Document:

EX-10.14

 Exhibit 10.14 

2585 Augustine Drive, Suite 100 

Santa Clara, CA 95054 

Phone: (408) 855-9200 
 Fax:
(480) 855-9201 
 www.easic.com 

October 24, 2013 
 Ed Frank 

Re: eASIC Corporation Board of Directors 
 Dear
Mr. Frank: 
 It is my sincere pleasure to invite you to join the Board of Directors (the “Board”) of eASIC
Corporation (the “Company”). 
 As a Board member, you will participate in regularly scheduled and special meetings
of the Board and designated Board committees, and meet or otherwise periodically confer with Company executives and to provide such other services as are customary and appropriate for Board members (the “Services”). 

In full consideration for your timely and satisfactory performance of the Services, you will be granted an option to purchase 6,894,815 shares
of Company common stock (the “Shares”) at an exercise price equal to the fair market value on the date of grant as determined by the Board, which is expected to be $0.01 per Share, with such number of Shares calculated to equal
approximately 0.5% of the Company’s total outstanding shares on a fully-diluted basis. The option will be a nonqualified stock option and will be subject to the terms of the Company’s 2010 Equity Incentive Plan (the
“Plan”) and standard form of Stock Option Agreement. Subject to your Continuous Service (as defined in the Plan), the Shares shall vest monthly over a forty eight (48) month period beginning on the date of your
appointment to the Board and the option shall be early-exercisable pursuant to the Company’s standard form of early exercise stock purchase agreements. Moreover, in the event of Change of Control (as defined below) then the vesting of the
Shares, along with the unvested portion of any other stock options held by you, shall be accelerated in full, subject to the terms of the Plan and your Continuous Service through the date of such Change of Control. “Change in Control”
means (i) the acquisition of the Company by another entity by means of any transaction or series of related transactions (including, without limitation, any reorganization, merger or consolidation but excluding any merger effected exclusively
for the purpose of changing the domicile of the Company) if as a result of such transaction or series of related transactions the shareholders of the Company prior to the commencement of the transaction or transactions own less than fifty percent
(50%) of the voting shares of the entity surviving such transaction or transactions; (ii) the sale, transfer or other disposition of all or substantially all assets of the Company; or (iii) a sale of all or substantially all of the
capital stock of the Company. 
 You will also be entitled to indemnification for your Services as a Board member in accordance with the
Company’s standard form of indemnification agreement. 
 We look forward to your favorable reply and to a productive future relationship. 

 

									
	 Sincerely,
	 		 	Acknowledged and Agreed:
	 eASIC Corporation
	 		 		 	
			
	/s/ Ronnie Vasishta	 	  
	 	/s/ Ed Frank
	Ronnie Vasishta, Chief Executive Officer	 		 	Ed FrankEX-10.15

 Exhibit 10.15 
  

			
	

	  	

 NOTICE TO TENANTS 

September 11, 2013 
 VIA CERTIFIED MAIL

 RETURN RECEIPT REQUESTED 
 Mr. Larry
Borras 
 Vice President of Finance 
 eASIC
Corporation 
 2585 Augustine Drive, 1st Floor 

Santa Clara, CA 95054 
  

	 	Re:	2585 Augustine Drive, Santa Clara, California 

 Dear Mr. Borras: 

Please be advised that, effective as of the date hereof, Arden Realty Limited Partnership, a Maryland limited partnership (“Seller”),
sold its interest in the referenced building and assigned its interest in your lease at such building (the “Lease”) to 2525 Augustine Drive LLC, a Delaware limited liability company, c/o C&C RiverRock Newmark, as Managing Agent
(“Buyer”). Consequently, Buyer is now your landlord and the security deposit, if any, under the Lease has been transferred to and received by Buyer. Buyer is now responsible to account to you under the Lease and at law for the security
deposit transferred by Seller. All future notices and other communication to the landlord under the Lease should be delivered to Buyer at the following address: 

C&C RiverRock Newmark, 
 as
Managing Agent for 2525 Augustine Drive LLC 
 2804 Mission College Blvd., Suite 120 

Santa Clara, CA 95054 
 All future rents and
payments to be made by you under the Lease are to be made pursuant to separate rent payment instructions that will be delivered to you under separate cover by Buyer. 

Thank you for your cooperation. 
 Very truly yours, 

 

					
	 ARDEN REALTY LIMITED PARTNERSHIP,
 a
Maryland limited partnership

		
	By:	 	Arden Realty, Inc.,
		 	its sole general partner

					
			
		 	By:	 	/s/ Ann L. Reeder
		 	Name:	 	Ann L. Reeder
		 	Title:	 	Sr. Portfolio Manager

 STANDARD OFFICE LEASE 

BY AND BETWEEN 
 ARDEN
REALTY LIMITED PARTNERSHIP, 
 a Maryland limited partnership, 

AS LANDLORD, 
 AND

 eASIC CORPORATION, 

a Delaware corporation, 

AS TENANT 
 1st Floor
– 2585 Augustine Drive 
 AUGUSTINE BUSINESS PARK 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
			
	ARTICLE 1	 	 BASIC LEASE PROVISIONS
	  	 	1	  
			
	ARTICLE 2	 	 TERM/PREMISES
	  	 	3	  
			
	ARTICLE 3	 	 RENTAL
	  	 	3	  
			
	 (a)
	 	 Basic Rental
	  	 	3	  
	 (b)
	 	 Direct Costs
	  	 	3	  
	 (c)
	 	 Definitions
	  	 	4	  
	 (d)
	 	 Determination of Payment
	  	 	6	  
	 (e)
	 	 Audit Right
	  	 	7	  
			
	ARTICLE 4	 	 SECURITY DEPOSIT/LETTER OF CREDIT
	  	 	8	  
			
	ARTICLE 5	 	 HOLDING OVER
	  	 	11	  
			
	ARTICLE 6	 	 OTHER TAXES
	  	 	12	  
			
	ARTICLE 7	 	 USE
	  	 	12	  
			
	ARTICLE 8	 	 CONDITION OF PREMISES
	  	 	13	  
			
	 (a)
	 	 Condition of Premises
	  	 	13	  
	 (b)
	 	 Refurbishment Allowance
	  	 	14	  
			
	ARTICLE 9	 	 REPAIRS AND ALTERATIONS
	  	 	16	  
			
	 (a)
	 	 Landlord’s Obligations
	  	 	16	  
	 (b)
	 	 Tenant’s Obligations
	  	 	16	  
	 (c)
	 	 Alterations
	  	 	16	  
	 (d)
	 	 Insurance; Liens
	  	 	17	  
	 (e)
	 	 Costs and Fees; Removal
	  	 	17	  
			
	ARTICLE 10	 	 LIENS
	  	 	18	  
			
	ARTICLE 11	 	 PROJECT SERVICES
	  	 	18	  
			
	 (a)
	 	 Basic Services
	  	 	18	  
	 (b)
	 	 HVAC Balance
	  	 	19	  
	 (c)
	 	 Telecommunications
	  	 	19	  
	 (d)
	 	 Abatement Event
	  	 	20	  
			
	ARTICLE 12	 	 RIGHTS OF LANDLORD
	  	 	21	  
			
	 (a)
	 	 Right of Entry
	  	 	21	  
	 (b)
	 	 Maintenance Work
	  	 	21	  
	 (c)
	 	 Rooftop
	  	 	21	  
			
	ARTICLE 13	 	 INDEMNITY; EXEMPTION OF LANDLORD FROM LIABILITY
	  	 	21	  
			
	 (a)
	 	 Indemnity
	  	 	21	  
	 (b)
	 	 Exemption of Landlord from Liability
	  	 	22	  
	 (c)
	 	 Security
	  	 	22	  

  
 -i- 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	ARTICLE 14	 	 INSURANCE
	  	 	23	  
			
	 (a)
	 	 Tenant’s Insurance
	  	 	23	  
	 (b)
	 	 Form of Policies
	  	 	23	  
	 (c)
	 	 Landlord’s Insurance
	  	 	24	  
	 (d)
	 	 Waiver of Subrogation
	  	 	24	  
	 (e)
	 	 Compliance with Insurance Requirements
	  	 	24	  
			
	ARTICLE 15	 	 ASSIGNMENT AND SUBLETTING
	  	 	25	  
			
	ARTICLE 16	 	 DAMAGE OR DESTRUCTION
	  	 	28	  
			
	ARTICLE 17	 	 SUBORDINATION
	  	 	29	  
			
	ARTICLE 18	 	 EMINENT DOMAIN
	  	 	30	  
			
	ARTICLE 19	 	 DEFAULT
	  	 	30	  
			
	ARTICLE 20	 	 REMEDIES
	  	 	31	  
			
	ARTICLE 21	 	 TRANSFER OF LANDLORD’S INTEREST
	  	 	33	  
			
	ARTICLE 22	 	 BROKER
	  	 	33	  
			
	ARTICLE 23	 	 PARKING
	  	 	34	  
			
	ARTICLE 24	 	 WAIVER
	  	 	34	  
			
	ARTICLE 25	 	 ESTOPPEL CERTIFICATE
	  	 	35	  
			
	ARTICLE 26	 	 LIABILITY OF LANDLORD
	  	 	36	  
			
	ARTICLE 27	 	 INABILITY TO PERFORM
	  	 	36	  
			
	ARTICLE 28	 	 HAZARDOUS WASTE
	  	 	36	  
			
	ARTICLE 29	 	 SURRENDER OF PREMISES; REMOVAL OF PROPERTY
	  	 	38	  
			
	ARTICLE 30	 	 MISCELLANEOUS
	  	 	39	  
			
	 (a)
	 	 SEVERABILITY; ENTIRE AGREEMENT
	  	 	39	  
	 (b)
	 	 Attorneys’ Fees; Waiver of Jury Trial
	  	 	40	  
	 (c)
	 	 Time of Essence
	  	 	40	  
	 (d)
	 	 Headings; Joint and Several
	  	 	40	  
	 (e)
	 	 Reserved Area
	  	 	41	  
	 (f)
	 	 NO OPTION
	  	 	41	  
	 (g)
	 	 Use of Project Name; Improvements
	  	 	41	  
	 (h)
	 	 Rules and Regulations
	  	 	41	  
	 (i)
	 	 Quiet Possession
	  	 	41	  
	 (j)
	 	 Rent
	  	 	41	  
	 (k)
	 	 Successors and Assigns
	  	 	42	  
	 (l)
	 	 Notices
	  	 	42	  
	 (m)
	 	 Persistent Delinquencies
	  	 	42	  

