights to the roof, exterior walls or utility raceways of the building containing the Premises (“Building”) or to any other buildings in the Project. The Premises, the Building, the Common Areas, the land upon which they are
located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Project.” (See also Paragraph 2) 
 1.2(b) Parking: 200 unreserved vehicle parking spaces (“Unreserved Parking Spaces”); and 0 reserved vehicle parking spaces (“Reserved Parking Spaces”). (See also Paragraph 2.6)

 1.3 Term: four (4) years and one (1) months (“Original Term”) commencing March 1, 2006
(“Commencement Date”) and ending March 31, 2010 (“Expiration Date”). (See also Paragraph 3) 
 1.4 Early Possession: February 13, 2006 (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 
 1.5 Base Rent: $[...***...] per month (“Base Rent”), payable on the first (1st) day of each month commencing February 1, 2006. (See also Paragraph 4) 
 x If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. See Paragraph 57 of the Lease
Addendum. 
  

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 1.6 Lessee’s Share of Common Area Operating Expenses: twelve and 3/10 percent
(12.3%) (“Lessee’s Share”), calculated based upon the square footage of the Premises in relation to the total square footage of the Project, as the same may change from time to time. 
 1.7 Base Rent and Other Monies Paid Upon Execution: 
 (a) Base Rent: $[...***...] for the period February 1-28, 2006. 
 (b) Common Area
Operating Expenses: $[...***...] for the period February 1 – 28, 2006. 
 (c) Security Deposit: $[...***...]
(“Security Deposit”). (See also Paragraph 5) 
 (d) Other: $
            for            . 
 (e) Total Due Upon Execution of this Lease: $[...***...] 
 1.8 Agreed Use: General
office, research and development, light manufacturing, warehousing and similar uses that comply with Applicable Laws. (See also Paragraph 6) See paragraphs 52.1 through 52.8 of Lease Addendum. 
 1.9 Insuring Party. Lessor is the “Insuring Party”. (See also Paragraph 8) 
 1.10 Real Estate Brokers: (See also Paragraph 15) 
 (a) Representation: The following real estate brokers (the “Brokers”) and brokerage relationships exist in this transaction (check applicable boxes): 
 x William A. Budge, Inc. represents Lessor exclusively (“Lessor’s Broker”); 
 x Travers Realty Corp. represents Lessee exclusively (“Lessee’s Broker”); or 
  ̈
                         represents both Lessor and Lessee (“Dual Agency”). 
 (b) Payment to Brokers: Upon execution and delivery of this Lease by both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in
a separate written agreement. 
 1.11 Guarantor. The obligations of the Lessee under this Lease are to be guaranteed by None
(“Guarantor”). (See also Paragraph 37) 
  

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 1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda consisting of
Paragraphs 50 through and 75 and Exhibits ”A” through “E”, all of which constitute a part of this Lease. 
 2.
Premises. 
 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the
rental, and upon all of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used in calculating Rent, is an approximation which the
Parties agree is reasonable and any payments based thereon are not subject to revision whether or not the actual size is more or less. 
 2.2
Condition. Lessor shall deliver that portion of the Premises contained within the Building (“Unit”) to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs
(“Start Date”), and, so long as the required service contracts described in Paragraph 7.1(b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the existing
electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in good
operating condition on said date and that the structural elements of the roof, bearing walls and foundation of the Unit shall be free of material defects. If a non-compliance with such warranty exists as of the Start Date, or if one of such systems
or elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in this Lease, promptly after receipt of written notice from
Lessee setting forth with specificity the nature and extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense. The warranty periods shall be as follows: (i) 6 months as to the HVAC systems, and
(ii) 30 days as to the remaining systems and other elements of the Unit. If Lessee does not give Lessor the required notice within the appropriate warranty period, correction of any such non-compliance, malfunction or failure shall be the
obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls – see Paragraph 7). 
 2.3 Compliance. Lessor warrants that the improvements on the Premises and the Common Areas comply with the building codes that were in effect at
the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws, covenants or restrictions of record, regulations, and ordinances in effect on the Start Date (“Applicable Requirements”).
Said warranty does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible for determining whether
or not the Applicable Requirements, and especially the zoning, are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not comply with said warranty, Lessor
shall, except as otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. If Lessee does not give Lessor written
notice of a non-compliance with this warranty within 6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense. If the 

  


					
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Applicable Requirements are hereafter changed so as to require during the term of this Lease the construction of an addition to or an alteration of the Unit,
Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement or other physical modification of the Unit, Premises and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of
such work as follows: 
 (a) Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the
specific and unique use of the Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however that if such Capital Expenditure is required during the last 2 years of
this Lease and the cost thereof exceeds 6 months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice that Lessor has elected
to pay the difference between the actual cost thereof and the amount equal to 6 months’ Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such Capital Expenditure and deliver to
Lessor written notice specifying a termination date at least 90 days thereafter. Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital
Expenditure. 
 (b) If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as,
governmentally mandated seismic modifications), then Lessor and Lessee shall allocate the obligation to pay for the portion of such costs reasonably attributable to the Premises pursuant to the formula set out in Paragraph 7.1(d); provided,
however, that if such Capital Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease
upon 90 days prior written notice to Lessee unless Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to
terminate, and fails to tender its share of any such Capital Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance
Lessor’s share, or if the balance of the Rent due and payable for the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice
to Lessor. 
 (c) Notwithstanding the above, (i) the provisions concerning Capital Expenditures are intended to apply only to
non-voluntary, unexpected, and new Applicable Requirements, and (ii) Lessor shall have no obligation after the Start Date to comply with applicable requirements of the Americans with Disabilities Act or similar state or federal requirements, or
other building codes and regulations, all of which after the Start Date shall be the obligation of Lessee. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or
modification to the Premises then, and in that event, Lessee shall be fully responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease. 
 2.4 Acknowledgements. Lessee acknowledges that: (a) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the
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and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (b) Lessee
has made such investigation as it deems necessary with reference to such matters and assumes all responsibility therefor as the same relate to its occupancy of the Premises, and (c) neither Lessor, Lessor’s agents, nor Brokers have made
any oral or written representations or warranties with respect to said matters other than as set forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning
Lessee’s ability to honor the Lease or suitability to occupy the Premises, and (ii) it is Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 
 2.5 Lessee as Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no force or effect if immediately prior to the
Start Date Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any necessary corrective work. 
 2.6 Vehicle Parking. Lessee shall be entitled to use the number of Unreserved Parking Spaces and Reserved Parking Spaces specified in Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by
Lessor for parking. Lessee shall not use more parking spaces than said number. Said parking spaces shall be used for parking by vehicles no larger than full-size passenger automobiles or pick-up trucks, herein called “Permitted Size
Vehicles.” Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9. No vehicles other than Permitted Size Vehicles may be parked in the Common Area without the prior
written permission of Lessor. Lessor’s use of the Parking Spaces and the loading areas shall be without additional charge throughout the Term (as the same may be extended by Lessee’s exercise of its extension option pursuant to
Paragraph 60 of the Lease Addendum) for the parking, loading and unloading of vehicles by Lessee, its officers, employees, guests, invitees, suppliers, shippers and contractors. 
 (a) Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers, customers,
contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities. 
 (b) Lessee
shall not service or store any vehicles in the Common Areas. 
 (c) If Lessee permits or allows any of the prohibited activities described in
this Paragraph 2.6, then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately
payable upon demand by Lessor. 
 2.7 Common Areas – Definition. The term “Common Areas” is defined as all areas
and facilities outside the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the general non-exclusive
use of Lessor, Lessee and other tenants of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways and
landscaped areas. 
  


					
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 2.8 Common Areas – Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee
and its employees, suppliers, shippers, contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any
rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas
be deemed to include the right to store any property, temporarily or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at
any time. In the event that any unauthorized storage shall occur then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall
be immediately payable upon demand by Lessor. 
 2.9 Common Areas – Rules and Regulations. Lessor or such other person(s) as
Lessor may appoint shall have the exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”)
for the management, safety, care, and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their
invitees. Lessee agrees to abide by and conform to all such Rules and Regulations, and to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the
non-compliance with said Rules and Regulations by other tenants of the Project. Any and all rules and regulations adopted and/or modified by Lessor from time to time with respect to the Building or the Project shall (a) be in writing,
(b) be in all respects consistent with the rules and regulations adopted by other comparable industrial projects generally, (c) not materially interfere with Lessee’s use of the Premises, (d) not impose discriminatory burdens or
restrictions on Lessee, and (e) not be enforced in a discriminatory manner against Lessee. 
 2.10 Common Areas – Changes.
Lessor shall have the right, in Lessor’s sole discretion, from time to time: 
 (a) To make changes to the Common Areas, including,
without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways;

 (b) To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available;

 (c) To designate other land outside the boundaries of the Project to be a part of the Common Areas; 
 (d) To add additional buildings and improvements to the Common Areas; 
  


					
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 (e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to
the Project, or any portion thereof; and 
 (f) To do and perform such other acts and make such other changes in, to or with respect to the
Common Areas and Project as Lessor may, in the exercise of sound business judgment, deem to be appropriate. Notwithstanding the foregoing, Lessor shall not have the right to make material changes to the Common Areas unless (i) Lessee shall at
all times have reasonable access to the Premises and the parking facilities, (ii) such changes shall not reduce the number of parking spaces provided to Lessee, or cause a relocation of said spaces in any material way, and (iii) any such
other land and improvements that Lessor may add to the Common Areas shall have a reasonable and functional relationship to the Project. 
 3. Term.

 3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3.

 3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to pay
Base Rent shall be abated for the period of such early possession. All other terms of this Lease (including but not limited to the obligations to pay Lessee’s Share of Common Area Operating Expenses, Real Property Taxes and insurance premiums
and to maintain the Premises) shall, however, be in effect during such period. Any such early possession shall not affect the Expiration Date. 
 3.3 Delay In Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession as
agreed, Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until it receives possession of the
Premises. If possession is not delivered within 60 days after the Commencement Date, Lessee may, at its option, by notice in writing within 20 days after the end of such 60 day period, cancel this Lease, in which event the Parties
shall be discharged from all obligations hereunder. If such written notice is not received by Lessor within said 20 day period, Lessee’s right to cancel shall terminate. Except as otherwise provided, if possession is not tendered to Lessee
by the Start Date and Lessee does not terminate this Lease, as aforesaid, any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would
otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. 
 3.4 Lessee
Compliance. Lessor shall not be required to tender possession of the Premises to Lessee until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be
required to perform all of its obligations under this Lease from and after the Start Date, including the payment of Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee
is required to perform any other conditions prior to or concurrent with the Start Date, the Start Date shall occur but Lessor may elect to withhold possession until such conditions are satisfied. 
  


					
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 4. Rent. 
 4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are deemed to be rent (“Rent”). 
 4.2 Common Area Operating Expenses. Lessee shall pay to Lessor during the term hereof, in addition to the Base Rent, Lessee’s Share (as
specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following provisions: 
 (a) “Common Area Operating Expenses” are defined, for purposes of this Lease, in Paragraph 67 of the Lease Addendum. 
 (b) Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other building in
the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically attributable to the
Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project. 
 (c) The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation upon Lessor to either have said improvements or facilities or to
provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of them. 
 (d) Lessee’s Share of Common Area Operating Expenses shall be payable by Lessee within 10 days after a reasonably detailed statement of actual
expenses is presented to Lessee. At Lessor’s option, however, an amount may be estimated by Lessor from time to time of Lessee’s Share of annual Common Area Operating Expenses and the same shall be payable monthly or quarterly, as Lessor
shall designate, during each 12 month period of the Lease term, on the same day as the Base Rent is due hereunder. Lessor shall deliver to Lessee within 60 days after the expiration of each calendar year a reasonably detailed statement
showing Lessee’s Share of the actual Common Area Operating Expenses incurred during the preceding year. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year exceed Lessee’s Share as indicated on such
statement, Lessor shall credit the amount of such over-payment against Lessee’s Share of Common Area Operating Expenses next becoming due. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year were less than
Lessee’s Share as indicated on such statement, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement. 
 4.3 Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or deduction (except
as specifically permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month.
Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of 

  


					
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a payment which is less than the amount then due shall not be a waiver of Lessor’s rights to the balance of such Rent, regardless of Lessor’s
endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay to Lessor the sum of $25 in addition to any late charges which may
be due. 
 5. Security Deposit. Lessee shall deposit with Lessor upon execution hereof the Security Deposit as security for Lessee’s faithful
performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Breaches this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or
compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of the Security Deposit, Lessee shall within 10 days after written request therefor
deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within 14 days after the expiration
or termination of this Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent, and otherwise within 30 days after the Premises have been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion
of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. 
 6. Use. 
 6.1 Use. Subject to all of the
covenants and restrictions set forth in this Lease, Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable thereto, and for no other purpose. Lessee shall not use or permit the use of
the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Lessor shall not unreasonably withhold or delay its consent to any written request
for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical systems therein, will not materially increase the risk of contamination with
Hazardous Substances, and/or is not significantly more burdensome to the Premises. If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation
of Lessor’s objections to the change in the Agreed Use. 
  


					
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 6.2 Hazardous Substances. See Paragraph 56 of the Lease Addendum. 
 (a) Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee
is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to Lessor’s rights under
Paragraph 56 of the Lease Addendum and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s expense,
in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $[...***...], whichever is greater, give written notice to
Lessee, within 30 days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 120 days following the date of such notice; provided,
however, that Landlord’s termination right shall exist only in the event the Hazardous Substances Condition poses a risk to the continued use and occupancy of the Premises. In the event Lessor elects to give a termination notice, Lessee may,
within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the then monthly Base
Rent or $[...***...], whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and
Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall
terminate as of the date specified in Lessor’s notice of termination. 
 6.3 Lessee’s Compliance with Applicable
Requirements. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire
insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers and/or consultants which relate in any manner to the Premises, without regard to whether said requirements are now in effect or become effective after the
Start Date. Lessee shall, within 10 days after receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements
specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of
Lessee or the Premises to comply with any Applicable Requirements. 
  

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 6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in
Paragraph 30) and consultants shall have the right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by
Lessee with this Lease. The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a contamination is found to exist or be imminent, or the inspection is requested or ordered by a governmental
authority. In such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to the violation or contamination. Except in the event of an emergency, in which event Lessor shall
give Lessee as much advance notice as is practicable, Lessor shall give Lessee at least 24 hours advance notice, and Lessee may require that Lessor and all agents and other representatives of Lessor be accompanied by a representative of Lessee
during any such inspection. 
 7. Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations. 
 7.1 Lessee’s Obligations. 
 (a)
In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with Applicable Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation),
Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive use, no matter where located), and Alterations in good order, condition and repair (whether or not the portion of the
Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such
portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical, lighting facilities, boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls,
ceilings, roof membrane, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee, in keeping the Premises in good order, condition and repair, shall
exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1(b) below. Lessee’s obligations shall include restorations, replacements or
renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair. 
 (b) Service Contracts. Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with copies to Lessor, in customary form and substance for, and with contractors specializing and experienced in the maintenance of
the following equipment and improvements, if any, if and when installed on the Premises: (i) HVAC equipment. Lessor, at Lessor’s sole cost and expense, shall have the right to conduct an annual inspection of the HVAC system. 
 (c) Failure to Perform. If Lessee fails to perform Lessee’s obligations under this Paragraph 7.1, Lessor may enter upon the Premises
after 20 days’ prior written notice to Lessee (except in the case of an emergency, in which case as much notice as is practicable shall be required), perform such obligations on Lessee’s behalf, and put the Premises in good order,
condition and repair, and Lessee shall promptly reimburse Lessor for the cost thereof. 
  