  
 -ii- 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	 (n)
	 	 Right of Landlord to Perform
	  	 	42	  
	 (o)
	 	 Access, Changes in Project, Facilities, Name
	  	 	42	  
	 (p)
	 	 Signing Authority
	  	 	43	  
	 (q)
	 	 Identification of Tenant
	  	 	43	  
	 (r)
	 	 Reserved
	  	 	44	  
	 (s)
	 	 Survival of Obligations
	  	 	44	  
	 (t)
	 	 Confidentiality
	  	 	44	  
	 (u)
	 	 Governing Law
	  	 	44	  
	 (v)
	 	 Office of Foreign Assets Control
	  	 	45	  
	 (w)
	 	 Financial Statements
	  	 	45	  
	 (x)
	 	 Exhibits
	  	 	45	  
	 (y)
	 	 Independent Covenants
	  	 	45	  
	 (z)
	 	 Counterparts
	  	 	45	  
	 (aa)
	 	 Common Ownership
	  	 	45	  
	 (bb)
	 	 Non-Discrimination
	  	 	46	  
			
	ARTICLE 31	 	 SIGNAGE
	  	 	46	  
			
	 (a)
	 	 Interior Signage
	  	 	46	  
	 (b)
	 	 Exterior Signage
	  	 	46	  
			
	ARTICLE 32	 	 TERMINATION OPTION
	  	 	47	  
			
	EXHIBIT “A”	 	 Premises
	  			
	EXHIBIT “B”	 	 Rules and Regulations
	  			
	EXHIBIT “C”	 	 Notice of Term Dates and Tenant’s Proportionate Share
	  			
	EXHIBIT “D”	 	 Form of Letter of Credit
	  			

  
 -iii- 

 INDEX 
  

					
	 	  	Page	 
	 Abatement Event
	  	 	20	  
	 Abatement Notice
	  	 	20	  
	 Additional Rent
	  	 	3	  
	 Affiliate
	  	 	27	  
	 Affiliated Assignee
	  	 	27	  
	 Alterations
	  	 	16	  
	 Architect
	  	 	14	  
	 Banking Day
	  	 	Exhibit D	  
	 Basic Rental
	  	 	1	  
	 Beneficiary
	  	 	Exhibit D	  
	 Brokers
	  	 	2	  
	 Commencement Date
	  	 	1	  
	 Contractor
	  	 	14	  
	 Control
	  	 	27	  
	 Cosmetic Alterations
	  	 	17	  
	 Development
	  	 	1	  
	 Direct Costs
	  	 	4	  
	 Dispute Notice
	  	 	7	  
	 Eligibility Period
	  	 	20	  
	 Engineers
	  	 	14	  
	 Estimate
	  	 	6	  
	 Estimate Statement
	  	 	6	  
	 Estimated Direct Costs
	  	 	6	  
	 Event of Default
	  	 	30	  
	 Expiration Date
	  	 	1	  
	 Force Majeure
	  	 	36	  
	 Hazardous Material
	  	 	37	  
	 HVAC System
	  	 	18	  
	 Initial Installment of Basic Rental
	  	 	2	  
	 ISP98
	  	 	Exhibit D	  
	 Landlord
	  	 	1	  
	 Landlord Parties
	  	 	22	  
	 Landlord’s Hazardous Materials
	  	 	38	  
	 Laws
	  	 	38	  
	 Lease
	  	 	1	  
	 Lease Year
	  	 	3	  
	 LEED
	  	 	5	  
	 Letter of Credit
	  	 	9	  
	 Operating Costs
	  	 	4	  
	 Parking Passes
	  	 	2	  
	 Partnership Tenant
	  	 	43	  
	 Permitted Use
	  	 	2	  

  
 -iv- 

					
	 Premises
	  	 	1	  
	 Project
	  	 	1	  
	 Real Property
	  	 	4	  
	 Recapture Notice
	  	 	27	  
	 Refurbished Improvements
	  	 	14	  
	 Refurbishment Allowance
	  	 	14	  
	 Refurbishment Allowance Items
	  	 	14	  
	 Refurbishment Drawings
	  	 	14	  
	 Remediation Program
	  	 	38	  
	 Review Notice
	  	 	7	  
	 Review Period
	  	 	7	  
	 Rules and Regulations
	  	 	41	  
	 Security Deposit
	  	 	2	  
	 Security Deposit Laws
	  	 	11	  
	 Signage Specifications
	  	 	46	  
	 SNDA
	  	 	29	  
	 Square Footage
	  	 	1	  
	 Stated Amount
	  	 	9	  
	 Statement
	  	 	7	  
	 Tax Costs
	  	 	4	  
	 Tenant
	  	 	1	  
	 Tenant Improvements
	  	 	13	  
	 Tenant’s Agents
	  	 	15	  
	 Tenant’s Existing Signage
	  	 	46	  
	 Tenant’s Proportionate Share
	  	 	2	  
	 Term
	  	 	1	  
	 Termination Date
	  	 	47	  
	 Termination Fee
	  	 	47	  
	 Termination Notice
	  	 	47	  
	 Termination Option
	  	 	47	  
	 Transfer
	  	 	26	  
	 Transfer Premium
	  	 	26	  
	 Transferee
	  	 	26	  

  
 -v- 

 STANDARD OFFICE LEASE 

This Standard Office Lease (“Lease”) is made and entered into as of this 31st day of October, 2011, by and between
ARDEN REALTY LIMITED PARTNERSHIP, a Maryland limited partnership (“Landlord”), and eASIC CORPORATION, a Delaware corporation (“Tenant”). 

Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises described as the entire first (1st) floor of the
Project (as defined herein), as designated on the plan attached hereto and incorporated herein as Exhibit “A” (“Premises”). The project (“Project”) refers to that certain building located and
addressed at 2585 Augustine Drive, Santa Clara, California. The Project is part of a three (3) building development known as Augustine Business Park (the “Development”). This Lease shall be for the Term and upon the
terms and conditions hereinafter set forth, and Landlord and Tenant hereby agree as follows: 
 ARTICLE 1 

BASIC LEASE PROVISIONS 
  

			
	 A.     Term:
	 	Five (5) years.
		
	          Commencement Date:
	 	November 1, 2011.
		
	          Expiration Date:
	 	October 31, 2016.
		
	B.     Square Footage:	 	18,526 rentable square feet.
		
	C.     Basic Rental:	 	 

  

											
	 Period During Term
	  	Annual
Basic Rental	 	  	Monthly
Basic Rental	 	  	 Monthly Basic Rental Per Rentable Square
Foot

	 11/1/11 – 10/31/12*
	  	$	187,200.00	  	  	$	15,600.00	  	  	$1.30
	 11/1/12 – 10/31/13**
	  	$	300,121.20	  	  	$	25,010.10	  	  	$1.35
	 11/1/13 – 10/31/14**
	  	$	309,013.68	  	  	$	25,751.14	  	  	$1.39
	 11/1/14 – 10/31/15**
	  	$	317,906.16	  	  	$	26,492.18	  	  	$1.43
	 11/1/15 – 10/31/16**
	  	$	329,021.76	  	  	$	27,418.48	  	  	$1.48

  

	*	Monthly Basic Rental for the period commencing on November 1, 2011 and continuing thereafter until October 31, 2012 will be calculated based upon the Premises containing 12,000 rentable square feet.

	**	Monthly Basic Rental for the period commencing on November 1, 2012 and continuing thereafter until October 31, 2016 will be calculated based upon the Premises containing 18,526 rentable square feet.

  

			
	 D.     Reserved
	 	

  
 1. 

			
	 E.     Tenant’s Proportionate Share:
	 	During the period commencing on the Commencement Date (i.e., November 1, 2011) and continuing until October 31, 2012, Tenant’s Proportionate Share shall be 30.05% (calculated based upon the Premises containing
12,000 rentable square feet divided by the rentable square feet within the Project (i.e., 39,929 rsf)). Thereafter, commencing on November 1, 2012 and continuing throughout the remainder of the Term, Tenant’s Proportionate Share
shall be 46.40% (calculated based upon the rentable square feet in the Premises (i.e., 18,526 rsf) divided by the rentable square feet within the Project (i.e., 39,929 rsf)).
		
	 F.     Security Deposit:
	 	A security deposit of Eighty Thousand Five Hundred Eighty-Eight and 10/100 Dollars ($80,588.10) shall be due and payable by Tenant to Landlord upon Tenant’s execution of this Lease, subject to reduction as set forth in Article
4 of this Lease.
		
	 G.     Permitted Use:
	 	General office use and research and development consistent with the character of the Project as a first-class R&D office project.
		
	 H.     Brokers:
	 	Cassidy Turley CPS (representing Landlord) and Studley (representing Tenant).
		
	 I.      Parking Passes:
	 	Tenant shall be entitled to utilize on a first-come first served basis, up to three point six (3.6) unreserved parking passes for each 1,000 rentable square feet contained in the Premises, which equals sixty-seven (67) unreserved
passes; provided, however, Tenant may elect to convert up to three (3) such unreserved parking passes to reserved parking passes, all of which such parking passes shall be subject to the terms and conditions as provided in Article 23
hereof.
		
	 J.      Initial Installment of Basic Rental
	 	The first (1st) full month’s Basic Rental of Fifteen Thousand Six Hundred and No/100 Dollars ($15,600.00) shall be due and payable by Tenant to Landlord upon Tenant’s execution of this Lease.