					
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 (d) Replacement. Subject to Lessee’s indemnification of Lessor as set forth in
Paragraph 8.7 below, and without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if the replacement of an item described in Paragraph 7.1(b) is required to be
capitalized for federal income tax purposes, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease,
on the date on which Base Rent is due, an amount required to fully amortize such cost based upon the useful life thereof for federal income tax purposes using an interest rate calculated at two percent (2%) above the Treasury Bill Rate with a
term reasonably equal to such useful life. Lessee may, however, prepay its obligation at any time. 
 7.2 Lessor’s Obligations.
Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement
pursuant to Paragraph 4.2, shall keep in good order, condition and repair the foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection
systems, fire hydrants, parking lots, walkways, parkways, driveways, landscaping, fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense
pursuant to Paragraph 4.2. Lessor shall not be obligated to paint the exterior or interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises. Lessee expressly
waives the benefit of any statute now or hereafter in effect to the extent it is inconsistent with the terms of this Lease. 
 7.3 Utility
Installations; Trade Fixtures; Alterations. 
 (a) Definitions. The term “Utility Installations” refers to all
floor and window coverings, air lines, power panels, electrical distribution, security and fire protection systems, communication systems, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term “Trade
Fixtures” shall mean Lessee’s machinery and equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility
Installations or Trade Fixtures, whether by addition or deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor
pursuant to Paragraph 7.4(a). 
 (b) Consent. Lessee shall not make any Alterations or Utility Installations to the Premises
without Lessor’s prior written consent. Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible from the
outside, do not involve puncturing, relocating or removing the roof, the roof membrane, or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 3 month’s Base Rent in the
aggregate or a sum equal to one month’s Base Rent in any one year. Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor.
Lessor may, as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved by Lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent 

  


					
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of the Lessor shall be presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee’s: (i) acquiring
all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and (iii) compliance with all conditions of said permits and other Applicable
Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and
specifications. For work, other than Lessee’s initial build out of the Premises, which costs an amount in excess of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount
equal to 150% of the estimated cost of such Alteration or Utility Installation. Lessor agrees that it shall not unreasonably withhold, delay or condition consent, and that such consent shall be deemed given if Lessor shall not object to such
Alterations within twenty (20) days of receipt of such notice from Lessee together with the plans and specifications for the proposed Alteration. Notwithstanding anything to the contrary in this Lease, the prior written consent of Lessor shall
not be required for (i) nonstructural Alterations that do not materially affect the Building’s mechanical systems and do not cost for a single Alteration or related series of Alterations more than Fifty Thousand Dollars ($50,000.00),
(ii) the installation of trade fixtures, and (iii) the installation of storage systems and racks in the warehouse portion of the Premises. 
 (c) Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured
by any mechanic’s or materialman’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than 10 days notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the
right to post notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy
any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a surety bond in an amount equal to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor
against liability for the same. If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and costs only if Lessee is not diligently and in good faith contesting such lien or demand (as determined by
means of binding arbitration in accordance with the Commercial Arbitration Rules of the American Arbitration Association) and lessee has not provided the bond or other security required by this paragraph. Notwithstanding anything to the contrary in
this Paragraph 7.3(c), except for work performed by Lessor on behalf of Lessee, all mechanics’ liens filed by a contractor, subcontractor, materialman or laborer of Lessor or Lessor’s property manager shall be discharged by Lessor, and
Lessee shall have no responsibility for the discharge of the same. 
 7.4 Ownership; Removal; Surrender; and Restoration. 

(a) Ownership. Subject to Lessor’s right to require removal or elect ownership as hereinafter provided, all Alterations and Utility
Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility Installations,
effective as of the expiration or earlier termination of this Lease. Except as 

  


					
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provided in paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease,
become the property of Lessor and be surrendered by Lessee with the Premises. 
 (b) Removal. Lessor may require that any or all
Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease. Lessor may require the removal at any time of all or any part of any Lessee Owned Alterations or Utility Installations made without the
required consent. Notwithstanding anything to the contrary in the Lease, at the time an Alteration is made by Lessee, including Lessee’s initial build out, or concurrently with Lessee’s request for Lessor’s consent to an Alteration,
Lessee may request that Lessor specify whether such Alteration must be removed upon the expiration or earlier termination of this Lease. If Lessor fails to respond to this request in writing within twenty (20) days, then Lessor shall be deemed
to have elected to allow such Alteration to remain in the Premises upon the expiration or termination of this Lease. 
 (c) Surrender;
Restoration. Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of
repair, ordinary wear and tear and damage from condemnation and casualty excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the
foregoing, if this Lease is for 12 months or less, then Lessee shall surrender the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned
by the installation, maintenance or removal of Trade Fixtures, Lessee owned Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee. Lessee shall also completely
remove from the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee, or Lessee’s agents, employees, contractors or representatives even if such removal would require Lessee to perform or pay for work that
exceeds statutory requirements. Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of
Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 
 8. Insurance; Indemnity. 
 8.1 Payment of Premiums. The cost of the premiums for the insurance policies required to be carried by Lessor, pursuant to Paragraphs 8.2(b),
8.3(a) and 8.3(b), shall be a Common Area Operating Expense. Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding Start Date or Expiration Date.

 8.2 Liability Insurance. See paragraph 68 of the Lease Addendum. 
 8.3 [Intentionally omitted in the original.] 
 8.4 [Intentionally omitted in the original.] 
  


					
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 8.5 Insurance Policies. Insurance required herein shall be by companies duly licensed or admitted
to transact business in the state where the Premises are located, and maintaining during the policy term a “General Policyholders Rating” of at least B+, V, as set forth in the most current issue of “Best’s Insurance Guide,”
or such other rating as may be required by a Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such
insurance or certificates evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor. Lessee shall, at least 30 days
prior to the expiration of such policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable
by Lessee to Lessor upon demand. Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be
carried by it, the other Party may, but shall not be required to, procure and maintain the same. Lessee may, at its option, satisfy any or all of its insurance obligations under this Lease with any so-called “blanket” policy or policies of
insurance now or hereafter carried and maintained by Lessee; provided, however, that the coverage afforded by such policy or policies shall not be reduced or diminished by reason of the use of such blanket policy or policies. 
 8.6 Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the other, and waive
their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by the amount of
insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee, as the case
may be, so long as the insurance is not invalidated thereby. 
 8.7 Indemnity. Except for Lessor’s active negligence or willful
misconduct, Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens,
judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is brought against Lessor
by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any
such claim in order to be defended or indemnified. Lessor shall indemnify, protect, defend and hold Lessee harmless from any and all claims, damages, judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities
arising out of involving, or in connection with the breach of this Lease by Lessor and/or the active negligence or willful misconduct of Lessor and its agents, contractors and employees in the Common Area and/or the Project. If any action or
proceeding is brought against Lessee by reason of any of the foregoing matters, Lessor shall upon notice defend the same at Lessor’s expense by counsel reasonably satisfactory to Lessee and Lessee shall cooperate with Lessor in such defense.
Lessee need not have first paid any such claim in order to be defended or indemnified. 
  


					
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 8.8 Exemption of Lessor from Liability. Except for Lessor’s active negligence or willful
misconduct, Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such
damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any
other cause, whether the said injury or damage results from conditions arising upon the Premises or upon other portions of the Building, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of
any other tenant of Lessor nor from the failure of Lessor to enforce the provisions of any other lease in the Project; provided, however, Lessor shall not be relieved from liability from the active negligence or willful misconduct of Lessor or its
agents, contractors and/or employees. Notwithstanding Lessor’s negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or profit therefrom. 
 9. Damage or Destruction. 
 9.1 Definitions.

 (a) “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises, other than Lessee
Owned Alterations and Utility Installations, which can reasonably be repaired in 180 days or less from the date of the damage or destruction. Lessor shall notify Lessee in writing within 60 days from the date of the damage or destruction
as to whether or not the damage is Partial or Total. 
 (b) “Premises Total Destruction” shall mean damage or destruction to
the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 180 days or less from the date of the damage or destruction. Lessor shall notify Lessee
in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 
 (c)
“Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance
described in Paragraph 8.3(a) [NOTE: deleted paragraph], irrespective of any deductible amounts or coverage limits involved. 
 (d) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and
upgrading required by the operation of Applicable Requirements, and without deduction for depreciation. 
 (e) “Hazardous Substance
Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises. 
 9.2 Partial Damage – Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense,
repair such damage (but not Lessee’s Trade 

  


					
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Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect;
provided, however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $5,000 or less, and, in such event, Lessor shall make any applicable insurance proceeds available to
Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage in
proceeds as and when required to complete said repairs. Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to
Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs if made by either Party. 
 9.3 Partial Damage – Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or willful
act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full force and
effect, or (ii) if the cost to repair exceeds six (6) months Base Rent, terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination
shall be effective 60 days following the date of such notice. In the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of
Lessee’s commitment to pay for the repair of such damage without reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease
shall continue in full force and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date
specified in the termination notice. 
 9.4 Total Destruction. Notwithstanding any other provision hereof, (i) if a Premises
Total Destruction occurs, this Lease shall terminate 60 days following such Destruction, and (ii) in the event the required repairs to the Premises are not completed within ten (10) months from the date of the casualty, Lessee shall
have the right to terminate this Lease sixty (60) days after delivery of written notice to Lessor of its election to so terminate, which election shall only be effective if Lessor thereafter fails to complete the repair of the Premises with a
60-day period following receipt of said termination notice from Lessee. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except
as provided in Paragraph 8.6. 
 9.5 Damage Near End of Term. If at any time during the last 6 months of this Lease there is
damage for which the cost to repair exceeds one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination
notice to Lessee within 30 days after the date of occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessor may elect to terminate
this Lease only if the cost to repair exceeds six (6) month’s Base Rent, in which event Lessee may preserve this Lease by, (a) exercising such option and (b) providing Lessor with any 

  


					
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shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days
after Lessee’s receipt of Lessor’s written notice purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with
funds (or adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and
effect. If Lessee fails to exercise such option and provide such funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 
 9.6 Abatement of Rent; Lessee’s Remedies. 
 (a) Abatement. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the
period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s use of the Premises is impaired, but not to exceed the proceeds received from the Rental Value insurance,
the collection of which proceeds Lessor agrees to diligently pursue. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or restoration
except as provided herein. 
 (b) Remedies. If Lessor shall be obligated to repair or restore the Premises and does not commence, in a
substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any Lenders of
which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice and such repair or restoration is not commenced within
30 days thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect. “Commence” shall
mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 
 9.7 Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent and any other
advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then required to be, used by Lessor. 
 9.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction of the Premises
with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 
  


					
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 10. Real Property Taxes. 
 10.1 Definition. As used herein, the term “Real Property Taxes” shall include any form of assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than
inheritance, personal income or estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business
of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference to the Project address and where the proceeds so generated are to be applied by the city, county or other local taxing authority
of a jurisdiction within which the Project is located. The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring during the term of this
Lease, including but not limited to, a change in the ownership of the Project or any portion thereof or a change in the improvements thereon. In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate tax
year shall be included in the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common. 
 10.2 Payment of Taxes. Lessor shall pay the Real Property Taxes applicable to the Project, and except as otherwise provided in
Paragraph 10.3, any such amounts shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. 
 10.3 Additional Improvements. Common Area Operating Expenses shall not include Real Property Taxes specified in the tax assessor’s records and work sheets as being caused by additional improvements placed
upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor at the time Common Area Operating Expenses are payable under
Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee or at Lessee’s request. 
 10.4 Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to the Building shall be an equitable proportion
of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the assessor’s work sheets or such other information
as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 
 10.5 Personal
Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the
Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any
of Lessee’s said property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable
to Lessee’s property. 
  


					
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 11. Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other
utilities and services supplied to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.2, if at any time in Lessor’s reasonable judgment, Lessor determines that Lessee is using a disproportionate
amount of water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase in the size of the dumpster and/or an increase in the number of times per month that the
dumpster is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs. 
 12. Assignment and Subletting.

 12.1 Lessor’s Consent Required. See paragraphs 53.1 through 53.7 of the Lease Addendum. 
 13. Default; Breach; Remedies. 
 13.1
Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms, covenants, conditions or Rules and Regulations under this Lease. A “Breach” is defined as the
occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period: 
 (a)
[Intentionally omitted in the original.] 
 (b) The failure of Lessee to make any payment of Rent or any Security Deposit required to
be made by Lessee hereunder, whether to Lessor or to a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure
continues for a period of 3 business days following written notice to Lessee. 
 (c) The failure by Lessee to provide
(i) reasonable written evidence of compliance with Applicable Requirements within twenty (20) days after Lessor’s request therefor and three (3) business days, after delivery of written notice from Lessor, Lessee has not provided
such written evidence within said 20-day period, (ii) the service contracts within twenty (20) days Lessor’s requires therefor and three (3) business days after delivery of written notice from Lessor that Lessee has not provided
said service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate in accordance with Paragraph 71 within three (3) business days after the delivery of written notice that
Lessee has not provided an Estoppel Certificate within the time period required in Paragraph 71, (v) a requested subordination in accordance with Paragraph 30 of this Lease within three (3) business days after the delivery
of written notice that Lessee has not provided a subordination agreement complying with the requirements of this Lease within the time period set forth in Paragraph 30, any document requested under Paragraph 41 (easements), or any other
documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a period of 20 days following written notice to Lessee and three (3) business days after
delivery of written notice from Lessor that Lessee has not provided such documents or information within twenty (20) days after Lessor’s request therefor. 
  


					
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 (d) A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the
rules adopted under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1(a), (b) or (c), above, where such Default continues for a period of 30 days after written notice; provided, however, that if the nature of
Lessee’s Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter diligently prosecutes such cure to
completion. 
 (e) The occurrence of any of the following events: (i) the making of any general arrangement or assignment for the
benefit of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within 60 days);
(iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30 days;
or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days; provided,
however, in the event that any provision of this subparagraph (e) is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 
 (f) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 
 (g) If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the termination of a
Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s refusal to honor the
guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance or security,
which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 
 13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 20 days after written notice (or in case of an
emergency involving imminent danger of personal injury or material damage to property, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably
required bonds, insurance policies, or governmental licenses, permits or approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee upon receipt of invoice therefor. If any check given to Lessor by Lessee
shall not be honored by the bank upon which it is drawn twice in any twelve (12) month period, Lessor, at its option, may require all future payments to be made by Lessee to be by cashier’s check. In the event of a Breach, Lessor may, with
or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach: 
 (a) Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender 

  


					
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possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid Rent which had been earned at the time of
termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been
reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and
(iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result
therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing
commission and tenant improvements construction costs paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately
preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages
caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to
recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not
previously given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by
Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease
entitling Lessor to the remedies provided for in this Lease and/or by said statute. 
 (b) Continue the Lease and Lessee’s right to
possession and recover the Rent as it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s
interests, shall not constitute a termination of the Lessee’s right to possession. 
 (c) Pursue any other remedy now or hereafter
available under the laws or judicial decisions of the state wherein the Premises are located. The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any
indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 
 13.3 Inducement Recapture. Any agreement for free or abated rent or other charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for
Lessee’s entering into this Lease, all of which concessions are hereinafter referred to as “Inducement Provisions”, shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and
conditions of this Lease. Upon Breach of this Lease by Lessee, any such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement 

  


					
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or consideration theretofore abated, given or paid by Lessor under such an Inducement Provision shall be immediately due and payable by Lessee to Lessor,
notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this Paragraph shall not be deemed a waiver by Lessor of the provisions of this
Paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 
 13.4 Late Charges. Lessee hereby
acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and
accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within 10 days after such amount shall be due, then, without any requirement for notice to Lessee,
Lessee shall pay to Lessor a one-time late charge equal to 6% of each such overdue amount or $100, whichever is greater; provided, however, notwithstanding the foregoing, Lessee shall not be liable for a late charge on the first or second late
payment (beyond the above 10-day grace period) in any twelve-month period. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such
late charge by Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. 
 13.5 Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled payments (such
as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled payments, or the 31st day after it was due as to non-scheduled payments. The
interest (“Interest”) charged shall be equal to the prime rate reported in the Wall Street Journal as published closest prior to the date when due plus 4%, but shall not exceed the maximum rate allowed by law. Interest is payable in
addition to the potential late charge provided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 
 (a) Notice of Breach. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform an obligation
required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose name and address shall have been furnished Lessee in writing for such
purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably required for its performance, then
Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 
 (b) Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach within 30 days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to
completion, then Lessee may elect to cure said breach at Lessee’s expense and offset from Rent an amount equal to the greater of one month’s Base Rent or the Security Deposit, and to pay an excess of such expense under 

  


					
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protest, reserving Lessee’s right to reimbursement from Lessor. Lessee shall document the cost of said cure and supply said documentation to Lessor.