 ARTICLE 2 

TERM/PREMISES 
 The Term
of this Lease shall commence on the Commencement Date as set forth in Article 1.A. of the Basic Lease Provisions and shall end on the Expiration Date set forth in Article 1.A. of the Basic Lease Provisions. For purposes of this Lease, the term
“Lease Year” 

  
 2. 

 
shall mean each consecutive twelve (12) month period during the Term, with the first (1st) Lease Year commencing on the Commencement Date and the last Lease Year shall end on the
Expiration Date. Landlord may deliver to Tenant a Commencement Letter in a form substantially similar to that attached hereto as Exhibit “C”, which Tenant shall execute and return to Landlord within five (5) days of receipt thereof.
Failure of Tenant to timely execute and deliver the Commencement Letter shall constitute acknowledgment by Tenant that the statements included in such notice are true and correct, without exception. Tenant shall have access to the Premises and the
Project parking facility twenty-four (24) hours per day, seven (7) days per week and three hundred and sixty-five (365) days per year throughout the Term, subject to the terms of Articles 16 and 18 and subject to any necessary repairs
(in which case Landlord shall use commercially reasonable efforts to minimize any interference with Tenant’s business operations in connection with such repairs). 

ARTICLE 3 
 RENTAL

 (a) Basic Rental. Tenant agrees to pay to Landlord during the Term hereof, at Landlord’s office or to such other person
or at such other place as directed from time to time by written notice to Tenant from Landlord, the monthly and annual sums as set forth in Article 1.C. of the Basic Lease Provisions, payable in advance on the first (1st) day of each calendar
month, without demand, setoff or deduction, and in the event this Lease commences or the date of expiration of this Lease occurs other than on the first (1st) day or last day of a calendar month, the rent for such month shall be prorated.
Notwithstanding the foregoing, the first (1st) full month’s Basic Rental shall be paid to Landlord in accordance with Article 1.J. of the Basic Lease Provisions and, if the Commencement Date is not the first (1st) day of a month,
Basic Rental for the partial month commencing as of the Commencement Date shall be prorated based upon the actual number of days in such month and shall be due and payable upon the Commencement Date. 

(b) Direct Costs. Tenant shall pay an additional sum for each calendar year during the Term equal to the product of the amount set
forth in Article 1.E. of the Basic Lease Provisions multiplied by the amount of “Direct Costs” actually incurred by Landlord and attributable to the calendar year in question. In the event this Lease shall terminate on any date other than
the last day of a calendar year, the additional sum payable hereunder by Tenant during the calendar year in which this Lease terminates shall be prorated on the basis of the relationship which the number of days which have elapsed from the
commencement of said calendar year to and including said date on which this Lease terminates bears to three hundred sixty five (365). Any and all amounts due and payable by Tenant pursuant to this Lease (other than Basic Rental) shall be deemed
“Additional Rent” and Landlord shall be entitled to exercise the same rights and remedies upon default in these payments as Landlord is entitled to exercise with respect to defaults in monthly Basic Rental payments. 

  
 3. 

 (c) Definitions. As used herein the term “Direct Costs” shall mean
the sum of the following: 
 (i) “Tax Costs”, which shall mean any and all real estate taxes and other similar
charges on real property or improvements, assessments, water and sewer charges, and all other charges assessed, reassessed or levied upon the Project and appurtenances thereto and the parking or other facilities thereof, or the real property
thereunder (collectively the “Real Property”) or attributable thereto or on the rents, issues, profits or income received or derived therefrom which are assessed, reassessed or levied by the United States, the State of
California or any local government authority or agency or any political subdivision thereof, and shall include Landlord’s reasonable legal fees, costs and disbursements incurred in connection with proceedings for reduction of Tax Costs or any
part thereof; provided, however, if at any time after the date of this Lease the methods of taxation now prevailing shall be altered so that in lieu of or as a supplement to or a substitute for the whole or any part of any Tax Costs, there shall be
assessed, reassessed or levied (a) a tax, assessment, reassessment, levy, imposition or charge wholly or partially as a net income, capital or franchise levy or otherwise on the rents, issues, profits or income derived therefrom, or (b) a tax,
assessment, reassessment, levy (including but not limited to any municipal, state or federal levy), imposition or charge measured by or based in whole or in part upon the Real Property and imposed upon Landlord, then except to the extent such items
are payable by Tenant under Article 6 below, such taxes, assessments, reassessments or levies or the part thereof so measured or based, shall be deemed to be included in the term “Direct Costs.” 

(ii) “Operating Costs”, which shall mean all costs and expenses incurred by Landlord in connection with the
maintenance, operation, replacement, ownership and repair of the Project, the equipment, the intrabuilding cabling and wiring, adjacent walks, malls and landscaped and common areas and the parking structure, areas and facilities of the Project.
Operating Costs shall include but not be limited to, salaries, wages, medical, surgical and general welfare benefits and pension payments, payroll taxes, fringe benefits, employment taxes, workers’ compensation, uniforms and dry cleaning
thereof for all persons who perform duties connected with the operation, maintenance and repair of the Project, its equipment, the intrabuilding cabling and wiring and the adjacent walks and landscaped areas, including janitorial, gardening,
security, parking, operating engineer, elevator, painting, plumbing, electrical, carpentry, heating, ventilation, air conditioning and window washing; hired services; a reasonable allowance for depreciation of the cost of acquiring or the rental
expense of personal property used in the maintenance, operation and repair of the Project; accountant’s fees incurred in the preparation of rent adjustment statements; legal fees; real estate tax consulting fees; personal property taxes on
property used in the maintenance and operation of the Project; fees, costs, expenses or dues payable pursuant to the terms of any covenants, conditions or restrictions or owners’ association pertaining to the Project; capital expenditures
incurred to effect economies of operation of, or stability of services to, the Project and capital expenditures required by government regulations, laws, or ordinances including, but not limited to the Americans with Disabilities Act; provided,
however, that capital expenditures included in Operating Costs shall be amortized (with interest at Landlord’s actual cost of funds) over its useful life; costs incurred (capital or otherwise) on a regular recurring basis every three
(3) or more years for certain maintenance projects (e.g., parking lot slurry coat or replacement of lobby and elevator cab carpeting); costs incurred (capital or otherwise) in order for the Project, or any portion thereof, to apply for, obtain
or maintain a certification pursuant to the United States Green Building Council’s Leadership in Energy and Environmental Design (“LEED”) rating system, or other applicable certification agency, in connection with
Landlord’s sustainability 

  
 4. 

 
practices for the Project and all costs of maintaining, managing, reporting and commissioning the Project or any part thereof that was designed and/or built to be sustainable and conform with the
LEED rating system (or other applicable certification standard); the cost of all charges for electricity, gas, water and other utilities furnished to the Project to the extent not payable separately by Tenant pursuant to Article 11 below (including,
without limitation, costs incurred in connection with Landlord’s supplying of “green” or other renewable energy), and including any taxes thereon; the cost of all charges for fire and extended coverage, liability and all other
insurance in connection with the Project carried by Landlord; the cost of all building and cleaning supplies and materials; the cost of all charges for cleaning, maintenance and service contracts and other services with independent contractors and
administration fees; a property management fee (which fee may be imputed if Landlord has internalized management or otherwise acts as its own property manager but which fee shall not exceed an amount equal to three point five percent (3.5%) of
the rent and Direct Costs for the Project, per year) and license, permit and inspection fees relating to the Project. 
 Notwithstanding
anything above to the contrary, Operating Costs shall not include (1) the cost of providing any service directly to and paid directly by any tenant (outside of such tenant’s Direct Cost payments) such as where a tenant directly contracts
for electric power or other utilities with the local public services company; (2) the cost of any items for which Landlord is reimbursed by insurance proceeds, condemnation awards, a tenant of the Development (outside of such tenant’s
Direct Cost payments), or otherwise to the extent so reimbursed; (3) any real estate brokerage commissions or other costs incurred in procuring tenants, or any fee in lieu of commission; (4) amortization of principal and interest on
mortgages or ground lease payments (if any); (5) costs of items considered capital repairs, replacements, improvements and equipment under generally accepted accounting principles consistently applied except as expressly included in Operating
Costs pursuant to the immediately preceding paragraph; (6) costs incurred by Landlord due to the violation by Landlord or any tenant of the terms and conditions of any lease of space in the Development or any law, code, regulation, ordinance or
the like; (7) any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord (other than in the parking facility for the Development); (8) bad debt expenses and interest, principal, points and
fees on debts (except in connection with the financing of items which may be included in Operating Costs); (9) marketing costs, including those costs described in (3) above, attorneys’ fees in connection with the negotiation and
preparation of letters, deal memos, letters of intent, leases, subleases and/or assignments, space planning costs, and other costs and expenses incurred in connection with lease, sublease and/or assignment negotiations and transactions with present
or prospective tenants or other occupants of the Development, including attorneys’ fees and other costs and expenditures incurred in connection with disputes with present or prospective tenants or other occupants of the Development;
(10) costs, including permit, license and inspection costs, incurred with respect to the installation of other tenants’ or occupants’ improvements made for tenants or other occupants in the Development or incurred in renovating or
otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants in the Development; (11) any costs expressly excluded from Operating Costs elsewhere in this Lease; (12) costs of any items (including,
but not limited to, costs incurred by Landlord for the repair of damage to the Development) to the extent Landlord receives reimbursement from insurance proceeds or from a third party (except that any deductible amount under any insurance policy
shall be included within Operating Costs); (13) rentals and other related expenses for leasing an HVAC system, elevators, or other items (except when needed in 

  
 5. 

 
connection with normal repairs and maintenance of the Development) which if purchased, rather than rented, would constitute a capital improvement not included in Operating Costs pursuant to this
Lease; (14) depreciation, amortization and interest payments, except as specifically included in Operating Costs pursuant to the terms of this Lease and except on materials, tools, supplies and vendor-type equipment purchased by Landlord to
enable Landlord to supply services Landlord might otherwise contract for with a third party, where such depreciation, amortization and interest payments would otherwise have been included in the charge for such third party’s services, all as
determined in accordance with generally accepted accounting principles, consistently applied, and when depreciation or amortization is permitted or required, the item shall be amortized over its reasonably anticipated useful life; (15) expenses
in connection with services or other benefits which are not offered to Tenant or for which Tenant is charged for directly but which are provided to another tenant or occupant of the Development, without charge; (16) costs (including in
connection therewith all attorneys’ fees and costs of settlement, judgments and/or payments in lieu thereof) arising from claims, disputes or potential disputes in connection with potential or actual claims litigation or arbitrations pertaining
to Landlord and/or the Development, other than such claims or disputes respecting any services or equipment used in the operation of the Development by Landlord; (17) costs associated with the operation of the business of the partnership which
constitutes Landlord as the same are distinguished from the costs of operation of the Development; (18) costs incurred in connection with the original construction of the Development; (19) costs of correcting defects in or inadequacy of
the initial design or construction of the Development; and (20) costs incurred to remove, remedy, contain, or treat any Hazardous Material. 

It is understood that to the extent applicable all Operating Costs shall be calculated by Landlord in accordance with generally accepted
accounting principles or otherwise in accordance with standard real estate accounting practices utilized by institutional quality landlords in Northern California and reduced by all cash discounts, trade discounts, or quantity discounts received by
Landlord or Landlord’s managing agent in the purchase of any goods, utilities, or services in connection with the operation of the Project. 

(d) Determination of Payment. 

(i) Landlord shall give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth in
reasonable detail, Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Direct Costs for the then-current calendar year shall be (the “Estimated Direct Costs”), together
with the amount payable by Tenant for Tenant’s Proportionate Share of such Estimated Direct Costs. The failure of Landlord to timely furnish the Estimate Statement for any calendar year shall not preclude Landlord from subsequently enforcing
its rights to collect any Estimated Direct Costs under this Article 3, once such Estimated Direct Costs have been determined by Landlord. Tenant shall pay, with its next installment of Monthly Basic Rental due, a fraction of the Tenant’s
Proportionate Share of such Estimated Direct Costs for the then-current calendar year (reduced by any amounts paid pursuant to the last sentence of this Section 3(d)(i)). Such fraction shall have as its numerator the number of months which have
elapsed in such current calendar year to the month of such payment, both months inclusive, and shall have twelve (12) as its denominator. Until a new Estimate Statement is furnished, Tenant shall pay monthly, with the monthly Basic Rental
installments, an amount equal to one-twelfth (1/12th) of Tenant’s Proportionate Share of such Estimated Direct Costs set forth in the previous Estimate Statement delivered by Landlord to Tenant. 

  
 6. 

 (ii) In addition, Landlord shall endeavor to give to Tenant as soon as reasonably practicable
following the end of each calendar year, a statement (the “Statement”) which shall state in reasonable detail the Direct Costs incurred or accrued for such preceding calendar year. Upon receipt of the Statement for each
calendar year during the Term, if amounts paid by Tenant as Estimated Direct Costs are less than Tenant’s actual Proportionate Share of Direct Costs as specified on the Statement, Tenant shall pay, with its next installment of monthly Basic
Rental due, the full amount of Tenant’s actual Proportionate Share of Direct Costs for such calendar year, less the amounts, if any, paid during such calendar year as Estimated Direct Costs. If, however, the Statement indicates that amounts
paid by Tenant as Estimated Direct Costs are greater than Tenant’s actual Proportionate Share of Direct Costs as specified on the Statement, then such overpayment shall be credited against Tenant’s next installments of Estimated Direct
Costs. The failure of Landlord to timely furnish the Statement for any calendar year shall not prejudice Landlord from enforcing its rights under this Article 3, once such Statement has been delivered. Even though the Term has expired and Tenant has
vacated the Premises, when the final determination is made of Tenant’s Proportionate Share of the Direct Costs for the calendar year in which this Lease terminates, Tenant shall pay to Landlord an amount as calculated pursuant to the provisions
of this Section 3(d) within thirty (30) days after receipt of an invoice from Landlord therefor. The provisions of this Section 3(d)(ii) shall survive the expiration or earlier termination of the Term. 

(iii) Because the Project is a part of a multi-building Development, those Direct Costs attributable to the Development as a whole (and not
attributable solely to any individual building therein) shall be allocated by Landlord to the Project and to the other buildings within such Development on an equitable basis. 

(e) Audit Right. Within one hundred twenty (120) days after receipt of a Statement by Tenant (“Review
Period”), if Tenant disputes the amount set forth in the Statement, Tenant’s employees or an independent certified public accountant (which accountant is a member of a nationally or regionally recognized accounting firm and is not
retained on a contingency fee basis), designated by Tenant, may, after reasonable notice to Landlord (“Review Notice”) and at reasonable times, inspect Landlord’s records at Landlord’s offices, provided that Tenant
is not then in default after expiration of all applicable cure periods and provided further that Tenant and such accountant or representative shall, and each of them shall use their commercially reasonable efforts to cause their respective agents
and employees to, maintain all information contained in Landlord’s records in strict confidence. Notwithstanding the foregoing, Tenant shall only have the right to review Landlord’s records one (1) time during any twelve
(12) month period. If after such inspection, but within thirty (30) days after the Review Period, Tenant notifies Landlord in writing (“Dispute Notice”) that Tenant still disputes such amounts, a certification as to
the proper amount shall be made in accordance with Landlord’s standard accounting practices, at Tenant’s expense, by an independent certified public accountant selected by Landlord and reasonably approved by Tenant and who is a member of a
nationally or regionally recognized accounting firm. Tenant’s failure to deliver the Review Notice within the Review Period or to deliver the Dispute Notice within thirty (30) days after the Review Period shall be deemed to constitute
Tenant’s approval of such Statement and Tenant, thereafter, waives the right or ability 

  
 7. 

 
to dispute the amounts set forth in such Statement. If Tenant timely delivers the Review Notice and the Dispute Notice, Landlord shall cooperate in good faith with Tenant and the accountant to
show Tenant and the accountant the information upon which the certification is to be based. However, if such certification by the accountant proves that the Direct Costs set forth in the Statement were overstated by more than five percent (5%), then
the cost of the accountant and the cost of such certification shall be paid for by Landlord. Promptly following the parties receipt of such certification, the parties shall make such appropriate payments or reimbursements, as the case may be, to
each other, as are determined to be owing pursuant to such certification. Tenant agrees that this section shall be the sole method to be used by Tenant to dispute the amount of any Direct Costs payable by Tenant pursuant to the terms of this Lease,
and Tenant hereby waives any other rights at law or in equity relating thereto. 
 ARTICLE 4 

SECURITY DEPOSIT/LETTER OF CREDIT 

Unless Tenant elects to deliver the Letter of Credit as further provided herein, concurrently with Tenant’s execution of this Lease,
Tenant shall deposit with Landlord the sum set forth in Article 1.F. of the Basic Lease Provisions as security for the full and faithful performance of every provision of this Lease to be performed by Tenant. If Tenant breaches any provision of this
Lease, including but not limited to the payment of rent, Landlord may use all or any part of this security deposit for the payment of any rent or any other sums in default, or to compensate Landlord for any other loss or damage which Landlord may
suffer by reason of Tenant’s default. If any portion of said deposit is so used or applied, Tenant shall, within ten (10) business days after written demand therefor, deposit cash with Landlord in an amount sufficient to restore the
security deposit to its full amount. Tenant agrees that Landlord shall not be required to keep the security deposit in trust, segregate it or keep it separate from Landlord’s general funds, but Landlord may commingle the security deposit with
its general funds and Tenant shall not be entitled to interest on such deposit. At the expiration of the Term, and provided there then exists no default by Tenant hereunder after any applicable notice and cure period, the security deposit or any
balance thereof shall be returned to Tenant (or, at Landlord’s option, to Tenant’s “Transferee”, as such term is defined in Article 15 below), provided that subsequent to the expiration of this Lease, Landlord may retain from
said security deposit (a) an amount reasonably estimated by Landlord to cover potential Direct Cost reconciliation payments due with respect to the calendar year in which this Lease terminates or expires (such amount so retained shall not, in
any event, exceed ten percent (10%) of estimated Direct Cost payments due from Tenant for such calendar year through the date of expiration or earlier termination of this Lease and any amounts so retained and not applied to such reconciliation
shall be returned to Tenant within thirty (30) days after Landlord’s delivery of the Statement for such calendar year), (b) any and all amounts reasonably estimated by Landlord to cover the anticipated costs to be incurred by Landlord
to remove any signage provided to Tenant under this Lease, to remove cabling and other items required to be removed by Tenant under Section 29(b) below and to repair any damage caused by such removal (in which case any excess amount so retained
by Landlord shall be returned to Tenant within thirty (30) days after such removal and repair) unless Tenant has removed said items, and (c) any and all amounts permitted by law or this Article 4. Tenant hereby waives the provisions of
Section 1950.7 of the California Civil Code and all other provisions of law, now or hereafter in effect, which provide that Landlord may claim from a 

  
 8. 

 
security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in
addition, claim those sums specified in this Article 4 above, and all of Landlord’s damages under this Lease and California law including, but not limited to, any damages accruing upon termination of this Lease under Section 1951.2 of the
California Civil Code and/or those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the acts or omissions of Tenant or any officer, employee, agent, contractor or invitee of
Tenant. 
 Alternatively, in lieu of the Security Deposit described in the immediately preceding paragraph, concurrently with Tenant’s
execution of this Lease, Tenant may deliver to Landlord an unconditional, irrevocable and renewable letter of credit (“Letter of Credit”) in favor of Landlord in the form attached hereto as Exhibit “D”, issued by a
financial institution satisfactory to Landlord, in the principal amount of $80,588.10 (“Stated Amount”), to be held by Landlord in accordance with the terms, provisions and conditions of this Lease. Tenant shall pay all
expenses, points and/or fees incurred by Tenant in obtaining the Letter of Credit. If the Letter of Credit delivered by Tenant is inconsistent with the form attached hereto as Exhibit D (including, without limitation, the wrong name or address for
the Beneficiary), Landlord may so notify Tenant in writing, in which case Tenant shall cause the Letter of Credit to be corrected within five (5) business days after such notice. Landlord shall be entitled to draw upon the Letter of Credit if
the credit rating or financial condition of the issuer of the Letter of Credit is no longer acceptable to Landlord. Following any such draw by Landlord on the Letter of Credit solely because of the deterioration of the creditworthiness of the issuer
of the Letter of Credit, Landlord will disburse such Letter of Credit proceeds to Tenant provided (i) Tenant delivers to Landlord a replacement Letter of Credit from a financial institution satisfactory to Landlord in the form attached hereto
as Exhibit “D” within sixty (60) days after Landlord’s draw thereon, (ii) there exists no event of default with respect to any provision of this Lease, and (iii) Tenant pays all of Landlord’s fees and expenses
incurred in connection with such disbursement; provided, however, if any of the three (3) foregoing conditions are not satisfied, the proceeds received from such draw shall constitute Landlord’s property (and not Tenant’s property or
the property of the bankruptcy estate of Tenant) and Landlord may then use, apply or retain all or any part of the proceeds for the purposes set forth in clauses (1) through (5) of the next paragraph. 