 14. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of
said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than 10% of the floor area of the Unit, or
more than 25% of Lessee’s Reserved Parking Spaces, is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written notice of such taking (or in the
absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with
the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee
shall be entitled to any compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and
Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease
is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 
 15. Brokerage Fees.

 15.1 [Intentionally omitted in the original.] 
 15.2 [Intentionally omitted in the original.] 
 15.3 Representations and Indemnities of Broker
Relationships. Lessee and Lessor each represent and warrant to the other that it has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named
Brokers is entitled to any commission or finder’s fee in connection herewith. Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be
claimed by any such unnamed broker, finder or other similar party by reason of any dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto. 
 16. Estoppel Certificates. See paragraphs 54, 71, and 72 of the Lease Addendum. 
 17. Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the
Lessee’s interest in the prior lease. In the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by
Lessor. Except as provided in Paragraph 15, upon such transfer or 

  


					
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assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or
covenants under this Lease thereafter to be performed by the Lessor, provided that the new Lessor assumes in writing for the benefit of Lessee the obligations under this Lease of Lessor. Subject to the foregoing, the obligations and/or covenants in
this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. Notwithstanding the above, and subject to the provisions of Paragraph 20 below, the original Lessor under this Lease, and all subsequent
holders of the Lessor’s interest in this Lease shall remain liable and responsible with regard to the potential duties and liabilities of Lessor pertaining to Hazardous Substances as outlined in Paragraph 6.2 above. 
 18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any
other provision hereof. 
 19. Days. Unless otherwise specifically indicated to the contrary, the word “days” as used in this Lease
shall mean and refer to calendar days. 
 20. Limitation on Liability. Subject to the provisions of Paragraph 17 above, the obligations of Lessor
under this Lease shall not constitute personal obligations of Lessor, the individual partners of Lessor or its or their individual partners, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of
Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its or their individual partners, directors, officers or shareholders, or any of their
personal assets for such satisfaction. 
 21. Time of Essence. Time is of the essence with respect to the performance of all obligations to be
performed or observed by the Parties under this Lease. 
 22. No Prior or Other Agreements; Broker Disclaimer. This Lease contains all agreements
between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying
solely upon, its own investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Brokers have no responsibility with respect
thereto or with respect to any default or breach hereof by either Party. The liability (including court costs and attorneys’ fees), of any Broker with respect to negotiation, execution, delivery or performance by either Lessor or Lessee under
this Lease or any amendment or modification hereto shall be limited to an amount up to the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s liability shall not be applicable
to any gross negligence or willful misconduct of such Broker. 
 23. Notices. 
 23.1 Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in person (by
hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage 

  


					
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prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this Paragraph 23. The addresses noted
adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice, except that upon Lessee’s taking
possession of the Premises, the Premises shall constitute Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter
designate in writing. 
 23.2 Date of Notice. Any notice sent by registered or certified mail, return receipt requested, shall be
deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given three (3) business days after the same is addressed as required
herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantee next day delivery shall be deemed given 24 hours after delivery of the same to the Postal Service or courier. Notices
transmitted by facsimile transmission or similar means shall be deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via delivery or mail. If notice is
received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. 
 24. Waivers. No waiver by Lessor of the
Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition
hereof. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to
enforce the provision or provisions of this Lease requiring such consent. The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or damages due
Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before
the time of deposit of such payment. 
 25. Disclosures Regarding The Nature of a Real Estate Agency Relationship. 
 (a) When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from the outset understand
what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows: 
 (i) Lessor’s Agent. A Lessor’s agent under a listing agreement with the Lessor acts as the agent for the Lessor only. A Lessor’s
agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessor. To the Lessee and the Lessor: (a) Diligent exercise of
reasonable skills and care in performance of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property
that are not known to, or within the diligent attention and 

  


					
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observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not
involve the affirmative duties set forth above. 
 (ii) Lessee’s Agent. An agent can agree to act as agent for the Lessee only.
In these situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has the following affirmative
obligations. To the Lessee: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: (a) Diligent exercise of reasonable skills and care in performance of the
agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent
attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 
 (iii) Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate licenses, can
legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both the Lessor
and the Lessee: (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee. (b) Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or (ii). In
representing both Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in the listing or that the Lessee is
willing to pay a higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read all
agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. 
 (b) Brokers have no responsibility with respect to any default or breach hereof by either Party. The liability (including court costs and attorneys’
fees), of any Broker with respect to any breach of duty, error or omission relating to this Lease shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s
liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 (c) Buyer and Seller agree to identify to
Brokers as “Confidential” any communication or information given Brokers that is considered by such Party to be confidential. 
 26. No Right To
Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee. If Lessee
nonetheless retains possession of the Premises after the expiration or earlier termination of the Term, then such occupancy shall be on a month-to-month basis with a Base Rent equal to one hundred 

  


					
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twenty-five percent (125%) of the Base Rent payable by Lessee under this Lease for the period immediately prior to the termination or expiration of this
Lease. In the event that such occupancy exceeds sixty (60) days, then the Base Rent shall be increased effective the sixty-first (61st) day to one hundred fifty percent (150%) of the Base Rent payable for the period immediately
prior to the expiration or termination of the Lease and Lessor may exercise any and all remedies available at law or in equity in connection with such occupancy, including without limitation the commencement of proceedings to regain possession of
the Premises. 
 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with
all other remedies at law or in equity. 
 28. Covenants and Conditions; Construction of Agreement. All provisions of this Lease to be observed or
performed by Lessee are both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context, the singular
shall include the plural and vice versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 
 29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed by the
laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 
 30. Subordination; Attornment; Non-Disturbance. 
 30.1 Subordination. Subject to the
provisions of this Article 30.1, this Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “Security
Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions thereof. Lessee agrees that the holders of any such Security Devices (in this
Lease together referred to as “Lender”) shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may elect to have this Lease and/or any Option granted hereby superior to the
lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof. 

30.2 Attornment. In the event that Lessor transfers title to the Premises, or the Premises are acquired by another upon the foreclosure or
termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new owner, and upon request, enter into a new lease, containing all of the
terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of such new owner, this Lease shall automatically become a new Lease between Lessee and such new owner, upon all of the terms and
conditions hereof, for the remainder of the term hereof, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of Lessor’s obligations hereunder, except that such new owner
shall not: (a) be liable for any act or omission of any prior lessor or 

  


					
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with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or defenses which Lessee might have against any prior
lessor; (c) be bound by prepayment of more than one month’s rent; or (d) be liable for the return of any security deposit paid to any prior lessor. Notwithstanding the foregoing, such owner shall not be excused from curing, or
released from liability for existing defaults that are of an ongoing or recurring nature, but such owner’s liability shall be limited to damages arising after the date of transfer. 
 30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s subordination of
this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and
this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, concurrently with Lessor’s execution of this Lease, Lessor
shall use its commercially reasonable efforts to obtain and deliver to Lessee a commercially reasonable Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor is
unable to provide the Non-Disturbance Agreement by such time, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement. 
 30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents;
provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31. Attorneys’ Fees. If any Party or Broker brings an action
or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party” shall include, without
limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys’ fees
award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred
in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence
for such services and consultation). 
 32. Lessor’s Access; Showing Premises; Repairs. Upon at least twenty four (24) hours prior written
notice (except in the even of emergency, in which event as much prior notice as is practicable shall be given by Lessor), and further provided that Lessor (or its representative) may be accompanied by an employee of Lessee. Lessor and Lessor’s
agents shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times 

  


					
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for the purpose of showing the same to prospective purchasers, lenders, or tenants, and making such alterations, repairs, improvements or additions to the
Premises as Lessor may deem necessary. All such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the exterior of the Premises any ordinary “For Sale” signs and, provided that
Tenant has not exercised any options that it may have to extend the term of this Lease, Lessor may during the last 6 months of the term hereof place on the exterior of the Premises any ordinary “For Lease” signs. Lessee may at
any time place on the Premises any ordinary “For Sublease” sign. 
 33. Auctions. Lessee shall not conduct, nor permit to be
conducted, any auction upon the Premises without Lessor’s prior written consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction. 
 34. Signs. Within thirty (30) days after the expiration or earlier termination of this Lease, at Lessee’s sole cost and expense, Lessee shall remove all
signage installed by Lessee and repair damage to the Building caused by such removal. Lessee shall have the right to install at Lessee’s sole cost and expense, signage on the Premises and the Building, subject to and to the extent permitted by
Applicable Requirements. 
 35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of
this Lease by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to
continue any one or all existing subtenancies. Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have
such event constitute the termination of such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a
Party is required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’
and other consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous Substance,
shall be paid by Lessee upon receipt of an invoice and supporting documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor
shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s
consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given. In the event that either Party disagrees
with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following such request.

  


					
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 37. Guarantor. 
 37.1 Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the AIR Commercial Real Estate Association, and each such Guarantor shall have the same obligations
as Lessee under this Lease. 
 37.2 Default. It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon
request to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its
board of directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or written confirmation that the guaranty is still in effect. 
 38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants, conditions and provisions on Lessee’s part to be
observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 
 39.
Options. See paragraph 60 of the Lease Addendum. 
 40. Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder
does not include the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and
their property from the acts of third parties. 
 41. Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of
Lessee, such easements, rights and dedications that Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights,
dedications, maps, restrictions, and utility raceways do not unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. 
 42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the provisions
hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of
said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much thereof as
it was not legally required to pay. 
 43. Authority. If either Party hereto is a corporation, trust, limited liability company, partnership, or
similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each party shall, within 30 days after request, deliver to
the other party satisfactory evidence of such authority. 
  


					
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 44. Conflict. Any conflict between the printed provisions of this Lease and the typewritten or handwritten
provisions shall be controlled by the typewritten or handwritten provisions. 
 45. Offer. Preparation of this Lease by either party or their agent
and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 
 46. Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they do not materially
change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises.

 47. Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have joint and
several responsibility to comply with the terms of this Lease. 
 48. Waiver of Jury Trial. The Parties hereby waive their respective rights to trial
by jury in any action or proceeding involving the Property or arising out of this Agreement. 
 49. Mediation and Arbitration of Disputes. An Addendum
requiring the Mediation and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease   ̈  is  x  is not attached to this Lease. 
 LESSOR AND LESSEE HAVE CAREFULLY READ
AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE
ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 
 ATTENTION: NO
REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED
TO: 
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 
 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR
LESSEE’S INTENDED USE. 
  


					
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 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED
TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
 CONTINUED ON NEXT PAGE 
  


					
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 The parties hereto have executed this Lease at the place and on the dates specified above their respective signatures.

  

													
	Executed at:	 	  
	 		 	EXECUTED AT: IRVINE, CA
	On:	 	  
	 		 	On: FEB. 10, 2006
							
	BY LESSOR:	 		 		 		 	BY LESSEE:	 		 	
			
	THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation	 		 	 Masimo Corporation,
 a Delaware
corporation

					
	 By:   
	 	NORTHWESTERN INVESTMENT a	 		 	By:	 	 /s/ Yongsam Lee

		 	MANAGEMENT COMPANY, LLC,	 		 	Name Printed:	 	YONGSAM LEE
		 	Wisconsin limited liability company, its	 		 	Title:	 	Exec. VP, OPS
		 	wholly-owned affiliate and authorized	 		 		 		 	
		 	agent	 		 	By:	 	  

		 		 		 	Name Printed:	 	  

	By:	 	 /s/ Don Morton
  
	 		 	Title:	 	  

	Name Printed:	 	  
	 		 	Address:	 	  

	Title:	 	  
	 		 	  

		 		 		 		 	  

	By:	 	  
	 		 		 		 	
	Name Printed:	 	  
	 		 	Telephone:	 	(        )	 	  

	Title:	 	  
	 		 	Facsimile:	 	(        )	 	  

	Address:	 	  
	 		 	Federal ID No.	 	  

	  
	 		 		 		 	
	  
	 		 		 		 	
							
	Telephone:	 	(        )	 	  
	 		 		 		 	
	Facsimile:	 	(        )	 	  
	 		 		 		 	
	Federal ID No.	 	  
	 		 		 		 	
							
	BROKER:	 		 		 		 	BROKER:	 		 	
	  
  
	 		 	  

	  
	 		 	  

					
	Att:	 	  
	 		 	Att:	 	  

	Title:	 	  
	 		 	Title:	 	  

	Address:	 	  
	 		 	Address:	 	  

	  
	 		 	  

							
	Telephone:	 	(        )	 	  
	 		 	Telephone:	 	(        )	 	  

	Facsimile:	 	(        )	 	  
	 		 	Facsimile:	 	(        )	 	  

	Federal Id No.	 	  
	 		 	Federal Id No.	 	  


  


					
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 These forms are often modified to meet changing requirements of law and needs of the industry. Always write or call to
make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 700 South Flower Street, Suite 600, Los Angeles, CA 90017. (213) 687-8777. 
 ©Copyright 1999 By AIR Commercial Real Estate Association 
 All rights reserved 
 No part of these works may be reproduced in any form without permission in writing 
  


					
		  	- 35 -	  	/ s / YL









 LEASE ADDENDUM 
 (NET LEASE - MULTI-TENANT) 
 50. PREMISES SIZE. Lessor and Lessee acknowledge that they
have stipulated to the area of the Premises and that the actual size of such area is not subject to dispute. Lessee agrees that Lessor shall have no liability in the event that the size of the Premises is other than the amount specified and Lessee
shall have no right to terminate this Lease should such discrepancy be discovered. 
 51. NO PAYMENT TO LESSEE IF LESSEE IN DEFAULT.
In the event of any Breach by Lessee under any provision of this Lease, then notwithstanding any provision of this Lease to the contrary which requires Lessor to make any payment to Lessee, Lessor shall not be obligated to make such payment to
Lessee, but may instead apply the amount of such payment as follows: first, against Rent or Additional Rent past due; second, against any costs incurred by Lessor to cure any Breach by Lessee; and third, the balance, if any, shall be paid to Lessee.