The Letter of Credit shall state that an authorized officer or other representative of Landlord may make demand on Landlord’s behalf for
the Stated Amount of the Letter of Credit, or any portion thereof, and that the issuing bank must immediately honor such demand, without qualification or satisfaction of any conditions, except the proper identification of the party making such
demand. In addition, the Letter of Credit shall indicate that it is transferable in its entirety by Landlord as beneficiary and that upon receiving written notice of transfer, and upon presentation to the issuing bank of the original Letter of
Credit, the issuer or confirming bank will reissue the Letter of Credit naming such transferee as the beneficiary. Tenant shall be responsible for the payment to the issuing bank of any transfer costs imposed by the issuing bank in connection with
any such transfer. If (A) the term of the Letter of Credit held by Landlord will expire prior to the last day of the Term and the Letter of Credit is not extended, or a new Letter of Credit for an extended period of time is not substituted, in
either case at least sixty (60) days prior to the expiration of the Letter of Credit, or (B) Tenant commits a default with respect to any provision of this Lease, including the filing of a voluntary petition under Title 11 of the

  
 9. 

 
United States Code (i.e., the Bankruptcy Code), or otherwise becomes a debtor in any case or proceeding under the Bankruptcy Code, as now existing or hereinafter amended, or any similar
law or statute, Landlord may (but shall not be required to) draw upon all or any portion of the Stated Amount of the Letter of Credit, and the proceeds received from such draw shall constitute Landlord’s property (and not Tenant’s property
or the property of the bankruptcy estate of Tenant) and Landlord may then use, apply or retain all or any part of the proceeds (1) for the payment of any sum which is in default, (2) to reimburse Landlord for costs incurred by Landlord in
connection with this Lease (including, without limitation, any costs incurred by Landlord to improve the Premises, any Improvement Allowance, and any brokerage commissions and attorneys’ fees), (3) for the payment of any other amount which
Landlord may spend or become obligated to spend by reason of Tenant’s default, (4) to compensate Landlord for any loss or damage which Landlord may suffer by reason of Tenant’s default or (5) as prepaid rent to be applied against
Tenant’s Basic Rental obligations for the last month of the Term and the immediately preceding month(s) of the Term until the remaining proceeds are exhausted. If any portion of the Letter of Credit proceeds are so used or applied, Tenant
shall, within ten (10) days after demand therefor, post an additional Letter of Credit in an amount to cause the aggregate amount of the unused proceeds and such new Letter of Credit to equal the Stated Amount required in this Article 4 above.
Landlord shall not be required to keep any proceeds from the Letter of Credit separate from its general funds. Should Landlord sell its interest in the Premises during the Term and if Landlord deposits with the purchaser thereof the Letter of Credit
or any proceeds of the Letter of Credit, thereupon Landlord shall be discharged from any further liability with respect to the Letter of Credit and said proceeds and Tenant shall look solely to such transferee for the return of the Letter of Credit
or any proceeds therefrom. The Letter of Credit or any remaining proceeds of the Letter of Credit held by Landlord after expiration of the Term, after any deductions described in this Article 4 above, shall be returned to Tenant or, at
Landlord’s option, to the last assignee of Tenant’s interest hereunder, within sixty (60) days following the expiration of the Term. 

The use, application or retention of the Letter of Credit, the proceeds or any portion thereof, shall not prevent Landlord from exercising any
other rights or remedies provided under this Lease, it being intended that Landlord shall not be required to proceed against the Letter of Credit, and such use, application or retention of the Letter of Credit shall not operate as a limitation on
any recovery to which Landlord may otherwise be entitled. No trust relationship is created herein between Landlord and Tenant with respect to the Letter of Credit. 

Landlord and Tenant acknowledge and agree that in no event or circumstance shall the Letter of Credit, any renewal thereof or substitute
therefor or the proceeds thereof be (i) deemed to be or treated as a “security deposit” within the meaning of California Civil Code Section 1950.7, (ii) subject to the terms of such Section 1950.7, or
(iii) intended to serve as a “security deposit” within the meaning of such Section 1950.7. The parties hereto (A) recite that the Letter of Credit is not intended to serve as a security deposit and such Section 1950.7
and any and all other laws, rules and regulations applicable to security deposits in the commercial context (“Security Deposit Laws”) shall have no applicability or relevancy thereto and (B) waive any and all rights,
duties and obligations either party may now or, in the future, will have relating to or arising from the Security Deposit Laws. Notwithstanding the foregoing, to the extent California Civil Code Section 1950.7 in any way: (a) is applicable
to this Lease or the Letter of Credit (or any proceeds thereof); or (b) controls Landlord’s rights to draw on the Letter of Credit 

  
 10. 

 
or apply the proceeds of the Letter of Credit to any amounts due under the Lease or any damages Landlord may suffer following termination of this Lease, then Tenant fully and irrevocably waives
the benefits and protections of Section 1950.7 of the California Civil Code, it being agreed that Landlord may recover from the Letter of Credit (or its proceeds) all of Landlord’s damages under this Lease and California law including, but
not limited to, any damages accruing upon the termination of this Lease in accordance with this Lease and Section 1951.2 of the California Civil Code. 

Subject to the remaining terms of this grammatical paragraph, Tenant shall have the right to reduce the amount of the Security Deposit or the
initial Stated Amount of the Letter of Credit (as applicable) so that the new Security Deposit amount (or Letter of Credit Stated Amount) will be $54,836.96 effective as of November 1, 2013. However, notwithstanding anything to the contrary
contained herein, if an event of default has occurred at any time prior to the effective date of such reduction of the Security Deposit (or Letter of Credit), then Tenant shall have no further right to reduce the amount of the Security Deposit (or
Letter of Credit) as described herein until such default has been cured by Tenant to Landlord’s satisfaction. 
 Upon Landlord’s
receipt of the Security Deposit or Letter of Credit as provided in this Article 4 above, Landlord shall promptly return to Tenant the existing Security Deposit or Letter of Credit then held by Landlord under this Article 4, as the case may be. 

ARTICLE 5 
 HOLDING OVER

 Should Tenant (or any subtenant, assignee or other party occupying the Premises by, through, under, or with the permission of
Tenant), without Landlord’s written consent, hold over after termination of this Lease, Tenant shall, at Landlord’s option, become either a tenant at sufferance or a month-to-month tenant upon each and all of the terms herein provided as
may be applicable to such a tenancy and any such holding over shall not constitute an extension of this Lease. During such holding over, Tenant shall pay in advance, monthly, Basic Rental at a rate equal to one hundred fifty percent (150%) of
the rate in effect for the last month of the Term of this Lease or one hundred fifty percent (150%) of Landlord’s then asking rate for comparable space in the Project, whichever is greater, in addition to, and not in lieu of, all other
payments required to be made by Tenant hereunder including but not limited to Tenant’s Proportionate Share of Direct Costs. Nothing contained in this Article 5 shall be construed as consent by Landlord to any holding over of the Premises by
Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or earlier termination of the Term. If Landlord provides Tenant with at least
thirty (30) days prior written notice that Landlord has a signed proposal or lease from a succeeding tenant to lease the Premises, and if Tenant fails to surrender the Premises upon the later of: (a) the date of expiration of such thirty
(30) day period, or (b) the date of expiration or termination of this Lease, Tenant agrees to indemnify, defend and hold Landlord harmless from all costs, loss, expense or liability, including without limitation, claims made by any
succeeding tenant and real estate brokers claims and attorney’s fees and costs. 

  
 11. 

 ARTICLE 6 

OTHER TAXES 
 Tenant shall
pay, prior to delinquency, all taxes assessed against or levied upon trade fixtures, furnishings, equipment and all other personal property of Tenant located in the Premises. In the event any or all of Tenant’s trade fixtures, furnishings,
equipment and other personal property shall be assessed and taxed with property of Landlord, or if the cost or value of any leasehold improvements in the Premises exceeds the cost or value of a Project-standard buildout as determined by Landlord
and, as a result, real property taxes for the Project are increased, Tenant shall pay to Landlord, within ten (10) days after delivery to Tenant by Landlord of a written statement setting forth such amount, the amount of such taxes applicable
to Tenant’s property or above-standard improvements. Tenant shall assume and pay to Landlord at the time Basic Rental next becomes due (or if assessed after the expiration of the Term, then within ten (10) days), any excise, sales, use,
rent, occupancy, garage, parking, gross receipts or other taxes (other than net income taxes) which may be assessed against or levied upon Landlord on account of the letting of the Premises or the payment of Basic Rental or any other sums due or
payable hereunder, and which Landlord may be required to pay or collect under any law now in effect or hereafter enacted. In addition to Tenant’s obligation pursuant to the immediately preceding sentence, Tenant shall pay directly to the party
or entity entitled thereto all business license fees, gross receipts taxes and similar taxes and impositions which may from time to time be assessed against or levied upon Tenant, as and when the same become due and before delinquency.
Notwithstanding anything to the contrary contained herein, any sums payable by Tenant under this Article 6 shall not be included in the computation of “Tax Costs.” 

ARTICLE 7 
 USE 

Tenant shall use and occupy the Premises only for the use set forth in Article 1.G. of the Basic Lease Provisions and shall not use or occupy
the Premises or permit the same to be used or occupied for any other purpose without the prior written consent of Landlord, which consent may be given or withheld in Landlord’s sole and absolute discretion, and Tenant agrees that it will use
the Premises in such a manner so as not to interfere with or infringe upon the rights of other tenants or occupants in the Project. Tenant shall, at its sole cost and expense, promptly comply with all laws, statutes, ordinances, governmental
regulations or requirements now in force or which may hereafter be in force relating to or affecting (a) the condition, use or occupancy of the Premises or the Project (excluding structural changes to the Project not related to Tenant’s
particular use of the Premises), and (b) improvements installed or constructed in the Premises by or for the benefit of Tenant. Tenant shall not permit more than six (6) people per one thousand (1,000) rentable square feet of the
Premises to occupy the Premises at any time. Tenant shall not do or permit to be done anything which would invalidate or increase the cost of any insurance policy covering the Project and/or the property located therein and Tenant shall comply with
all rules, orders, regulations and requirements of any organization which sets out standards, requirements or recommendations commonly referred to by major fire insurance underwriters, and Tenant shall promptly upon demand reimburse Landlord for any
additional premium charges for any such insurance policy assessed or increased by reason of Tenant’s 

  
 12. 

 
failure to comply with the provisions of this Article 7. Tenant shall comply with Landlord’s reasonable sustainability practices and shall not permit any use of the Premises which may affect
the continued certification of the Project issued pursuant to the LEED rating system (or other applicable certification standard). 

ARTICLE 8 
 CONDITION OF
PREMISES 
 (a) Condition of Premises. Tenant hereby acknowledges that Tenant has been and continues as of the date of this Lease
to occupy the Premises as a subtenant of Landlord. Consequently, Tenant hereby agrees that except as expressly provided further in this Section 8(a) and Section 8(b) below, the Premises shall be taken “as is”, “with all
faults”, “without any representations or warranties”, and Tenant hereby agrees and warrants that it has investigated and inspected the condition of the Premises and the suitability of same for Tenant’s purposes, and Tenant does
hereby waive and disclaim any objection to, cause of action based upon, or claim that its obligations hereunder should be reduced or limited because of the condition of the Premises or the Project or the suitability of same for Tenant’s
purposes. Tenant acknowledges that neither Landlord nor any agent nor any employee of Landlord has made any representations or warranty with respect to the Premises or the Project or with respect to the suitability of either for the conduct of
Tenant’s business and Tenant expressly warrants and represents that Tenant has relied solely on its own investigation and inspection of the Premises and the Project in its decision to enter into this Lease and let the Premises in the
above-described condition. Nothing contained herein is intended to, nor shall, obligate Landlord to implement sustainability practices for the Project or to seek certification under, or make modifications in order to obtain, a certification from
LEED or any other comparable certification. The existing leasehold improvements in the Premises as of the date of this Lease, together with the Refurbished Improvements described in Section 8(b) below may be collectively referred to herein as
the “Tenant Improvements.” The taking of possession of the Premises by Tenant shall conclusively establish that the Premises and the Project were at such time in satisfactory condition. Tenant hereby waives subsection 1 of
Section 1932 and Sections 1941 and 1942 of the Civil Code of California or any successor provision of law. Notwithstanding the provisions of this Section 8(a) above, Landlord shall cause the HVAC System (as defined in Section 1 1
(a) but excluding any dedicated HVAC units installed by or on behalf of Tenant in the Premises), electrical, plumbing and mechanical systems serving the Premises to be in good working order and the roof of the Project to be leak free as of the
Commencement Date. In furtherance of the foregoing, any claims by Tenant under the preceding sentence relating to the electrical, plumbing and mechanical systems shall be made in writing not later than the tenth (10th) day after the
Commencement Date and any claims by Tenant under the preceding sentence relating to the HVAC System and/or roof membrane shall be made in writing not later than the thirtieth (30th) day after the Commencement Date. In the event Tenant fails to
deliver a written claim to Landlord on or before such tenth (10th) day with respect to the electrical, plumbing and mechanical systems or thirtieth (30th ) day with respect to the HVAC System and the roof membrane, then Landlord shall be
conclusively deemed to have satisfied its obligations with respect to such systems under this Section 8(a). Landlord’s obligations pursuant this Section 8(a) shall specifically exclude any obligation to repair any damage caused to the
HVAC System, roof membrane, mechanical, electrical and plumbing systems by Tenant or the Tenant’s agents, contractors or employees. 

  
 13. 

 (b) Refurbishment Allowance. Notwithstanding anything to the contrary contained herein,
Tenant shall be entitled to renovate the tenant improvements existing in the Premises as of the date hereof in accordance with this Section 8(b). In connection therewith, Tenant shall be entitled to a one-time tenant refurbishment allowance
(the, “Refurbishment Allowance”) in the amount of Ninety-Two Thousand Six Hundred Thirty and No/100 Dollars ($92,630.00) (calculated based upon Five and No/100 Dollars ($5.00) per rentable square feet within the Premises) for
the costs relating to the design and construction of certain renovations to the tenant improvements in the Premises that are to be permanently affixed to the Premises (the “Refurbished Improvements”). 

(i) Except as set forth in this Section 8(b), the Refurbishment Allowance shall be disbursed by Landlord for the following items and
costs only (collectively, the “Refurbishment Allowance Items”): (A) payment of the fees of the architect and engineer(s) retained by Tenant (if any), and payment of the fees incurred by, and the cost of documents and
materials supplied by, Landlord and Landlord’s consultants in connection with the review of the plans and specifications prepared for the Refurbished Improvements (the, “Refurbishment Drawings”) if any, (B) the
payment of plan check, permit and license fees relating to construction of the Refurbished Improvements, (C) the cost of construction of the Refurbished Improvements, including, without limitation, testing and inspection costs, trash removal
costs, and contractors’ fees and general conditions, (D) the cost of any changes in the existing Project when such changes are required by the Refurbishment Drawings, such cost to include all direct architectural and/or engineering fees
and expenses incurred in connection therewith, (E) the cost of any changes to the Refurbishment Drawings or Refurbished Improvements required by applicable building codes; and (F) sales and use taxes and Title 24 fees. 

(ii) Tenant shall retain an architect/space planner reasonably approved by Landlord (the “Architect”) to prepare any
necessary Refurbishment Drawings for the Refurbished Improvements. If necessary (as determined by Landlord in its reasonable discretion), Tenant shall also retain the engineering consultants designated by Landlord (the
“Engineers”) to prepare all plans and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC and life safety work of the Refurbished Improvements. Tenant shall submit any Refurbishment
Drawings to Landlord for Landlord’s reasonable approval. 
 (iii) The contractor which shall construct the Refurbished Improvements
shall be a contractor designated and retained by Tenant and reasonably approved by Landlord (the “Contractor”). Promptly after Landlord’s approval of the Refurbishment Drawings for the Refurbished Improvements, Tenant
shall cause the Contractor to construct the Refurbished Improvements in the Premises in accordance with the approved Refurbishment Drawings. 

  
 14. 

 (iv) Provided that Tenant is not in default on any of its obligations under this Lease after any
applicable notice and cure period, upon completion of the Refurbished Improvements, Landlord shall make a disbursement of the Refurbishment Allowance for Refurbishment Allowance Items for the benefit of Tenant and shall authorize the release of
monies for the benefit of Tenant as follows: 
 A. Disbursement. Tenant shall deliver to Landlord: (1) a request for payment of
Tenant’s Contractor; (2) invoices from all subcontractors, laborers, materialmen and suppliers used by Tenant in connection with the Refurbished Improvements (such subcontractors, laborers, materialmen and suppliers, and the Tenant’s
Contractor may be known collectively as “Tenant’s Agents”, for labor rendered and materials delivered to the Premises for the Refurbished Improvements; (3) executed conditional mechanics’ lien releases from all
of Tenant’s Agents which shall comply with the appropriate provisions, as reasonably determined by Landlord, of California Civil Code Section 3262(d) and either Section 3262(d)(3) or Section 3262(d)(4); and (4) all other
information reasonably requested by Landlord. Tenant’s request for payment shall be deemed Tenant’s acceptance and approval of the work furnished and/or the materials supplied as set forth in Tenant’s payment request. Promptly
thereafter, assuming Landlord receives all of the applicable information described in items (1) through (4) above, Landlord shall deliver a check to Tenant (or at Landlord’s election to Tenant’s Contractor and/or Tenant’s
Agents) in payment of the amounts so requested by Tenant (but in no event to exceed the amount of the Refurbishment Allowance), provided that Landlord does not dispute any request for payment based on non-compliance of any work with the
Refurbishment Drawings, or due to any substandard work. Landlord’s payment of such amounts shall not be deemed Landlord’s approval or acceptance of the work furnished or materials supplied as set forth in Tenant’s payment request.

 B. Other Terms. Landlord shall only be obligated to make disbursements from the Refurbishment Allowance to the extent costs are incurred
by Tenant for Refurbishment Allowance Items. All Refurbishment Allowance Items for which the Refurbishment Allowance has been made available shall be deemed Landlord’s property. In no event shall Tenant be entitled to any credit for any unused
portion of the Refurbishment Allowance. In addition, all of Tenant’s Agents shall be subject to Landlord’s prior written approval (which approval shall not be unreasonably withheld), except that subcontractors of Landlord’s selection
shall be retained by the Tenant’s Contractor to perform all lifesafety, mechanical, electrical, plumbing, structural and heating, ventilation and air conditioning work. Except as set forth in this Section 8(b), the terms and conditions of
Section 9(c), (d) and (e) below shall otherwise apply to the Refurbished Improvements and Tenant’s construction thereof. 