 52. USE OF THE PREMISES. 
 52.1 Compliance. Lessee acknowledges its lease of the Premises is subject to all applicable zoning, municipal, county and state laws, ordinances and regulations governing and regulating the use of the Premises, and any covenants or
restrictions of record, and accepts this Lease subject thereto and to all matters disclosed thereby and by any exhibits attached hereto. Lessee shall not use the Premises in a manner which will in any way conflict with any law, statute, zoning
restriction, ordinance or governmental law, rule, regulation or requirement of any duly constituted public authority having jurisdiction over the Premises now in force or which may hereafter by in force, or any covenants, conditions, easements or
restrictions now or hereafter encumbering the Premises. Lessee shall not commit any public or private nuisance or any other act or thing that might or would unreasonably disturb the quiet enjoyment or any other Lessee of Lessor or any occupant of
nearby property. Lessee shall place no loads upon the floors, walls or ceilings in excess of the maximum designed load specified by Lessor or which may damage the building or outside areas; nor place any harmful liquids in the drainage systems in
violation of Applicable Requirements or other applicable laws, statutes, ordinances, and regulations; nor dump or store waste materials, refuse or other materials or allow such to remain outside the building, except in the enclosed trash areas
provided. 
 52.2 Compliance With Governmental Regulations. Notwithstanding anything to the contrary set forth in this Lease, if and
to the extent modifications or improvements to the structure of the Premises or any portion thereof or to any fire prevention or other emergency system are deemed necessary by any governmental authority or Applicable Law, Lessor shall, subject to
reimbursement pursuant to paragraph 4.2, make such modifications and improvements and Lessee shall cooperate with Lessor in the making of any such modifications or improvements. Notwithstanding the foregoing sentence, Lessor shall not be responsible
for the costs and expenses of such modifications or improvements in the event that such improvements or modifications are required as the result of Lessee’s use of the Premises or conduct including, but not limited to, Lessee’s
alterations, improvements or modifications of the Premises. In the event that any alterations, modifications or improvements undertaken by either party pursuant to 

  


					
		  	- 36 -	  	/ s / YL









 
this Section result in any interruption of the business of Lessee, Lessor shall have no liability to Lessee for such interruption and Lessee shall be limited
to such business interruption insurance coverage, if any, as it may elect to carry. Notwithstanding the foregoing, Lessor shall use commercially reasonable efforts to minimize the disruption to Lessee’s business when performing the repairs and
improvements required pursuant to this Paragraph. 
 52.3 Lessee ADA Obligations. At all times during the term of this Lease, Lessee,
at Lessee’s sole cost and expense, shall cause the Premises, and all alterations and improvements in the Premises, and Lessee’s use and occupancy of the Premises, and Lessee’s performance of its obligations under this Lease, to comply
with the requirements of Title III of the Americans with Disabilities Act of 1990 (42 U.S.C. 12181, et seq., the Provisions Governing Public Accommodations and Services Operated by Private Entities), and all regulations promulgated thereunder, and
all amendments, revisions or modifications thereto now or hereafter adopted or in effect in connection therewith (hereinafter collectively referred to as the “ADA”) and to take such actions and make such alternations and improvements as
are necessary for such compliance; provided, however, that Lessee shall not make any such alterations or improvements except upon Lessor’s prior written consent pursuant to the terms and conditions of this Lease. Notwithstanding the foregoing,
Lessee shall not be required to cure, and Lessor shall be solely responsible for the prompt cure of, any violations of the ADA at the Premises or the Common Areas that are in existence as of the date of this Lease. If Lessee fails to diligently take
such actions or make such alterations or improvements as are required by this Paragraph for such compliance, Lessor may, but shall not be obligated to, take such actions and make such alterations and improvements and may recover all of the actual,
reasonably incurred out-of-pocket costs and expenses of such actions, alterations and improvements from Lessee as additional rent. Notwithstanding anything in this Lease to the contrary, no act or omission of Lessor, including any approval, consent
or acceptance by Lessor or Lessor’s agents, employees or other representatives, shall be deemed an agreement, acknowledgment, warranty or other representation by Lessor that Lessee has complied with the ADA or that any action, alteration or
improvement by Lessee complies or will comply with the ADA or constitutes a waiver by Lessor of Lessee’s obligations to comply with the ADA under this Lease. Notwithstanding anything to the contrary in this Lease, Lessee shall have the right to
contest in good faith, at Lessee’s sole cost and expense, a governmental entity’s or private party’s interpretation of, or enforcement of, the ADA or Applicable Requirements against Lessee or the Premises; provided, however, that
Lessee shall, as a condition to any such contest, indemnify and hold harmless Lessor from any and all cost, liability, and expense associated therewith. 
 52.4 Forklift Restrictions. Asphaltic cement cannot withstand noninflatable forklift tires. In the event the asphalt is damaged by Lessee’s use of a forklift with noninflatable tires, it shall be
Lessee’s obligation to repair the damaged asphaltic cement at Lessee’s sole expense. 
 52.5 Battery Chargers. Battery
charging units not equipped with an automatic shut-off feature can cause substantial and expensive damage to warehouse floors resulting from battery acid spills from over-charged batteries. Lessee acknowledges and agrees that Lessee shall be solely
and fully liable for the expense of repair or replacement of floors within the Premises, including concrete slab floors, required as a result of damage caused by battery charging units. In order to reduce the risk that any such damage shall occur,
all battery charging 

  


					
		  	- 37 -	  	/ s / YL









 
units operated or maintained by Lessee at the Premises shall be equipped with an original equipment automatic shut-off feature, or shall have an after-market
automatic shut-off device added thereto. 
 52.6 Department of Treasury Restrictions. Lessee warrants and represents to Lessor that,
to the actual knowledge of Lessee’s chief financial officer (who Lessee represents and warrants is the officer and employee of Lessee most likely to have such knowledge), Lessee and all persons and entities (i) owning (directly or
indirectly) an ownership interest in Lessee, (ii) whom or which are an assignee of Lessee’s interest in this Lease; (iii) whom or which are a guarantor of Lessee’s obligations under this Lease; or (iv) executing any separate
indemnity agreement in favor of Lessee in connection with this Lease or with the leasing of the Premises: (a) Is not, and shall not become, a person or entity with whom Lessor is restricted from doing business with under regulations of the
Office of Foreign Asset Control (“OFAC”) of the Department of Treasury (including, but not limited to, those named on OFAC’s Specifically Designated and Blocked Persons list) or under any statute, executive order (including, but not
limited to, the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action, (b) is not knowingly engaged in, and shall
not knowingly engage in any dealings or transaction or be otherwise associated with such persons or entities described in clause (a) above; and (c), is not, and shall not become, a person or entity whose activities are regulated by the
International Money Laundering Abatement and Financial Anti-Terrorism Act of 2001 or the regulations or orders thereunder. 
 52.7 Mold
and Mildew Control. Lessee shall use commercially reasonable efforts to prevent the accumulation of mold, mildew or similar conditions at the Premises. Lessee shall provide appropriate climate control in the Premises, and shall not block or
cover any of the heating, ventilation or air-conditioning vents. Lessee shall keep all ice and coffee machines that Lessee places in the Premises in good condition and repair and immediately remove any water discharged or spilled from such ice or
coffee machines. Lessee shall regularly monitor the Premises for the presence of mold or mildew or any conditions that can reasonably be expected to contribute to the growth of mold or mildew and shall immediately report to Lessor (i) any
evidence of mold or mildew in the premises, and (ii) any failure or malfunction in the heating, ventilation and air-conditional system serving the Premises. Lessee shall indemnify and hold Lessor harmless from any cost or expense incurred by
Lessor in order to remove or eradicate any mold, mildew or similar condition at the Premises, but only to the extent caused by Lessee’s use of the Premises or breach of its obligations under this Section 52.7. Lessor acknowledges and
agrees that Lessee shall have no responsibility for mold, mildew or similar conditions in the Premises as of the date of this Lease, which conditions shall be remediated by Lessor at its sole cost and expense, notwithstanding anything in this Lease
to the contrary. 
 52.8 Lender’s Request for Lessor’s Consent. If at any time during the Lease Term, or any extension
thereof, Lessee shall make and enter into any secured financing or other transaction in which a lender to Lessee shall request the consent of the Lessor to the granting of a security interest by Lessee in any assets of Lessee that may be located at
the Premises, together with Lessor’s consent to permit such lender access to the Premises for the purpose of assembling and/or selling any such collateral, Lessor agrees to enter into a Landlord’s Waiver and Consent only in the form
attached hereto as Exhibit “B” (the “Approved Consent Form”). In the event 

  


					
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Lessee requests Lessor to modify the Approved Consent Form or enter into a form provided by Lessee’s Lender, such request shall be in writing and shall
be accompanied by the fee referred to below. As a condition to Lessor’s requirement to consider any request from Lessee for such consent to modify the Approved Consent Form, Lessee shall first pay to Lessor, as Additional Rent, the sum of
$2,500.00 as a fixed fee to compensate Lessor for expenses to be incurred by Lessor in reviewing such request and preparing such Landlord’s Waiver and Consent (whether or not Lessor and Lessee actually execute any such instrument), the parties
hereto agreeing that such sum is a reasonable approximation of the cost of Northwestern’s expenses relating thereto, the exact cost thereof being impractical to determine. Lessee acknowledges and agrees that Lessor is under no obligation
whatsoever to modify such Approved Consent Form or enter into any such agreement on a form supplied by any lender to Lessee, notwithstanding that Lessee has paid to Lessor the $2,500.00 fee referred to above as a condition to Lessor’s
willingness to consider such request. 
 53. ASSIGNMENT AND SUBLETTING. 
 53.1 Consent Required. Lessee shall not, without the prior written consent of Lessor, assign, transfer, convey, mortgage, pledge, hypothecate or
encumber this Lease or any interest herein, sublease the Premises or any part thereof or any right or privilege appurtenant thereto, or permit the use or occupancy of the Premises by any other person other than Lessee and Lessee’s
representatives and invitees. Each of the foregoing acts, transactions and events are sometimes referred to herein as a “Transfer.” The person in whose favor such Transfer is made is sometimes referred to herein as a
“Transferee.” If Lessee shall complete any Transfer without such consent the Transfer shall be void and shall constitute a material default and breach of this Lease by Lessee. This Lease or any interest herein shall not be assignable or
otherwise transferable by operation of law, as to the interest of Lessee, without the prior written consent of Lessor and any such assignment or other Transfer shall be void and shall be a material default and breach of the Lease by Lessee.
Notwithstanding anything in this Lease to the contrary, the provisions of this Paragraph 53.1 shall not apply to, and no approval of Lessor shall be required in the case of the occupancy of any space within the Premises by any licensee or invitee of
Lessee on a temporary basis or for any purpose incidental or related to Lessee’s business (including without limitation performing outsourcing services for Lessee) (an “Outsourcing Transfer”). 
 53.2 Request for Transfer. If at any time during the Lease Term, or any extension thereof, Lessee desires the consent of the Lessor to a Transfer
of this Lease, Lessee’s request to Lessor for such consent shall be in writing and shall include the information and documents described below, hereinafter referred to as “Lessee’s Request for Transfer”. Lessee agrees to pay
Lessor, as Additional Rent, all expenses reasonably incurred by Lessor in reviewing any information in order to determine whether consent to a requested Transfer should be given (whether or not such consent is given) in an amount not to exceed
$500.00, including, but not limited to, costs and expenses incurred for credit investigations, reasonable attorneys’ fees and the costs of preparation of any necessary documents; provided, however, Lessor shall not be entitled to the recovery
of any fee or costs in connection with an Outsourcing Transfer or a Permitted Transfer. The information and documents to be included with Lessee’s Request for Transfer are as follows: 
  


					
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 (a) A statement that Lessee requests consent to the proposed Transfer and the type of Transfer proposed;

 (b) The name of the proposed Transferee; 
 (c) The nature of the use or business to be carried on in the Premises by the proposed Transferee; 
 (d) A
description of the area of the Premises to be covered by the Transfer; 
 (e) The terms and provisions of the proposed Transfer including a
copy of the proposed document of Transfer and any other agreements to be entered into concurrently therewith; 
 (f) Such financial
information as Lessor may reasonably request concerning the proposed Transferee; and 
 (g) To the extent that the proposed Transfer is other
than an assignment or sublease, the information described in (a) through (f) above shall be modified to correspond to the type of Transfer for which consent is requested. 
 53.3 Lessor’s Option. Within twenty (20) days after Lessor’s receipt of Lessee’s Request for Transfer, Lessor may exercise any
one of the options described below by providing written notice to Lessee of Lessor’s election. If for any reason, Lessor fails to give Lessee written notice of Lessor’s election as authorized by this subparagraph 53.3 within the said
twenty (20) day period, Lessor shall be deemed to have elected to consent to the Transfer. The options available to Lessor are as follows: 
 (a) Consent to the requested Transfer (subject in all circumstances to the provisions of subparagraph 53.5, whether or not so expressly stated in the Notice to Lessee setting forth such consent); or 
 (b) Subject to the provisions of subparagraph 53.4 below, withhold consent to the requested Transfer. If Lessor withholds consent, Lessor shall inform
Lessee of the reasons therefor. 
 53.4 Lessor Entitled to Withhold Consent to Transfer in its Reasonable Discretion. Lessor shall not
unreasonably withhold, condition or delay its consent to any Transfer. 
 53.5 Consent Given. Should Lessor consent to a Transfer,
Lessor may impose upon such Transfer reasonable conditions including the following conditions: 
 (a) Lessee completing the negotiations for a
valid and bona fide Transfer to the Transferee identified in Lessee’s Request for Transfer within ninety (90) days after the date of Lessor’s consent and such Transfer being substantially in accordance with all the terms and
provisions contained in Lessee’s Request for Transfer. If for any reason this condition fails, any 

  


					
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consent given by Lessor shall be deemed of no force and effect and Lessee shall be required to again comply with all conditions of this Paragraph 53 as if no
consent had been given. 
 (b) Lessee delivering to Lessor, prior to the earlier of the date the Transfer occurs or the date the Transferee
takes possession of the Premises or any part thereof, executed originals of the document of transfer and any other agreement entered into in connection with such Transfer. If the Transfer is by way of assignment, the form of assignment shall
expressly state that the Transferee assumes all of Lessee’s obligations under this Lease. If the Transfer is by way of sublease, the sublease shall expressly state that: It is subject to the provisions of this Lease; it does not extend beyond
the Termination Date; the sublessee’s right to transfer its interest in the sublease is subject to Lessor’s rights under this Paragraph 53. 
 (c) Lessee paying to Lessor as Additional Rent under this Lease, without affecting or reducing any other obligations of Lessee under this Lease, fifty percent (50%) of any sums of money or other economic
consideration received by Lessee or to be received by Lessee as result of such Transfer in excess of the rent payable by Lessee to Lessor under this Lease (but not any loan proceeds if the Transfer is a bona fide loan), including, but not limited
to: Bonuses, key money or the like; any payment made to Lessee by the Transferee, however denominated, which is attributed to either the amortization of the cost of any improvements made to the Premises which were paid by Lessee and are to be used
by the Transferee, leasing commissions or any additional Lessee improvements (the installation of which shall at all times be subject to the provisions of this Lease); and, if the Transfer is a subletting of only a portion of the Premises, all
rentals, determined on a per square foot basis, whether so denominated or not under the sublease, which exceed the per square foot rental Lessee is to pay under this Lease. All sums due Lessor pursuant to this subparagraph 53.5(c) shall, provided
the Transfer is a subletting, be prorated if the sublease covers less than all of the Premises Area according to the ratio that the Premises area transferred bears to the total Premises area. Notwithstanding the foregoing, prior to the payment of
any amounts to Lessor pursuant to this subparagraph (c), Lessee shall be entitled to deduct from such amounts payable to Lessor pursuant to this Section such reasonable costs and expenses as Lessee actually incurs in obtaining a Transferee, i.e.,
commissions paid to brokers in connection with such transfer, advertising costs paid by Lessee in connection with such Transfer, the cost of any improvements made by Lessee, of its cost, for the Transferee, inducements paid to the Transferee, and
similar items. Lessee shall be obligated, however, to provide evidence to Lessor substantiating such costs and expenses to Lessor’s reasonable satisfaction. The provisions of this subparagraph (c) shall not be applicable to any Permitted
Transfer involving the sale of all or substantially all of the assets or stock of Lessee to a third-party. 
 53.6 Transfer to a Related
Party. The provisions of this Section 53 to the contrary notwithstanding, Lessee shall have the right, without Lessor’s consent, to assign or otherwise transfer this Lease, or to sublet the Premises, in any of the following instances
(each, a “Permitted Transfer”): (i) to any parent, subsidiary or affiliate of Lessee, and (ii) to any successor to Lessee by way of merger, consolidation, sale of substantially all of Lessee’s assets, sale of capital stock
or the like (including without limitation any initial public offering or any trading of the stock of Lessee on any public exchange); provided that Lessor is notified in writing of an assignment prior to the effective date thereof and the assignee
assumes in writing for the direct benefit of Lessor all of Lessee’s obligations under this Lease. 
  


					
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 53.7 No Release of Liability. No Transfer shall release Lessee of its obligations to pay the Rent
and to perform all the other obligations to be performed by Lessee under this Lease. The acceptance of Rent by Lessor from any person shall not be deemed to be the waiver by Lessor of any provision of this Lease or to be a consent to any assignment
or subletting. A consent to one Transfer shall not be deemed to be a consent to any subsequent Transfer. In the event of Breach by a Transferee in the performance of any of the terms of this Lease, Lessor may proceed directly against Lessee without
the necessity of exhausting its remedies against the Transferee. If Lessee enters into a sublease, with or without Lessor’s consent, Lessee shall be deemed to have immediately and irrevocably assigned to Lessor, as security for Lessee’s
obligations under this Lease, all subrent or other sums due to Lessee under the sublease, and Lessor, as assignee and as attorney-in-fact for Lessee, or a receiver for Lessee appointed on Lessor’s application, may collect such subrent or other
sums due and apply it towards Lessee’s obligations under this Lease, except, that, until the occurrence of a Breach by Lessee, Lessee shall have the right to collect such subrent or other sums due. Lessor may, as a condition to Lessor’s
consent to any proposed sublease, require Lessee and the proposed sublessee to enter into an agreement with Lessor whereby the proposed sublessee agrees: To pay subrent or all other sums due directly to Lessor upon notice from Lessor of
Lessee’s Breach; not to pay subrent more than one month in advance, and, notwithstanding Lessor’s receipt of subrent or other sums due, Lessor shall not be liable to the proposed sublessee for anything under the sublease or under this
Lease and Lessor may pursue any remedy available to it under this Lease. 
 54. INTENTIONALLY DELETED. 
 55. LESSEE’S REMEDIES. The obligations of Lessor do not constitute the personal obligation of the individual partners, trustees, directors,
officers or shareholders of Lessor or its constituent partners. If Lessor shall fail to perform any covenant, term or condition of this Lease upon Lessor’s part to be performed, Lessee shall be required to deliver to Lessor written notice of
the same. If, as a consequence of such default, Lessee shall recover a money judgment against Lessor, such judgment shall be satisfied only out of the right, title and interest of Lessor in the Premises and out of Rent or other income from such
property receivable by Lessor or out of consideration received by Lessor from the sale or other disposition of all or any part of Lessor’s right, title or interest in the project of which the Premises are a part, and except for those amounts
that may be expressly recovered pursuant to this Paragraph, no action for any deficiency may be sought or obtained by Lessee. 
 56.
HAZARDOUS SUBSTANCES. 
 (a) For purposes of this Lease, the term “Hazardous Substances” includes (i) any
“hazardous material” as defined in Section 25501(o) of the California Health and Safety Code, (ii) hydrocarbons, polychlorinated biphenyls or asbestos, (iii) any toxic or hazardous materials, substances, wastes or materials
as defined pursuant to any other applicable state, federal or local law or regulation, and (iv) any other substance or matter which may result in liability to any person or entity as result of such person’s possession, use, release or
distribution of such substance or matter under any statutory or common law theory. 
 (b) Lessee shall not cause or permit any Hazardous
Substances to be brought upon, stored, used, generated, released or disposed of on, under, from or about the Premises 

  


					
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(including without limitation the soil and groundwater thereunder) without the prior written consent of Lessor, which consent may be given or withheld in
Lessor’s sole and absolute discretion. Notwithstanding the foregoing, Lessee shall have the right, without obtaining prior written consent of Lessor, to utilize within the Premises a reasonable quantity of standard office products and cleaning
chemicals and materials commonly used in warehouse and light manufacturing environments (such as cleaners and janitorial supplies) that may contain Hazardous Substances (such as photocopy toner, “White Out”, and the like), provided
however, that (i) Lessee shall maintain such products in their original packaging, shall follow all instructions on such packaging with respect to the storage, use and disposal of such products, and shall otherwise comply with all
applicable laws with respect to such products, and (ii) all of the other terms and provisions of this Paragraph 56 shall apply with respect to Lessee’s storage, use and disposal of all such products. Lessor may, in its sole and absolute
discretion, place such conditions as Lessor deems appropriate with respect to Lessee’s use of any such Hazardous Substances, and may further require that Lessee demonstrate that any such Hazardous Substances are necessary or useful to
Lessee’s business and will be generated, stored, used and disposed of in a manner that complies with all applicable laws and regulations pertaining thereto and with good business practices. Lessee understands that Lessor may utilize an
environmental consultant to assist in determining conditions of approval in connection with the storage, generation, release, disposal or use of Hazardous Substances by Lessee on or about the Premises, and/or to conduct periodic inspections of the
storage, generation, use, release and/or disposal of such Hazardous Substances by Lessee on and from the Premises, and Lessee agrees that any costs incurred by Lessor in connection therewith shall be reimbursed by Lessee to Lessor as additional rent
hereunder upon demand only in the event that such inspection or audit concludes that Lessee has breached the requirements of this Lease with respect to Hazardous Substances. 
 (c) Prior to the execution of this Lease, Lessee shall complete, execute and deliver to Lessor an Environmental Questionnaire and Disclosure Statement
(the “Environmental Questionnaire”) in the form of Exhibit “C” attached hereto. The completed Environmental Questionnaire shall disclose all Hazardous Substances Lessee intends to bring upon, store, use, generate, release or
dispose of on, under, from or about the Premises, and shall be deemed incorporated into this Lease for all purposes, and Lessor shall be entitled to rely fully on the information contained therein. Lessor hereby consents to Lessee’s use, in
accordance with the terms and conditions of this Lease, of those substances and materials (even if such substances and materials constitute Hazardous Substances) set forth in Lessee’s Environmental Questionnaire. On each anniversary of the
Commencement Date until the expiration or sooner termination of this Lease, Lessee shall disclose to Lessor in writing the names and amounts of all Hazardous Substances which were stored, generated, used, released and/or disposed of on, under or
about the Premises for the twelve-month period prior thereto, and which Lessee desires to store, generate, use, release and/or dispose of on, under or about the Premises for the succeeding twelve-month period. In addition, to the extent Lessee is
permitted to utilize Hazardous Substances upon the Premises, Lessee shall promptly provide Lessor with complete and legible copies of all the following environmental documents relating thereto: reports filed pursuant to any self-reporting
requirements; permit applications, permits, monitoring reports, emergency response or action plans, workplace exposure and community exposure warnings or notices and all other reports, disclosures, plans or documents (even those which may be
characterized as confidential) relating to water discharges, air pollution, waste generation or disposal, and underground storage tanks for Hazardous Substances; orders, reports, notices, listings and 

  


					
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correspondence (even those which may be considered confidential) of or concerning the release, investigation of, compliance, cleanup, remedial and corrective
actions, and abatement of Hazardous Substances; and all complaints, pleadings and other legal documents filed by or against Lessee related to Lessee’s use, handling, storage, release and/or disposal of Hazardous Substances. 
 (d) Lessor and its agents shall have the right, but not the obligation, to inspect, sample and/or monitor the Premises and/or the soil or groundwater
thereunder at any time to determine whether Lessee is complying with the terms of this Paragraph 56, and in connection therewith Lessee shall provide Lessor with full access to all facilities, records and personnel related thereto, subject to
the restrictions on Lessor’s access set forth in the Lease. Within the 90-day period prior to the expiration of this Lease, or within the 90-day period following the early termination of this Lease as a result of Lessee breach thereof, Lessor,
at Lessor’s cost and expense, shall cause its environmental consultants to undertake a comprehensive environmental audit of the Premises to determine whether Lessee Hazardous Substances are located at the Premises for which Lessee is
responsible under the terms of this Lease. Lessor shall cause such audit to be performed in a manner that does not materially and adversely affect Lessee’s business operations in the Premises. If Lessee, either during the Lease Term or upon the
expiration or earlier termination thereof, is not in compliance with any of the provisions of this Paragraph 56, or in the event of a release of any Hazardous Material on, under or about the Premises caused or permitted by Lessee, its agents,
employees, contractors, licensees or invitees, Lessor and its agents shall have the right at any time, but not the obligation, without limitation upon any of Lessor’s other rights and remedies under this Lease, to immediately enter upon the
Premises without notice and to discharge Lessee’s obligations under this Paragraph 56 at Lessee’s expense, including without limitation the taking of emergency or long-term remedial action and notwithstanding that Lessee may have already
commenced remediation and/or reconstruction activities; provided, however, Lessee shall not be responsible for, or required to remediate (i) any releases of Hazardous Materials or Hazardous Substances caused by the acts or omissions of any of
the Lessor Parties (defined below) or (ii) any Hazardous Substances or Hazardous Materials present at the Premises or the Project as of the date of this Lease. As defined herein, “Lessor Parties” shall mean and refer to Lessor and its
agents, contractors (including their respective subcontractors and suppliers), employees and representatives. Lessor and its agents shall use commercially reasonable efforts to minimize interference with Lessee’s business in connection
therewith, but shall not be liable for any such interference. In addition, Lessor shall have the right, but not the obligation, to join and participate in any legal proceedings or actions initiated in connection with any claims arising out of the
storage, generation, use, release and/or disposal by Lessee or its agents, employees, contractors, licensees, or invitees of Hazardous Substances on, under, from or about the Premises; provided, however, such participation in such legal proceedings
and/or actions shall be at Lessor’s sole cost and expense unless Lessee has failed to participate in such proceedings in good faith and with reasonable diligence in which case Lessee shall reimburse Lessor for reasonable expenses of
Lessor’s counsel. In the event Lessor shall elect to perform Lessee’s obligations in accordance with and subject to this subparagraph, Lessee shall reimburse Lessor all costs and expenses incurred by Lessor within twenty (20) days of
receipt from Lessor of an invoice therefor, accompanied by reasonable evidence of such costs and expenses. Lessor shall have the right to provide such invoices to Lessee monthly during the period of time that Lessor is in the process of performing
such Lessee obligations hereunder in 

  


					
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order to obtain reimbursement from Lessee of costs and expenses incurred by Lessor as of the date of each such invoice. 
 (e) If the presence of any Hazardous Substances on, under, from or about the Premises or the Project caused or permitted by Lessee or its agents,
employees, contractors, licensees or invitees results in (i) injury to any person, (ii) injury to or any contamination of the Premises or the Project, or (iii) injury to or contamination of any real or personal property wherever
situated, Lessee, at its expense, shall promptly commence and diligently complete all actions necessary to return the Premises and the Project and any other affected real or personal property owned by Lessor to the condition existing prior to the
introduction of such Hazardous Substances and to remedy or repair any such injury or contamination, including without limitation, any cleanup, remediation, removal, disposal, neutralization or other treatment of any such Hazardous Substances;
provided, however, Lessee shall not be responsible for the remediation of, or any costs related to, the presence of Hazardous Materials or Hazardous Substances (i) released by the act or omission of any Lessor Parties or (ii) present at
the Premises or the Project as of the date of this Lease. Notwithstanding the foregoing, Lessee shall not, without Lessor’s prior written consent to the remediation and reconstruction activities to be undertaken by Lessee, which consent shall
not be unreasonably withheld, take any remedial action in response to the presence of any Hazardous Substances on, from, under or about the Premises or the Project or any other affected real or personal property owned by Lessor or enter into any
similar agreement, consent, decree or other compromise with any governmental agency with respect to any Hazardous Substances claims (if, however, any consent decree imposes obligations on the Premises surviving the Term, then Lessor may withhold its
consent to such decree in Lessor’s sole good faith discretion); provided however, Lessor’s prior written consent shall not be necessary in the event that the presence of Hazardous Substances on, under or about the Premises or the Project
or any other affected real or personal property owned by Lessor (i) imposes an immediate threat to the health, safety or welfare of any individual and (ii) is of such a nature that an immediate remedial response is necessary and it is not
practicable to obtain Lessor’s consent before taking such action. In the event that the permissible levels or concentrations of Hazardous Substances are subject to ambiguous regulatory standards or different regulatory standards of governmental
agencies having jurisdiction (including without limitation the State of California under Proposition 65), Lessor shall have the right to identify the applicable standard for remediation to which Lessee must adhere in performing its obligations under
this Lease. To the fullest extent permitted by law, Lessee shall indemnify, hold harmless, protect and defend (with attorneys acceptable to Lessor) Lessor and any successors to all or any portion of Lessor’s interest in the Premises and the
Project and any other real or personal property owned by Lessor from and against any and all liabilities, losses, damages, diminution in value, judgments, fines, demands, third party claims, recoveries, deficiencies, costs and expenses (including
without limitation attorneys’ fees, court costs and other professional expenses) (collectively, “Claims”), whether foreseeable or unforeseeable, arising directly or indirectly out of Lessee’s use, generation, storage, treatment,
release, on-site or off-site disposal or transportation of Hazardous Substances (A) on, into, from, under or about the Premises during the Term or (B) on, into, from, under or about the Premises, the Building or the Project and any other
real or personal property owned by Lessor by, Lessee, its agents, employees, contractors or 

  


					
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representatives; provided, however, as to any Claim of only Lessor not involving a third party, the prevailing party shall be entitled to the reimbursement
of its attorney’s fees and litigation costs in accordance with paragraph 31 of the Lease. Lessee shall not be obligated for Lessor’s attorney’s fees unless Lessor is the prevailing party in any legal action or other dispute resolution
process to which Lessor and Lessee are parties in connection with any such Claim. Notwithstanding any provision of this Lease to the contrary, Lessee shall not be required to indemnify, defend, protect or hold Lessor harmless from any Claims
(i) arising in connection with the presence of Hazardous Substances not released on the Premises or the Project by Lessee or its agents, contractors, employees, licensees, invitees, or representatives, (ii) arising in connection with
Hazardous Substances present as of the date of the Lease or migrating to the Premises or the Project from other properties or locations, or (iii) arising in connection with Hazardous Materials released on the Premises or the Project by the act
or omission of any of the Lessor Parties. Such indemnity obligation shall specifically include, without limitation, the cost of any required or necessary repair, restoration, cleanup or detoxification of the Premises, the Building and the Project
and any other real or personal property owned by Lessor, the preparation of any closure or other required plans, whether or not such action is required or necessary during the Term or after the expiration of this Lease and any loss of rental due to
the inability to lease the Premises or any portion of the Building or Project as a result of such Hazardous Material or remediation thereof. If it is at any time discovered that Hazardous Substances have been released on, into, from, under or about
the Premises during the Term, or that Lessee or its agents, employees, contractors, licensees or invitees may have caused or permitted the release of a Hazardous Material on, under, from or about the Premises, the Building or the Project or any
other real or personal property owned by Lessor, and if Lessee is responsible for the remediation of such Hazardous Substances pursuant to the provisions of Paragraph 56, then Lessee shall, at Lessor’s request, immediately prepare and
submit to Lessor a comprehensive plan, subject to Lessor’s approval, specifying the actions to be taken by Lessee to return the Premises, the Building or the Project or any other real or personal property owned by Lessor to the condition
existing as of the date of this Lease. Upon Lessor’s approval of such cleanup plan, Lessee shall, at its expense, and without limitation of any rights and remedies of Lessor under this Lease or at law or in equity, immediately implement such
plan and proceed to cleanup such Hazardous Substances in accordance with all applicable laws and as required by such plan and this Lease. The provisions of this Paragraph 56 shall expressly survive the expiration or sooner termination of this Lease.

  


					
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 57. BASE RENT ADJUSTMENT; ABATEMENT OF BASE RENT. Monthly Base Rent during the Lease Term shall be
adjusted at the times and to the amounts set forth below: 
  

			
	 Month of Lease Term
	  	Monthly Base Rent
	 1 – 12
	  	$[...***...]
	 13 - 24
	  	$[...***...]
	 25 – 36
	  	$[...***...]
	 37 – 48
	  	$[...***...]
	 49
	  	$[...***...]

 Notwithstanding anything to the contrary set forth above, provided that Lessee is not at the time in Breach under
this Lease on or before the time of such abatement, Lessee shall be entitled to abatement of the Base Rent for the second (2nd) through eighth (8th) months of the Lease Term; provided, however, that Lessee shall
continue to be obligated to pay Lessee’s Share of Common Area Operating Expenses, and all other monetary obligations under the Lease, during said months. 
 58. NO RECORDATION. This Lease shall not be recorded. 
 59. FORCE MAJEURE. If either Lessor or
Lessee cannot perform any of its obligations (other than Lessee’s obligation to pay Rent hereunder) due to events beyond such party’s control, the time provided for performing such obligations shall be extended by a period of time equal to
the duration of such events. Events beyond a party’s control include, but are not limited to, acts of God, war, civil commotion, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or
restriction and weather conditions. 
 60. EXTENSION OPTION. Lessee is given the option to extend the Term of this Lease on all of the
terms and conditions of this Lease, except for rent, for one (1) five (5) year period (the “extended term”) following the expiration of the initial Term, by the giving of notice of the exercise of the option (the “option
notice”) to Lessor at least six (6) months, but not more than nine (9) months, before the expiration of the original term or the initial extended term, as the case may be. Notwithstanding the above, Lessee shall have no extension
option if Lessee is in Breach on the date of giving the option notice, in which event the option notice shall be totally ineffective, or if Lessee is in Breach on the date the extended term is to commence, in which event, at the election of Lessor,
the extended term shall not commence and this Lease shall expire at the end of the then effective term. In addition, the option granted hereby is personal to the original Lessee named in paragraph 1.1 of the Lease, and cannot be voluntarily or
involuntarily assigned or exercised by any person or entity other than said original Lessee, except the option may be assigned or transferred to, and exercised by or on behalf of, an assignee 
 * Confidential Treatment Requested 
  


					
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(but not a sublessee), or assignee or sublessee of all of the Premises pursuant to or as part of a Permitted Transfer. Except as provided in the preceding
sentence, the option granted to Lessee hereby is not assignable, either as part of an assignment of this Lease or apart therefrom, and said option may not be separated from this Lease in any manner, by reservation or otherwise. 
 Base Rent for the first year of the 5-year option period shall be at one hundred percent (100%) of the prevailing market rental rate for
non-renewal, non-sublease transactions in the area determined in the manner described below, but in no event less than the Base Rent in effect at the expiration of the initial Lease term. Base Rent for each successive year of the extended term shall
be at prevailing market rate increases over the first year Base Rent as determined at the time Base Rent for the extended term is determined, provided, however, that such annual increases shall be not less than four percent (4%) per year.