(v) No Rent Abatement. Tenant acknowledges that the work to be performed by Tenant pursuant to this Section 8(b) above shall be
performed during the initial Term, that Tenant shall be entitled to (but shall not be obligated to) conduct business throughout the course of construction of such renovations and that Tenant shall not be entitled to any abatement of rent, nor shall
Tenant be deemed to be constructively evicted from the Premises, as a result of the construction of such renovations. 

  
 15. 

 ARTICLE 9 

REPAIRS AND ALTERATIONS 

(a) Landlord’s Obligations. Landlord shall maintain the structural portions of the Project, including the foundation,
floor/ceiling slabs, roof, curtain wall, exterior glass, columns, beams, shafts, stairs, stairwells, elevator cabs and common areas, and shall also maintain and repair the basic mechanical, electrical, life safety, plumbing, sprinkler systems and
heating, ventilating and air-conditioning systems (provided, however, that Landlord’s obligation with respect to any such systems shall be to repair and maintain those portions of the systems located in the core of the Project or in other areas
outside of the Premises, but Tenant shall be responsible to repair and maintain any distribution of such systems throughout the Premises). 

(b) Tenant’s Obligations. Except as expressly provided as Landlord’s obligation in this Article 9, Tenant shall keep the
Premises in good condition and repair and in compliance with Landlord’s sustainability practices including, without limitation, compliance with any LEED rating system (or other certification standard) applicable to the Project. All damage or
injury to the Premises or the Project resulting from the act or negligence of Tenant, its employees, agents or visitors, guests, invitees or licensees or by the use of the Premises, shall be promptly repaired by Tenant at its sole cost and expense,
to the satisfaction of Landlord; provided, however, that for damage to the Project as a result of casualty or for any repairs that may impact the mechanical, electrical, plumbing, heating, ventilation or air-conditioning systems of the Project,
Landlord shall have the right (but not the obligation) to select the contractor and oversee all such repairs. Landlord may make any repairs which are not promptly made by Tenant after Tenant’s receipt of written notice and the reasonable
opportunity of Tenant to make said repair within fifteen (15) business days from receipt of said written notice, and charge Tenant for the cost thereof, which cost shall be paid by Tenant within ten (10) days from invoice from Landlord.
Tenant shall be responsible for the design and function of all non-standard improvements of the Premises, whether or not installed by Landlord at Tenant’s request. Tenant waives all rights to make repairs at the expense of Landlord, or to
deduct the cost thereof from the rent. 
 (c) Alterations. Tenant shall make no alterations, installations, changes or additions in
or to the Premises or the Project (collectively, “Alterations”) without Landlord’s prior written consent which consent shall not be unreasonably withheld, conditioned or delayed. Without limitation as to other grounds
for Landlord withholding its consent to any proposed Alteration, Landlord may withhold its consent to a proposed Alteration if Landlord determines that such Alteration is not compatible with any existing or planned future certification of the
Project under the LEED rating system (or other applicable certification standard). Any Alterations approved by Landlord must be performed in accordance with the terms hereof, using only contractors or mechanics approved by Landlord in writing and
upon the approval by Landlord in writing of fully detailed and dimensioned plans and specifications pertaining to the Alterations in question, to be prepared and submitted by Tenant at its sole cost and expense. Tenant shall at its sole cost and
expense obtain all necessary approvals and permits pertaining to any Alterations approved by Landlord. Tenant shall cause all Alterations to be performed in a good and workmanlike manner, in conformance with all applicable federal, state, county and
municipal laws, rules and regulations, pursuant to a valid building permit, and in conformance with Landlord’s 

  
 16. 

 
construction rules and regulations. If Landlord, in approving any Alterations, specifies a commencement date therefor, Tenant shall not commence any work with respect to such Alterations prior to
such date. Notwithstanding anything to the contrary contained herein, Tenant may make strictly cosmetic changes to the finish work in the Premises (the “Cosmetic Alterations”) without Landlord’s consent, provided that
the aggregate cost of any such alterations does not exceed Fifty Thousand Dollars ($50,000.00) in any twelve (12) month period, and further provided that such alterations do not (i) require any structural or other substantial modifications
to the Premises, (ii) require any changes to, nor adversely affect, the systems and equipment of the Project, and (iii) affect the exterior appearance of the Project. Tenant shall give Landlord at least fifteen (15) days prior notice
of such Cosmetic Alterations, which notice shall be accompanied by reasonably adequate evidence that such changes meet the criteria contained in this Article 9. Tenant hereby agrees to indemnify, defend, and hold Landlord free and harmless from all
liens and claims of lien, and all other liability, claims and demands arising out of any work done or material supplied to the Premises by or at the request of Tenant in connection with any Alterations. 

(d) Insurance; Liens. Prior to the commencement of any Alterations (other than Cosmetic Alterations), Tenant shall provide Landlord
with evidence that Tenant carries “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood that
all such Alterations shall be insured by Tenant pursuant to Article 14 of this Lease immediately upon completion thereof. In addition, Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of
security satisfactory to Landlord in an amount sufficient to ensure the lien free completion of such Alterations and naming Landlord as a co-obligee. 

(e) Costs and Fees; Removal. If permitted Alterations are made, they shall be made at Tenant’s sole cost and expense and shall be
and become the property of Landlord, except that Landlord may, by written notice to Tenant given at the time of Tenant’s request for consent to such Alteration (provided Tenant requests that Landlord make such determination at the time of
Tenant’s request for consent) or in the case of Cosmetic Alterations, by written notice to Tenant within fifteen (15) days after Landlord’s receipt of Tenant’s notice of such Cosmetic Alterations (provided Tenant requests that
Landlord make such determination at the time of Tenant’s notice), require Tenant at Tenant’s expense to remove all partitions, counters, railings, Improvements and other Alterations from the Premises, and to repair any damage to the
Premises and the Project caused by such removal. Any and all costs attributable to or related to the applicable building codes of the city in which the Project is located (or any other authority having jurisdiction over the Project) arising from
Tenant’s plans, specifications, improvements, Alterations or otherwise shall be paid by Tenant at its sole cost and expense. With regard to repairs, Alterations (other than Cosmetic Alterations) or any other work arising from or related to this
Article 9, Landlord shall be entitled to receive an administrative/coordination fee (which fee shall vary depending upon whether or not Tenant orders the work directly from Landlord but shall in no event exceed three percent (3%) of the hard
costs of such work) sufficient to compensate Landlord for all overhead, general conditions, fees and other costs and expenses arising from Landlord’s involvement with such work. The construction of the initial Refurbished Improvements to the
Premises shall be governed by the terms of Section 8(b) above. 

  
 17. 

 ARTICLE 10 

LIENS 
 Tenant shall keep
the Premises and the Project free from any mechanics’ liens, vendors liens or any other liens arising out of any work performed, materials furnished or obligations incurred by Tenant, and Tenant agrees to defend, indemnify and hold Landlord
harmless from and against any such lien or claim or action thereon, together with costs of suit and reasonable attorneys’ fees and costs incurred by Landlord in connection with any such claim or action. Before commencing any work of alteration,
addition or improvement to the Premises, Tenant shall give Landlord at least ten (10) business days’ written notice of the proposed commencement of such work (to afford Landlord an opportunity to post appropriate notices of
non-responsibility). In the event that there shall be recorded against the Premises or the Project or the property of which the Premises is a part any claim or lien arising out of any such work performed, materials furnished or obligations incurred
by Tenant and such claim or lien shall not be removed or discharged within ten (10) days of filing, Landlord shall have the right but not the obligation to pay and discharge said lien without regard to whether such lien shall be lawful or
correct (in which case Tenant shall reimburse Landlord for any such payment made by Landlord within ten (10) days following written demand), or to require that Tenant promptly deposit with Landlord in cash, lawful money of the United States,
one hundred fifty percent (150%) of the amount of such claim, which sum may be retained by Landlord until such claim shall have been removed of record or until judgment shall have been rendered on such claim and such judgment shall have become
final, at which time Landlord shall have the right to apply such deposit in discharge of the judgment on said claim and any costs, including attorneys’ fees and costs incurred by Landlord, and shall remit the balance thereof to Tenant. 