 The parties shall have thirty (30) days after Lessor receives the option notice in which to agree on monthly Base Rent for the first
year of the applicable extended term and on market rate increases, if any, in one or more successive years thereafter. If the parties are unable to agree on the minimum monthly Base Rent within that period, then within ten (10) days after the
expiration of that period, then either (i) Lessor and Lessee shall appoint a mutually acceptable independent appraiser or broker who has not been engaged by either Lessor or Lessee (or their respective affiliates within the last three
(3) years) to establish the new market rental rate and terms (“MRRT”) in the area within the next thirty (30) days, including market rate increases during one or more successive years of the extended term (all costs associated
with said appraisal shall be split equally between Lessor and Lessee), or (ii) each of Lessor and Lessee shall select and pay the appraiser or broker of their choosing to establish a MRRT within the next 45 days. If for any reason either one of
the appraisals is not completed within the next 45 days as stipulated, then the appraisal that is completed at that time shall automatically become the new MRRT. If both appraisals are completed and the two appraisers/brokers cannot agree on a
reasonable average MRRT then they shall immediately select a mutually acceptable appraiser, broker to establish which of the two appraisals is closest to the MRRT. Whichever appraisal is determined by the third broker/appraiser to be closest to the
MRRT shall be the new MRRT. The new Base Rent shall be the MRRT as determined by said broker/appraiser. In determining the MRRT, the appraisers shall take into account all relevant factors, including without limitation that Lessor is not making any
tenant improvements, or giving Lessee any free rent or granting any other tenant concessions in the extended term. In no event shall the new Base Rent be less than the Base Rent payable for the month immediately preceding the date for rent
adjustment. 
 After the new monthly Base Rent has been set for the extended term, the appraisers shall immediately notify the parties. If
the Lessee objects to the new monthly Base Rent, Lessee shall have the option to have this Lease expire at the end of the existing term, provided that Lessee pays all costs incurred in connection with the appraisal procedure. Lessee’s election
to allow this Lease to terminate at the end of the existing term must be exercised within fifteen (15) days after receipt of notice from the appraisers of the new monthly Base Rent. If Lessee does not exercise this election within said 15-day
period, the term of this Lease shall be extended as provided in this paragraph. 
 61. RELATIONSHIP OF PARTIES. Neither the method of
computation of rent nor any other provisions contained in this Lease nor any acts of the parties shall be deemed or 

  


					
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construed by the parties or by any third person to create the relationship of principal and agent or of partnership or of joint venture or of any association
between Lessor and Lessee, other than the relationship of Lessor and Lessee. 
 62. SINGULAR AND PLURAL. When required by the context
of this Lease, the singular shall include the plural, the plural shall include the singular, and the masculine gender shall include the feminine and neuter gender. 
 63. CAPTIONS. The captions and titles of the Articles and Paragraphs, are for convenience only and do not in any way define, limit or construe the content of such Articles or Paragraphs and shall have not
effect on their interpretation. 
 64. NO OFFER TO LEASE. The submission of this Lease to Lessee by Lessor, its agent and/or real
estate broker is solely for the purpose of examination and negotiations and does not constitute an offer to lease, a reservation of, or option for the Premises. If this Lease is acceptable to Lessee, it should be executed and delivered to Lessor and
shall thereafter be deemed an offer by Lessee to lease the Premises upon the terms and conditions in this Lease. Lessor shall not be bound by the terms and conditions of this Lease until Lessor has fully executed and delivered this Lease to Lessee.

 65. NO LIEN. Lessor at no time shall have any security interest, lien or similar such right with respect to any property of Lessee,
whether located at the Premises or otherwise; provided, however, that nothing herein shall preclude Lessor from obtaining any attachment, judgment, and/or execution lien against Lessee and Lessee’s property in any action against Lessee by
Lessor. 
 66. RENT PAYMENT. Except as may be expressly provided in any subordination, nondisturbance and attornment agreement for the
Premises to which Lessee is a party, if any person to whom Lessee shall not then be required to pay rent under this Lease shall demand payment or rent from Lessee alleging his or her right to receive such rent as a result of a transfer of
Lessor’s interest in the Lease or otherwise, Lessee shall not be obligated to honor such demand unless Lessee shall have received written instructions to do so from the person to whom Lessee shall then be paying rent or shall otherwise receive
written evidence satisfactory to Lessee of the right of such person making the demand. 
 67. COMMON AREA OPERATING EXPENSES.

 (a) The term “Common Area Operating Expenses” shall mean and include all Project Costs, as defined immediately below, and Real
Property Taxes, as defined in Paragraph 10.1 of this Lease. The term “Project Costs” shall include all expenses of operation, repair and maintenance of the Building and the Project, including without limitation all appurtenant Common
Areas, and shall include the following charges by way of illustration but not limitation: water and sewer charges; insurance premiums and deductibles and/or reasonable premium and deductible equivalents should Lessor elect to self-insure all or any
portion of any risk that Lessor is authorized to insure hereunder; license, permit, and inspection fees; heat; light; power; janitorial services to any interior Common Areas; air conditioning; supplies; materials; equipment; tools; the cost of any
environmental, insurance, tax or other consultant utilized by 

  


					
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Lessor in connection with the Building and/or Project; establishment of reasonable reserves for replacements and/or repairs (provided, however, that the
reserves amounts shall not also be charged to Lessee separately as a capital expense item); costs incurred in connection with compliance with any laws or changes in laws applicable to the Building or the Project; the cost of any capital improvements
(other than tenant improvements for specific tenants) installed to replace existing improvements or installed to reduce Project Costs, and in such instances only to the extent of the amortized amount thereof over the useful life of such capital
investments or replacements calculated at a market cost of funds, all as determined by Lessor in accordance with generally accepted accounted principles consistently applied, for each such year of useful life during the Term; costs associated with
the maintenance of an air conditioning, heating and ventilation service agreement, and maintenance of an intrabuilding network cable service agreement for any intrabuilding network cable telecommunications lines within the Project, and any other
installation, maintenance, repair and replacement costs associated with such lines; capital costs associated with a requirement related to demands on utilities by Project tenants, including, without limitation, the cost to obtain additional phone
connections; labor; reasonable allocated wages and salaries, fringe benefits, and payroll taxes for administrative and other personnel directly applicable to the Building and/or Project, including both Lessor’s personnel and outside personnel;
any expense incurred pursuant to Paragraphs 7.2 and 68; and an arms’ length reasonable overhead/management fee for the professional operation of the Project. It is understood and agreed that Project Costs may include competitive charges for
direct services provided by any subsidiary, division or affiliate of Lessor, provided that the charges of such subsidiaries, divisions or affiliates do not exceed the prevailing market rate for the goods provided or the services provided.

 Notwithstanding anything in this Lease to the contrary, Project Costs shall not include those costs, expenses or liabilities described in
the Project Cost Exclusion Schedule attached to this Lease. 
 (b) Upon the expiration of earlier termination of this Lease, even though this
Lease has terminated and Lessee has vacated the Premises, when the final determination is made of Lessee’s Share of Common Area Operating Expenses for the calendar year in which this Lease terminated, Lessee shall within thirty (30) days
of written notice pay the entire increase over the estimated Lessee’s Share of Common Area Operating Expenses already paid. Conversely, any overpayment by Lessee shall be rebated by Lessor to Lessee not later than thirty (30) days after
such final determination. 
 (c) Notwithstanding any sections of the Lease to the contrary, in the event of any dispute regarding the amount
due as Common Area Operating Expense, Lessee shall have the right, after reasonable notice and at reasonable times, to inspect and photocopy Lessor’s accounting records at such location as Lessor may designate as its principal place of
business. If, after such inspection and photocopying, Lessee continues to dispute the amount of Common Area Operating Expense, Lessee shall be entitled to retain an independent company to audit and/or review Lessor’s records to determine the
proper amount of Common Area Operating Expense due from Lessee. Such inspection and audit rights shall lapse with respect to the period covered by Lessor’s statement given under Section 4.2(d) (“Statement”) unless exercised by
Lessee within one (1) year after receipt of the Statement. Such audit company shall be compensated only on a flat fee or hourly basis. No such audit company shall be compensated in 

  


					
		  	- 50 -	  	/ s / YL









 
whole or in part on a contingency fee basis. If such audit or review reveals that Lessor has overcharged Lessee, then within thirty (30) days after the
results of such audit are made available to Lessor, Lessor shall reimburse Lessee the amount of such overcharge. If the audit reveals that Lessee was undercharged, within thirty (30) days after the results of the audit are made available to
Lessee, Lessee shall reimburse Lessor the amount of such undercharge. If Lessor desires to contest such audit results, Lessor may do so by submitting the results of the audit to arbitration to the American Arbitration Association in Orange,
California, under its Commercial Rules within ten (10) business days of receipt of the result of the audit, and the arbitration shall be final and binding upon Lessor and Lessee. Judgment on the award can be entered in a court of competent
jurisdiction. Lessor’s obligation, if any, to pay such overage shall be abated during such arbitration proceeding. Lessee agrees to pay the cost of such audit, provided that, if the audit reveals that Lessor’s determination of Common Area
Operating Expense due from Lessee as set forth in any statement sent to Lessee was in error in Lessor’s favor by more than three percent (3%), Lessor shall pay the cost of such audit. 
 68. INSURANCE. 
 (a) Lessor’s
Insurance. At all times during the Lease Term, Lessor shall procure and keep in full force and effect the following insurance: 
 (i)
All-Risk property insurance (including earthquake if coverage is available and commercially reasonable) insuring the full replacement value of the Building and Improvements, its equipment and Common Area furnishings, with such commercially
reasonable deductibles as Lessor shall determine. 
 (ii) Commercial General Liability insurance covering personal injury and property
damage with commercially reasonable terms and policy limits, which shall provide a minimum policy limit of $3,000,000 per occurrence, $5,000,000 aggregate. 
 (iii) Rental Value insurance, in the name of Lessor, with loss payable to Lessor, insuring the full rental and other charges payable by Lessee to Lessor under this Lease (including all real estate taxes, insurance
costs, and any scheduled rental increases) for a period of time not to exceed twelve (12) months, with such insurance to provide coverage from the first day of rental loss. Lessor shall use its best efforts to collect the proceeds available
under the above-referenced Rental Value insurance policy upon the occasion of any casualty affecting the Premises. Lessor shall be liable for any deductible amount in the event of such loss. 
 (iv) Such other insurance as Lessor reasonably determines from time to time. 
 (b) Lessee’s Insurance. Lessee shall, at its sole cost and expense, keep in full force and affect the following insurance: 
 (i) All-Risk property insurance on “Lessee’s Property” for the full replacement value. Such policy shall contain an agreed amount
endorsement in lieu of a coinsurance clause. “Lessee’s Property” is defined to be all improvements, betterments and personal property of Lessee located in or on the Premises, Common Areas or Building, excluding 

  


					
		  	- 51 -	  	/ s / YL









 
that which may be insured by Lessor’s All-Risk property insurance as set forth in subparagraph 68 (a) (i), above. 
 (ii) Commercial General Liability insurance insuring Lessee against any liability arising out of its use, occupancy or maintenance of the Premises or
the business operated by Lessee pursuant to this Lease. Such insurance shall be in the amount of at least $2,000,000 per occurrence. Such policy shall name Lessor, Lessor’s property manager, and any mortgagees, as additional insureds.

 (iii) Worker’s Compensation insurance as required by state law. 
 All such policies shall provide that Lessor, and any mortgagees of Lessor, shall receive not less than thirty (30) days’ prior written notice
of any cancellation; provided, however, ten (10) days’ prior written notice shall be required for cancellation by reason of nonpayment of premium. Prior to or at the time that Lessee takes possession of the Premises, Lessee shall deliver
to Lessor copies or certificates evidencing the existence of the amounts and forms of coverage satisfactory to Lessor. Lessee shall, within thirty (30) days prior to the expiration of such policies, furnish Lessor with renewals or
“binders” thereof, or Lessor may order such insurance and charge the cost thereof to Lessee as additional rent. 
 (c) Forms of
Policies. All policies maintained by Lessee will provide that they may not be terminated nor may coverage be reduced except after thirty (30) days’ prior written notice to Lessor; provided, however, ten (10) days’ prior written
notice shall be required for cancellation by reason of nonpayment of premium. All Commercial General Liability and All-Risk property policies maintained by Lessee shall be written as primary policies, not contributing with and not supplemental to
the coverage that Lessor may carry. 
 (d) Adequacy of Coverage. Lessor, its subsidiaries, agents and employees make no representation that
the limits of liability specified to be carried by Lessee pursuant to this paragraph 69 are adequate to protect Lessee. If Lessee believes that any of such insurance coverage is inadequate, Lessee will obtain such additional insurance coverage as
Lessee deems adequate, at Lessee’s sole cost and expense. 
 (e) Certain Insurance Risks. Lessee shall not do or permit to be done any
act or thing upon the Premises or the project of which the Premises area part which would (i) jeopardize or be in conflict with fire insurance policies covering the project or fixtures and property in the project, (ii) increase the rate of
fire insurance applicable to the project to an amount higher than it otherwise would be for the Agreed Use set forth at paragraph 1.8 of the Lease (in which case Lessee shall reimburse Lessor for such increased insurance cost and upon such
reimbursement this Lease shall remain in full force and effect), or (iii) subject Lessor to any liability or responsibility for the injury to any person or persons or to property by reason of any business or operation being carried on upon the
Premises. 
 69. INTENTIONALLY DELETED. 
 70. INTENTIONALLY DELETED. 
  


					
		  	- 52 -	  	/ s / YL









 71. LESSEE STATEMENT. Lessee shall within ten (10) business days following written request by
Lessor execute and deliver to Lessor any documents, including estoppel certificates, in a commercially reasonable form provided by Lessor which shall provide the following information: 
 (a) certifying that this Lease is unmodified and in full force and effect or, if modified, stating the nature of such modification and certifying that
this Lease, as so modified, is in full force and effect and the date to which the Rent and other charges are paid in advance, if any; 
 (b)
acknowledging that there are not, to Lessee’s knowledge, any uncured defaults on the part of the Lessor or stating the nature of any uncured defaults; 
 (c) certifying the current Rent amount and the amount and form of Security Deposit on deposit with Lessor; and 
 (d) certifying to such other information as Lessor, Lessor’s agents, mortgagees, prospective mortgagees and purchasers may reasonably request. 
 Lessee’s failure to deliver an estoppel certificate within ten (10) business days after delivery of Lessor’s written request therefor shall be conclusive upon Lessee: 
 (a) that this Lease is in full force and effect, without modification except as may be represented by Lessor; 
 (b) that there are now no uncured defaults in Lessor’s performance; and 
 (c) that not more than one (1) month’s Rent has been paid in advance. 
 72. FINANCIAL INFORMATION. Lessee shall, upon Lessor’s request, deliver to Lessor the current financial statements of Lessee, and financial
statements of the two (2) years prior to the current financial statement’s year, certified to be true, accurate and completed by the chief financial officer of Lessee, including a balance sheet and profit and loss statement for the most
recent prior year, which statements shall accurately and completely reflect the financial condition of Lessee in all material respects. Lessor agrees that it will keep such financial statements confidential, except that Lessor shall have the right
to deliver the same to any proposed purchaser of the Premises, or any portion thereof and to the mortgagees or beneficiaries of Lessor or such purchaser, provided that such parties agree in writing to keep such statements confidential.
Notwithstanding the foregoing, Lessee shall not be required to deliver financial statements if Lessee’s shares are publicly traded or if Lessee is a reporting company under the 1934 Exchange Act, and, in each instance, Lessee has timely filed
with the Securities and Exchange Commission all required financial statements. 
 73. Intentionally Left Blank. 
  


					
		  	- 53 -	  	/ s / YL









 74. LESSEE IMPROVEMENTS. Lessor shall provide to Lessee a $[...***...] construction
allowance (the “Allowance”) for the design, construction and permitting of the improvements to Premises (“Lessee Improvements”). The Lessee Improvement shall be made and installed by Lessee in accordance with the space plan
attached to this Lease (the “Approved Space Plan”). Lessee reserves the right to make revisions to the Approved Space Plan; provided, however, such revisions shall be subject to the prior written consent of Lessor, which consent shall not
be unreasonably withheld, conditioned or delayed. In the event the cost of said Lessee Improvements exceeds $[...***...] Lessee shall be responsible for all such excess costs. Final construction drawings for the Lessee Improvements shall be
subject to Lessor’s final review and approval, which approval shall not be unreasonably withheld. Lessor acknowledges and agrees that it shall be unreasonable to withhold consent to any improvements or layouts that are included in the Approved
Space Plan. If Lessor fails to consent, or to deliver written notice specifying Lessor’s reasonable grounds for withholding consent as provided, within five (5) business days after Lessee’s delivery of the proposed construction
drawings, then Lessor shall be deemed to have consented to Lessee’s proposed construction drawings. Lessor shall pay Lessee the Allowance no later than ten (10) days after the completion of the Lessee Improvements and delivery to Lessor of
lien releases in commercially reasonable form from all contractors, subcontractors, and materialmen constructing the Lessee Improvements. Notwithstanding anything in this Lease to the contrary, Lessee shall not be require to remove the Lessee
Improvements or any improvements to the Premises installed by Lessee to increase the electric power provided to the Premises upon the expiration or earlier termination of this Lease. 
 75. 40 PARKER OPTION. Multilayer Technology (“Multilayer”) is the present tenant of the building located at 40 Parker, Irvine
California. In accordance with Paragraph 58 of that certain Standard Industrial/Commercial Multi-Tenant Lease – Net (the “Multilayer Lease”), dated July 20, 1999, between Lessor and Multilayer, Multilayer has an option to extend
the Multilayer Lease for two (2) five (5) year terms. Lessee presently occupies the 40 Parker premises as a subtenant of Multilayer. In the event Multilayer fails to timely exercise its first 5-year option, Lessee shall have the right to
exercise said first 5-year option within a twenty-day period following the expiration of Multilayer’s period to exercise such option, and otherwise on the terms set forth in the Multilayer Lease. In the event Lessee shall exercise said option,
Lessor and Lessee shall enter into a new written lease of said 40 Parker premises on the same terms and conditions as this Lease. Lessee shall have no right to exercise the second 5-year option set forth in the Multilayer Lease. 
  

 * Confidential Treatment Requested 

					
		 	- 54 -	 	/ s / YL









 76. ROOF TOP RIGHTS. Subject to the terms and conditions of this Lease, Lessor’s approval of
Lessee’s plans (which approval shall not be unreasonably withheld, conditioned or delayed), and subject to all applicable law, regulations and codes, Lessee shall have the non-exclusive right to install, maintain and operate, at Lessee’s
sole cost and expense, satellite, microwave antennae and/or related communications equipment for its own purposes and not for license or use by any third parties, including base site cabinets and appurtenant conduits (collectively,
“Communications Equipment”) on the roof of the Premises in a location selected by Lessee subject to Lessor’s reasonable approval; provided, however, Lessor shall cooperate with Lessee to comply with, and shall not impose screening or
location restrictions that interfere with, any line of sight requirements for the rooftop equipment to be installed by Lessee on the roof of the Premises. Use of the roof top space shall be at no charge to Lessee during the Term, and shall be for
Lessee’s internal business use only. Lessee reserves the right to run cabling, conduit or wiring across the roof of the Premises to and through appropriate conduit risers that will terminate within the Premises via the most economic functional
route as set forth in plans and specifications, which shall be subject to Lessor’s reasonable approval including, without limitation, as to scope of work, timing for construction, plans and installation and restoration of improvements.

 77. TENANT CURE RIGHT. In the event that Lessor does not perform its obligations under this Lease, and such failure constitutes a
breach by Lessor pursuant to Paragraph 13.6(a), or if the underlying default of Lessor poses a threat of injury to personal property or bodily harm, then Lessee shall have the right to cure such breach or default at Lessor’s cost and expense.
In the event that Lessor fails to reimburse Lessee for the reasonable costs incurred to cure such default within ten (10) business days of Lessee’s written demand therefor, then the unpaid amounts shall accrue interest at the interest rate
set forth in Paragraph 13.5. In addition, Lessor and Lessee agree that Lessee may bring an action for binding arbitration of disputes regarding amounts owed by Lessor to Lessee pursuant to this Paragraph 78 with JAMS. Such arbitration shall be
conducted before one arbitrator and using JAMS expedited arbitration rules. Any arbitration award rendered by JAMS hereunder shall be final and binding on Lessor and Lessee. The costs and expenses of JAMS and the arbitrator initially shall be split
equally between Lessor and Lessee; provided, however, after such matter has been resolved by arbitration decision or settlement, such arbitration costs shall be allocated between Lessor and Lessee in accordance with Paragraph 31 of this Lease.

  

			
	  
	  	  

	  
  
	  	  
 /s/ Y.L.
  

	Lessor Initials	  	Lessee Initials

  


					
		  	- 55 -	  	/ s / YL









 DESCRIPTION OF PREMISES 
 EXHIBIT “A” 
  


					
		 	A-1	 	/ s / YL









 

 
  


					
		 	A-2	 	/ s / YL









 LANDLORD’S WAIVER AND CONSENT 
 EXHIBIT “B” 
  


					
		 	B-1	 	/ s / YL










					
	IRE/JV/SRE	 	  
	 	
	Investment Name	 	  
	 	


 SUBORDINATION AGREEMENT 
 THIS SUBORDINATION AGREEMENT (“Agreement”) is entered into as of the      day of
                        , 20     between The Northwestern Mutual Life Insurance Company
(“Northwestern”),
                                        
(“Tenant”) and
                                        
(“Lender”). 
 WITNESSETH: 
 WHEREAS, Northwestern is the owner of an interest in certain real property commonly known as
                                        
and located at
                                        
(“Property”); 
 WHEREAS, Northwestern and Tenant have entered into that certain lease dated as of
                                        
(“Lease”) [include any amendments], pursuant to which Northwestern has leased certain space in a building located at
                                        ,
all as more particularly described in the Lease (“Premises”). The Premises is located on and comprises a part of real estate in which Northwestern owns an interest (“Property”); 
 WHEREAS, Lender has or is about to enter into a financing transaction with Tenant, as borrower, to secure financing. In connection therewith, Tenant has
granted or is about to grant to Lender a security interest in equipment, trade fixtures, furnishings, machinery, inventory or other personal property of the Tenant which is stored or otherwise located at the Premises as specifically described on
Exhibit A attached hereto (the “Collateral”) which Collateral shall not include any property which is permanently affixed to the Premises or is otherwise considered real property under applicable law; 
 WHEREAS, Lender hereby requests that Northwestern (i) subordinate any liens, claims, demands or rights Northwestern may have or hereafter acquire
with respect to the Collateral, and (ii) consent to Lender’s right to enter upon the Premises to exercise its rights and remedies with respect to the Collateral, subject to the terms of this Agreement; and 
 WHEREAS, Northwestern is willing to so consent and subordinate its interest subject to the terms of this Agreement. 
 NOW THEREFORE, in consideration of the mutual promises and agreements contained herein, and other good and valuable consideration, the receipt and
sufficiency of which each party hereto acknowledges, Lender, Tenant and Northwestern hereby agree as follows: 
 1. Subject to the terms and
conditions of this Agreement, Northwestern hereby subordinates any and all liens, claims, demands or rights which Northwestern may now have or 

  


					
		 	B-2	 	/ s / YL









 
hereafter acquire, by statute, contract, operation of law or otherwise, on or in any of the Collateral to the lien or security interest of Lender therein.

 2. At any time prior to the termination of the Lease, and subject to its terms and provisions, Lender or its representatives may, in the
company of Northwestern’s agent(s), enter upon the Premises during normal business hours to inspect, remove, transfer, take control of or make any other disposition of the Collateral; provided, however that if Lender shall take any action with
respect to the Collateral other than inspecting the same, then Lender shall first furnish Northwestern with reasonable evidence of its right to do the same, it being understood that a certified copy of an in-force UCC-1 security filing shall be
deemed sufficient evidence. Upon prior written notice to Northwestern, Lender may advertise for sale and/or conduct public auctions or private sales of the Collateral within the Premises (but not in any common areas of the Property including,
without limitation, any parking areas located thereon) subject to the rights of other tenants at the Property. 
 3. Northwestern shall have
no obligation whatsoever to provide Lender with any notice of Tenant’s default under the Lease. However, upon termination of Tenant’s right to occupy the Premises, Northwestern shall deliver to Lender a copy of any notice of termination
which Northwestern has delivered to Tenant; provided, however, that Northwestern shall have no liability for failure to deliver such notice. 
 4. In the event that Northwestern takes possession of the Premises upon termination of the Lease, then Northwestern shall allow the Collateral to remain on the Premises for a period of thirty (30) days following such termination of the
Lease (“Disposition Period”) for purposes of Lender’s inspection, removal, transferring or otherwise disposing of the same provided that, and as conditions precedent thereto: 
 (i) Lender shall deliver written notice to Northwestern within two (2) business days of Lender’s receipt of notice of termination of the Lease
requesting that Northwestern allow the Collateral to so remain on the Property during the Disposition Period. Failure of Lender to deliver such notice to Northwestern shall be deemed to be Lender’s election to waive its rights with respect to
the Collateral as set forth in this Agreement; 
 (ii) Lender shall deliver to Northwestern, at the time of delivery of the notice referred
to in Section (i) of this paragraph 4., above, all sums due under the Lease relating to the Disposition Period, including, without limitation, monthly base rent and additional rent (regardless of the defined terms used to describe such payments
in the Lease). Lender shall not be liable for any past due rent accrued prior to the commencement of the Disposition Period; 
 (iii) At any
time prior to Lender’s entry onto the Property, Lender (or its contractor, vendor or other third party claiming under Lender, as applicable) shall (a) obtain and keep in full force and effect, insurance as set forth below, naming
Northwestern, its agents, representatives and wholly owned subsidiaries, as additional insureds on the Commercial General Liability and Business Automobile insurance policies, and (b) deliver to Northwestern, and obtain the approval of
Northwestern to, certificates of insurance evidencing such insurance. 
  


					
		 	B-3	 	/ s / YL










			
	 Type
	  	Limits
	 Worker’s Compensation
	  	Statutory/$500,000
	 Employer’s Liability
	  	
	 Commercial General Liability
	  	$1,000,000/occurrence
		  	$2,000,000/aggregate
	 Business Automobile Liability
	  	$1,000,000 Combined Single Limit

 The aforesaid coverages shall be maintained throughout the Disposition Period. In the event that
any such coverages are written on a “claims-made” basis, such coverages shall be kept in force either by renewal thereof or the purchase of an extended reporting period for a minimum of one (1) year following the expiration or earlier
termination of this Agreement. Nothing herein contained, including but not limited to insurance carried by Lender, shall in any way be deemed to limit Lender’s liability under applicable law; and 
 (iv) Lender shall deliver to Northwestern, at the time of delivery of the notice referred to in Section (i) of this paragraph 4., above, reasonable
evidence of its right to remove the Collateral or any portion thereof, it being understood that a certified copy of an in-force UCC-1 security filing shall be deemed sufficient evidence. 
 Upon failure of Lender to deliver the notice referred to in paragraph 4.(i), above or the later expiration of the Disposition Period by lapse of time,
this Agreement shall be deemed terminated and of no further force or effect whether or not Lender has removed, transferred, taken control of or otherwise disposed of the Collateral. Northwestern shall thereafter be deemed to have any and all rights
with respect to the Collateral that it would have had absent this Agreement and may dispose of the Collateral or any portion thereof and/or apply any and all proceeds therefrom in accordance with the Lease. Lender shall promptly execute any and all
documents furnished to it by Northwestern or Tenant necessary in the discretion of Northwestern or Tenant, as the case may be, to evidence the termination of this Agreement. 
 5. Lender shall observe all appropriate safety precautions while on the Property. Further, at Northwestern’s option, Lender shall either
(i) promptly repair, at Lender’s sole expense, any physical damage to the Property caused by Lender’s entry onto the Property and/or removal of the Collateral by Lender or its agents or representatives or (ii) promptly reimburse
Northwestern for the reasonable costs of repair of any damage done to the Property by Lender, its agents or representatives as a result of entry onto the Property pursuant to this Agreement. Lender’s obligation to so repair or reimburse
Northwestern shall survive the expiration or termination of this Agreement. 
 6. Lender acknowledges that Northwestern has entered into this
agreement solely as an accommodation to Tenant and Lender shall indemnify and shall hold Northwestern harmless from and against any losses, damages, expenses, liabilities, demands and causes of action, and any expenses incidental to the defense
thereof by Northwestern, resulting from injury to or death of persons, or damage to Property directly or indirectly growing out of or in connection with any acts of Lender or Lender’s agents or representatives in connection with entry upon the
Property pursuant to this Agreement. Lender’s sole and exclusive remedies against Northwestern in connection with this Agreement shall be to exercise its rights with respect to the Collateral. 

  


					
		 	B-4	 	/ s / YL









 
Lender’s obligation to so indemnify Northwestern shall survive the expiration or earlier termination of this Agreement. 
 7. This Agreement shall be binding upon the successors, transferees or assignees of Northwestern, Lender and Tenant. This Agreement may be modified only
by an agreement in writing executed by the parties hereto or their successors or assigns. 
 8. All notices, demands, requests and other
instruments required or which may be given under this Agreement or the law shall be given in writing and shall be deemed received upon the occurrence of any of the following: (i) when refused or noted unable to deliver, if addressed pursuant to
this section, (ii) when received via nationally recognized overnight courier/delivery service, or (iii) when received via facsimile, provided that a copy is also delivered within one business day pursuant to the method set forth in section
(ii) immediately above. In each case the notice shall be addressed to Northwestern and to Lender at the addresses set forth below, or to such other addresses as may be requested by Northwestern and Lender by giving notice to the other
interested parties in accordance with this paragraph. 
  

			
	To Northwestern:	  	The Northwestern Mutual Life Insurance Company
		  	  

		  	  

		  	  

		
	With a copy to:	  	The Northwestern Mutual Life Insurance Company Real Estate Regional Office
		  	  

		  	  

		  	  

		
	To Lender:	  	  
  

		  	  

		  	  

		
	To Tenant:	  	  
  

		  	  

		  	  


 9. For purposes of executing this Agreement, a document signed and transmitted by facsimile
machine shall be treated as an original document. The signature of any party thereon shall be considered as an original signature, and the document transmitted shall be considered to have the same binding legal effect as an original signature on an
original document. Any facsimile document shall be re-executed by both parties in original form. No party hereto may raise the use of a facsimile machine or the fact that any signature was transmitted through the use of a facsimile machine as a
defense to the validity or enforcement of this Agreement or any amendment executed in compliance with this Paragraph 9. This paragraph does not supersede the requirements of paragraph 8 of this Agreement. 
 This Agreement, and the terms thereof, shall be governed and controlled by the laws of the state in which the Property is located. 
  


					
		 	B-5	 	/ s / YL









 This Agreement may be executed in any number of counterparts each of which, when so executed and
delivered, shall be deemed to be an original and all of which taken together shall constitute one and the same document. 
 IN WITNESS
WHEREOF, this Agreement has been executed as of the date first set forth above. 
  

							
		 	Lender:	 	  

				
		 		 	By:	 	  

		 		 	Name:	 	  

		 		 	Title:	 	  

			
		 	Tenant:	 	  

				
		 		 	By:	 	  

		 		 	Name:	 	  

		 		 	Title:	 	  

			
		 	NORTHWESTERN:	 	THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin Corporation
			
		 		 	By: Northwestern Investment Management Company, LLC a Delaware limited liability company, its wholly owned affiliate and authorized representative
				
		 		 	By	 	  

		 		 	Name	 	  

		 		 	Its:	 	Managing Director

  


					
		 	B-6	 	/ s / YL









 EXHIBIT A 
 THE COLLATERAL 
  


					
		 	B-7	 	/ s / YL









 ENVIRONMENTAL QUESTIONNAIRE 
 EXHIBIT “C” 
  


					
		 	C-1	 	/ s / YL









 ENVIRONMENTAL QUESTIONNAIRE AND DISCLOSURE STATEMENT 
 The purpose of this form is to obtain information regarding the use of hazardous substances on the premises. Prospective tenants should answer the questions in light of
their proposed operations on the premises. Existing tenants should answer the questions as they relate to on-going operations on the premises and should update any information previously submitted. If additional space is needed to answer the
questions, you may attach separate sheets of paper to this form. 
 Your cooperation in this matter is appreciated. Any questions should be directed to, and
when completed, the form should be mailed to: 
  

	1.	GENERAL INFORMATION 

 Company Name: ________________________________________________________________________________________________________ 
 Check Applicable
Status:                    Prospective
Tenant:                                    Current
Tenant:                         
 Mailing Address: _____________________________________________________________________________________________ 
 _____________________________________________________________________________________________________________ 
 _____________________________________________________________________________________________________________ 
 Contact Person & Title: _______________________________________________________________________________________ 
 Phone #:
(    ) _____________________________________________________ 
 Address Leased
Premises: ___________________________________________________________________ 
 Describe the proposed operations to take place on the property,
including principal products manufactured or services to be conducted. Existing tenants should describe any proposed changes to on-going operations. 
 _____________________________________________________________________________________________________________ 
 _____________________________________________________________________________________________________________ 
 _____________________________________________________________________________________________________________ 
  

	2.	STORAGE OF HAZARDOUS MATERIALS 

 Will any
hazardous materials be used or stored on site? 
  

									
	Wastes	 	Yes	 	  
	 	No	 	  

	Chemical Products	 	Yes	 	  
	 	No	 	  


 Attach the list of any hazardous materials to be used or stored, the quantities that will be on site at any given
time, and the location and method of storage. 
  


					
		 	C-2	 	/ s / YL










	3.	STORAGE TANKS & SUMPS 

  

	3.1	Is any above or below ground storage of gasoline, diesel, or other hazardous substances in tanks or sumps proposed or currently conducted on the premises? 


Yes                  No               
 If yes, describe the materials to be stored, and the type, size and construction of the sump or tank. Attach copies of any permits obtained for the
storage of such substances. 
  

	3.2	Have any of the tanks or sumps been inspected or tested for leakage? 

 Yes                  No               
 If so, attach results. 
  

	3.3	Have any spills or leaks occurred from such tanks or sumps? 

 Yes                  No               
 If so, describe. 
  

	3.4	Were any regulatory agencies notified of the spill or leak? 

 Yes                  No               
 If so, attach copies of any spill reports filed, any clearance letters or other correspondence from regulatory agencies relating to the spill or leak.

  

	3.5	Have any underground storage tanks or sumps been taken out of service or removed? 

 Yes                  No               
 If yes, attach copies of any closure permits and clearance obtained from regulatory agencies relating to closure and removal of such tanks. 
  

	4.	SPILLS 

  

	4.1	During the past year, have any spills occurred on the premises? 

 Yes                  No               
 If so, please describe the spill and attach the results of any testing conducted to determine the extent of such spills. 
  


					
		 	C-3	 	/ s / YL










	4.2	Were any agencies notified in connection with such spills? 

 Yes                  No               
 If so, attach copies of any spill reports or other correspondence with regulatory agencies. 
  

	4.3	Were any clean up actions undertaken in connection with the spill? 

 Yes                  No               
 If so, briefly describe the actions taken. Attach copies of any clearance letters obtained from any regulatory agencies involved and the results of any
final soil or ground water sampling done upon completion of the clean up work. 
  

	5.	WASTE MANAGEMENT 

  

	5.1	Has your company been issued an EPA Hazardous Waste Generator I.D. number? 

 Yes                  No               
  

	5.2	Has your company filed a biennial report as a hazardous waste generator? 

 Yes                  No               
 If so, attach a copy of the most recent report files. 
  

	5.3	Attach a list of the hazardous waste, if any, generated or to be generated at the premises, its hazard class and the quantity generated on a monthly basis. 


 

	5.4	Describe the method(s) of disposal for each waste. Indicate where and how often disposal will take place. 

  

	
	  
 
	  
 
	  
 

  

	5.5	Indicate the name of the person(s) responsible for maintaining copies of hazardous manifests completed for off-site shipments of hazardous waste. 

  

	
	  
 

  

	5.6	Is any treatment or processing of hazardous wastes currently conducted or proposed to be conducted at the premises: 

 Yes                  No               
  


					
		 	C-4	 	/ s / YL









 If yes, please describe any existing or proposed treatment methods. 
 _____________________________________________________________________________________________________________ 
 _____________________________________________________________________________________________________________ 
 _____________________________________________________________________________________________________________ 
 _____________________________________________________________________________________________________________ 
  

	5.7	Attach copies of any hazardous waste permits or licenses issued to your company with respect to its operations on the premises. 

  

	6.	WASTE WATER TREATMENT/DISCHARGE 

  

	6.1	Do you discharge waste water to: 

                      storm drain?             
                    sewer? 
                      surface water?
                                        
   no industrial discharge. 
  

	6.2	Is your waste water treated before discharge? 

 Yes                  No               
 If yes, describe the type of treatment conducted. 
 _____________________________________________________________________________________________________________ 
  

	6.3	Attach copies of any waste water discharge permits issued to your company with respect to its operations on the premises. 

  

	7.	AIR DISCHARGES 

  

	7.1	Do you have any air filtration systems or stacks that discharge into the air7 

 Yes                  No               
  

	7.2	Do you operate any of the following types of equipment, or any other equipment requiring an air emissions permit? 

  

					
	____________	  	 Spray
	  	booth
	____________	  	 Dip
	  	tank
	____________	  	 Drying
	  	oven
	____________	  	 Incinerator
	  	
	____________	  	 Other
                                       
 
	  	
	____________	  	 No Equipment Requiring Air Permits
	  	

  

	7.3	Are air emissions from your operation monitored? 

 Yes                  No               
 If so, indicate the frequency of monitoring and a description of the monitoring results. 
  


					
		 	C-5	 	/ s / YL










	7.4	Attach copies of any air emissions permits pertaining to your operations on the premises. 

  

	8.	HAZARDOUS MATERIALS DISCLOSURES 

  

	8.1	Does your company handle hazardous materials in a quantity equal to or exceeding an aggregate of 500 pound, 5 gallons, or 200 cubic feet? 

  

	8.2	Has your company prepared a hazardous materials management plan (“business plan”) pursuant to Orange County Fire Department requirements? 

 Yes                  No               
  

	8.3	Are any of the chemicals used in your operation regulated under Proposition 65? 

 Yes                  No               
 If so, describe the actions taken, or proposed actions to be taken, to comply with the proposition. 
  

	8.4	Describe the procedure followed to comply with OSHA Hazard Communication Standard requirements. 

  

	9.	ENFORCEMENT ACTIONS, COMPLAINTS 

  

	9.1	Has your company ever been subject to any agency enforcement actions, administrative orders, or consent decrees? 

 Yes                  No               
 If so describe the actions and any continuing compliance obligations imposed as a result of these actions. 
  

	9.2	Has your company ever received requests for information, notice or demand letters, or any other inquiries regarding its operation? 

 Yes                  No               
  

	9.3	Have there ever been, or are there now pending, any lawsuits against the company regarding any environmental or health and safety concerns? 

 Yes                  No               
  

	9.4	Has an environmental audit ever been conducted at your company’s current facility? 

 Yes                  No               
  

	9.5	Have there been any problems or complaints from neighbors at the company’s current facility? 

  


					
		 	C-6	 	/ s / YL










	10	SUMMARY PAGE 

 Lessee shall describe on the attached
summary page all Hazardous Substances to be located at the Premises by Lessee or its agents. Lessee certifies that the information set forth on the summary following on the next page is true and correct. 
  

			
	  

	Company
		
	By:	 	  

		
	Title:	 	  

		
	Date:	 	  


  


					
		 	C-7	 	/ s / YL









 Property Name:  ___________________________________________________________ 
 Property Address: _________________________________________________________ 
 Northwestern Investment Number: _____________________________________________ 
 Tenant Name: _____________________________________________________________ 
 Tenant’s primary business activities as this tenant space: _________________________________________________________________

 _____________________________________________________________________________________________________________ 

_____________________________________________________________________________________________________________ 
  

													
	 Chemical Name (Manufacturer’s Name)
	  	Primary
and/or
Hazardous
Constituents	  	Material
Safety
Data Sheet
Name
(attach
copies of
MSDS’s)	  	Size/Quantity
of Container	  	Max
Number of
Onsite
Containers
per month	  	Max
Quantity of
Material
on-site per
Month	  	Describe
storage
method
for this
product
		  		  		  		  		  		  	
		  		  		  		  		  		  	
		  		  		  		  		  		  	
		  		  		  		  		  		  	

  


					
		 	C-8	 	/ s / YL









 COMMON AREA OPERATING EXPENSE AND REAL PROPERTY TAX 
 EXCLUSIONS SCHEDULE 
 Notwithstanding
anything in the Lease to the contrary, Common Area Operating Expenses and Real Property Taxes exclude the following: 
 (i) costs associated
with the testing, correction or abatement of environmental hazards 
  

	 	(a)	on the land or 

  

	 	(b)	in the Building and/or Project; 

 (ii) costs incurred by
Lessor in connection with the construction, expansion or renovation of the Building and/or Project or the correction of defects in such construction; 
 (iii) fines or penalties assessed against Lessor or the Building and/or Project due to the Building’s and/or Project’s violation of or failure to comply with any applicable law as of the date of the Lease;

 (iv) advertising or promotional expenditures; 
 (v) maintenance, repairs or replacements necessitated by the negligent act or omission of Lessor, its agents, servants, employees, licensees or invitees; 
 (vi) amounts paid to entities related to Lessor in excess of the arm’s length cost of such services; 
 (vii) interest, late charges or penalties incurred as a result of Lessor’s failure to pay bills in a timely manner; 
 (viii) interest or payments on any financing for the Building and/or Project; 
 (ix) cost of correcting defects or any other inadequacy in the design or construction of the Building and/or Project or repair and replacement of any of
the original materials or equipment required as a result of such defects or inadequacies, or the cost of replacement of structural elements; 
 (x) amounts for which Lessor received reimbursement or compensation from insurers, tenants (other than payments of their share of Common Area Expenses) or other third parties; 
 (xi) the cost of legal, accounting, and other professional services incurred by Lessor other than property management fees expressly permitted under this
Lease; 
  


					
		 	C-9	 	/ s / YL









 (xii) any bad debt loss, rent loss or reserves for bad debts, rent loss, or replacements; 
 (xiii) the cost of any alteration, additions, changes, replacements, improvements, repairs, fixtures and equipment and any other items which under
generally accepted accounting principles consistently applied as pertaining to the real estate industry are properly classified as a capital expense, except that Common Area Operating Expenses shall include the annual amortization amount over the
amortization period consistent with generally accepted accounting principles, plus interest at the rate of seven and one-half percent (7.5%) per annum on the unamortized part of the costs (for example, if a $10,000.00 capital expense is
incurred in respect of an item having a 5-year life expectancy, Lessee’s annual Common Area Expense shall include 20% of said amount, plus interest thereon at the rate of 7.5% per annum, for a period of 5 years) incurred by Lessor for
improvements to the Project (i) to comply with changes in laws or applicable legal requirements, (ii) to repair existing equipment or improvements, and (iii) to improve the efficiency of operating the Project; 
 (xiv) the cost of providing improvements within the premises of any other tenants in the Building and/or Project at any time; 
 (xv) any and all costs associated with the operation of the business of the entity which constitutes Lessor, which costs are not directly related to the
operation, management, maintenance and repair of the Building and/or Project; by way of example, without limiting the foregoing, the formation of the entity, internal accounting and legal matters, including but not limited to preparation of tax
returns and financial statements and gathering of data therefor, costs of defending any lawsuits (including, without limitation, expenses and legal fees incurred in enforcing leases against tenants), costs of selling, syndicating, financing,
mortgaging or hypothecating any of Lessor’s interest in the Building and/or Project, and costs of any disputes between Lessor and its employee; 
 (xvi) rent payable under any superior lease; 
 (xvii) leasing and brokerage expenses and commission and
other costs or concessions related to leasing space in the Building and/or Project; 
 (xviii) salaries of Lessor’s or its
manager’s executive personnel (above the grade of building manager); 
 (xix) fees for management of the Building and/or Project in
excess of four percent (4%) of all rent due under Project leases, (exclusive of tenant improvement supervision and the costs of the leasing office which are expressly recoverable pursuant to this Lease, which shall not be subject to the cap
described in this subpart); 
 (xx) utility costs and services separately metered or contracted for and paid directly by Lessee or other
tenants; 
  


					
		 	C-10	 	/ s / YL









 (xxi) the costs of negotiating or enforcing leases of other tenants; 
 (xxii) rentals and other related expenses incurred in leasing HVAC systems, elevators, or other equipment ordinarily considered to be of a capital
nature; 
 (xxiii) the cost of acquiring sculpture or other artwork; 
 (xxiv) costs of services, utilities, or other benefits which are not offered to Lessee for which Lessee is charged directly but which are provided to
another tenant or occupant of the Building; 
 (xxv) Lessor’s general corporate overhead and general and administrative expenses,
including costs relating to accounting payroll, legal and computer services which are partially or totally rendered in locations outside the Building except rent on the office of the building to the extent included in locations outside the Building
except rent on the office of the building to the extent expressly permitted under this Lease; 
 (xxvi) costs of or arising from
Lessor’s charitable or political contributions; 
 (xxvii) costs incurred in removing and storing the property of former tenants or
occupants of the Building; 
 (xxviii) the cost of any work or services performed for any tenant (including Lessee) at such tenant’s
cost; 
 (xxix) costs for service normally provided by a property manager where Common Area Expenses already include a full management fee;

 (xxx) lease “takeover” expenses, including, but not limited to, the expenses incurred by Lessor with respect to space located in
another building outside the Project of any kind or nature in connection with the leasing of space in the Project; 
 (xxxi) any costs, fees,
dues, contributions or similar expenses for industry associations or similar organizations; 
 (xxxii) income tax, excess profits or revenue
tax, excise tax or inheritance tax, gift tax, franchise tax, corporation tax, capital levy transfer, estate, succession or other similar tax or charge that may be payable by or chargeable to Lessor under any present or future laws or regulations;

 (xxxiii) costs incurred by Lessor for the repair of damage to the Premises or any portion of the Project if such costs are covered by
insurance, required to be covered by insurance pursuant to the Lease or covered by warranties, guarantees or service contracts (excluding mandatory deductibles); 
  


					
		 	C-11	 	/ s / YL









 (xxxiv) the amount of rent for any office space occupied by Lessor for any Project management personnel
to the extent the size or fair market rental value (prorated amongst buildings being managed through such office) of such office space exceeds the size or fair market rental value of office space occupied by management personnel of comparable
buildings in the vicinity of the Project; 
 (xxxv) The cost of insurance premiums to the extent any tenant causes Lessor’s existing
insurance premiums to increase or requires Lessor to carry additional insurance in excess of the coverages required to be carried by Lessor under this Lease; 
 (xxxvi) Costs of traffic studies, environmental impact reports, transportation system management plans and reports, and traffic mitigation measures, and any fees, bond costs or assessments levied on the Project by any
governmental entity having the authority to impose such fees, bond costs or assessments for mass transit improvements; and 
 (xxxvii)
Notwithstanding anything to the contrary in this Lease, Lessee shall not be responsible for Lessee’s share of any Common Area Operating Expenses or Real Estate Taxes attributable to any calendar year which are first billed to Lessee more than
two (2) calendar years after the earlier of the expiration of the applicable calendar year or the expiration or earlier termination of this Lease, provide that in any event Lessee shall be responsible for Lessee’s share of Real Estate
Taxes levied by any governmental authority or by any public utility companies at any time following the expiration or earlier termination of this Lease which are attributable to any calendar year provided that Lessor delivers Lessee a bill (a
“Supplemental Statement”) for such amounts within two (2) years following the taxing authority’s initial delivery of a bill therefor to Lessor. 
  


					
		 	C-12	 	/ s / YL









 APPROVED SPACE PLANS 
 [To Be Attached] 
  


					
		 		 	/ s / YL