ARTICLE 11 
 PROJECT
SERVICES 
 (a) Basic Services. Landlord shall provide the existing equipment servicing the Premises in its “as is”
condition in order to provide electric current, heat and air-conditioning therein. Landlord and Tenant hereby acknowledge that an independent heating, ventilation and air-conditioning system (“HVAC System”) will service the
Premises. Landlord shall be responsible, at Tenant’s sole cost and expense, for repair and maintenance of the HVAC System and in connection therewith, Landlord shall retain a service and maintenance contract for the HVAC System with a
contractor designated by Landlord, provided the rates charged by such contractor shall be reasonably competitive with rates charged for comparable service at comparable buildings in Santa Clara, California. Tenant shall pay the cost of the service
and maintenance contract for the HVAC System in the Premises, as Additional Rent, within ten (10) days of receipt of billings therefore from Landlord. Alternatively, Landlord may, at its option, elect to have the HVAC System for the Premises
maintained in common with other equipment at the Project. In such event, within ten (10) business days after receipt of billings therefor and as Additional Rent, Tenant shall pay its prorata share of such maintenance costs, which share shall be
established in an equitable manner by Landlord based upon the relative tonnage provided to the Premises, compared to the total tonnage under contract, or some other reasonable means of allocation as selected by Landlord. Landlord’s good faith
judgment as to the allocation of the 

  
 18. 

 
charges described in this paragraph above shall be conclusive. Included in the charges to be allocated to Tenant shall be, without limitation, the cost of the maintenance contract for the HVAC
System. In addition, the costs for repair and replacement of the HVAC System not covered by the maintenance contract or any warranty or insurance shall be amortized (with interest imputed on the unpaid principal balance at the rate of ten percent
(10%) per annum) over the useful life of the repair or replacement (as reasonably determined by Landlord), and any such monthly amortization which falls within the Term shall be paid by Tenant in monthly installments, as Additional Rent, with
each payment of Basic Rental thereafter. The electricity furnished to the Premises (including electricity to the HVAC System) shall, at Landlord’s election, be separately metered or submetered, and (i) if separately metered, then Tenant
shall contract with, and make payments directly to, the entity providing such electricity or (ii) if submetered, then Tenant shall pay to Landlord, within ten (10) days after demand therefor, the costs of all electric current consumed by
Tenant in the Premises as shown by said submeter. The cost of any such separate meter or submeter and the installation, maintenance and repair thereof shall be paid by Landlord. Tenant shall be responsible for retaining a bonded janitorial
contractor, which contractor shall provide services seven (7) days per week and be reasonably approved by Landlord, and Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide janitorial service to the Premises.
Tenant shall cooperate with Landlord’s efforts to cause the utilities for the Project to comply with Landlord’s sustainability practices and any LEED rating (or other applicable certification standard) applicable to the Project. Such
efforts may include, without limitation, the use of energy efficient bulbs in task lighting, energy efficient lighting controls and measures to avoid over-lighting interior spaces. Tenant shall comply with all rules and regulations which Landlord
may establish for the proper functioning and protection of any common systems of the Project. Except as provided in Section 11(d) below, Landlord shall not be liable for and there shall be no rent abatement as a result of, any stoppage,
reduction or interruption of any such services caused by governmental rules, regulations or ordinances, riot, strike, labor disputes, breakdowns, accidents, necessary repairs or other cause. Except as specifically provided in this Article 11, Tenant
agrees to pay for all utilities and other services utilized by Tenant and any additional building services furnished to Tenant which are not uniformly furnished to all tenants of the Project at the rate generally charged by Landlord to tenants of
the Project for such utilities or services. 
 (b) HVAC Balance. If any lights, machines or equipment (including but not limited to
computers and computer systems and appurtenances) are used by Tenant in the Premises which materially affect the temperature otherwise maintained by the air conditioning system, or generate substantially more heat in the Premises than would be
generated by the building standard lights and usual office equipment, Landlord shall have the right to install any machinery and equipment which Landlord reasonably deems necessary to restore temperature balance, including but not limited to
modifications to the standard air conditioning equipment, and the cost thereof, including the cost of installation and any additional cost of operation and maintenance occasioned thereby, shall be paid by Tenant to Landlord upon demand by Landlord.

 (c) Telecommunications. Upon request from Tenant from time to time, Landlord will provide Tenant with a listing of
telecommunications and media service providers serving the Project, and Tenant shall have the right to contract directly with the providers of its choice. If Tenant wishes to contract with or obtain service from any provider which does not currently
serve the Project or wishes to obtain from an existing carrier services which will require the 

  
 19. 

 
installation of additional equipment, such provider must, prior to providing service, enter into a written agreement with Landlord setting forth the terms and conditions of the access to be
granted to such provider. In considering the installation of any new or additional telecommunications cabling or equipment at the Project, Landlord will consider all relevant factors in a reasonable and non-discriminatory manner, including, without
limitation, the existing availability of services at the Project, the impact of the proposed installations upon the Project and its operations and the available space and capacity for the proposed installations. Landlord may also consider whether
the proposed service may result in interference with or interruption of other services at the Project or the business operations of other tenants or occupants of the Project. In no event shall Landlord be obligated to incur any costs or liabilities
in connection with the installation or delivery of telecommunication services or facilities at the Project. All such installations shall be subject to Landlord’s prior approval and shall be performed in accordance with the terms of Article 9.
If Landlord approves the proposed installations in accordance with the foregoing, Landlord will deliver its standard form agreement upon request and will use commercially reasonable efforts to promptly enter into an agreement on reasonable and
non-discriminatory terms with a qualified, licensed and reputable carrier confirming the terms of installation and operation of telecommunications equipment consistent with the foregoing. 

(d) Abatement Event. An “Abatement Event” shall be defined as an event that prevents Tenant from using the
Premises or any portion thereof, as a result of any failure to provide services or access to the Premises, where (i) Tenant does not actually use the Premises or such portion thereof, and (ii) such event is not caused by the negligence or
willful misconduct of Tenant, its agents, employees or contractors. Tenant shall give Landlord notice (“Abatement Notice”) of any such Abatement Event, and if such Abatement Event continues beyond the “Eligibility
Period” (as that term is defined below), then the Basic Rental and Tenant’s Proportionate Share of Direct Costs and Tenant’s obligation to pay for parking shall be abated entirely or reduced, as the case may be, after expiration of
the Eligibility Period for such time that Tenant continues to be so prevented from using, and does not use, the Premises or a portion thereof, in the proportion that the rentable area of the portion of the Premises that Tenant is prevented from
using, and does not use, bears to the total rentable area of the Premises; provided, however, in the event that Tenant is prevented from using, and does not use, a portion of the Premises for a period of time in excess of the Eligibility Period and
the remaining portion of the Premises is not sufficient to allow Tenant to effectively conduct its business therein, and if Tenant does not conduct its business from such remaining portion, then for such time after expiration of the Eligibility
Period during which Tenant is so prevented from effectively conducting its business therein, the Basic Rental and Tenant’s Proportionate Share of Direct Costs and Tenant’s obligation to pay for parking for the entire Premises shall be
abated entirely for such time as Tenant continues to be so prevented from using, and does not use, the Premises. If, however, Tenant reoccupies any portion of the Premises during such period, the Basic Rental and Tenant’s Proportionate Share of
Direct Costs allocable to such reoccupied portion, based on the proportion that the rentable area of such reoccupied portion of the Premises bears to the total rentable area of the Premises, shall be payable by Tenant from the date Tenant reoccupies
such portion of the Premises. The term “Eligibility Period” shall mean a period of five (5) consecutive business days after Landlord’s receipt of any Abatement Notice(s). 

  
 20. 

 ARTICLE 12 

RIGHTS OF LANDLORD 
 (a)
Right of Entry. Landlord and its agents shall have the right to enter the Premises at all reasonable times upon twenty-four (24) hours prior notice (except that no notice shall be required in the case of an emergency or regularly
scheduled service) for the purpose of examining or inspecting the same, serving or posting and keeping posted thereon notices as provided by law, or which Landlord deems necessary for the protection of Landlord or the Project, showing the same to
prospective tenants during the last twelve (12) months of the Term or any time that an Event of Default exists, lenders or purchasers of the Project, in the case of an emergency, and for making such alterations, repairs, improvements or
additions to the Premises or to the Project as Landlord may deem necessary or desirable. If Tenant shall not be personally present to open and permit an entry into the Premises at any time when such an entry by Landlord is necessary or permitted
hereunder, Landlord may enter by means of a master key, or may forcibly enter in the case of an emergency, in each event without liability to Tenant and without affecting this Lease, so long as Landlord uses commercially reasonable efforts to
minimize any damage to the Premises and any interference with Tenant’s business operations within the Premises. 
 (b) Maintenance
Work. Landlord reserves the right from time to time, but subject to payment by and/or reimbursement from Tenant as otherwise provided herein: (i) to install, use, maintain, repair, replace, relocate and control for service to the Premises
and/or other parts of the Project pipes, ducts, conduits, wires, cabling, appurtenant fixtures, equipment spaces and mechanical systems, wherever located in the Premises or the Project, (ii) to alter, close or relocate any facility in the
Premises or the common areas or otherwise conduct any of the above activities for the purpose of complying with a general plan for fire/life safety for the Project or otherwise, and (iii) to comply with any federal, state or local law, rule or
order. Landlord shall attempt to perform any such work with the least inconvenience to Tenant as is reasonably practicable, but in no event shall Tenant be permitted to withhold or reduce Basic Rental or other charges due hereunder as a result of
same, make any claim for constructive eviction or otherwise make any claim against Landlord for interruption or interference with Tenant’s business and/or operations. 

(c) Rooftop. If Tenant desires to use the rooftop of the Project for any purpose, including the installation of communication equipment
to be used from the Premises, such rights will be granted in Landlord’s sole discretion and Tenant must negotiate the terms of any rooftop access with Landlord or the rooftop management company or lessee holding rights to the rooftop from time
to time. Any rooftop access granted to Tenant will be at prevailing rates and will be governed by the terms of a separate written agreement or an amendment to this Lease. 

ARTICLE 13 
 INDEMNITY;
EXEMPTION OF LANDLORD FROM LIABILITY 
 (a) Indemnity. Tenant shall indemnify, defend and hold Landlord, Arden Realty, Inc.,
their subsidiaries, partners, parental or other affiliates and their respective members, 

  
 21. 

 
shareholders, officers, directors, employees and contractors (collectively, “Landlord Parties”) harmless from any and all claims arising from Tenant’s use of the
Premises or the Project or from the conduct of its business or from any activity, work or thing which may be permitted or suffered by Tenant in or about the Premises or the Project and shall further indemnify, defend and hold Landlord and the
Landlord Parties harmless from and against any and all claims arising from any breach or default in the performance of any obligation on Tenant’s part to be performed under this Lease or arising from any negligence or willful misconduct of
Tenant or any of its agents, contractors, employees or invitees, patrons, customers or members in or about the Project and from any and all costs, attorneys’ fees and costs, expenses and liabilities incurred in the defense of any claim or any
action or proceeding brought thereon, including negotiations in connection therewith. Tenant hereby assumes all risk of damage to property or injury to persons in or about the Premises from any cause, and Tenant hereby waives all claims in respect
thereof against Landlord and the Landlord Parties, excepting where the damage is caused solely by the gross negligence or willful misconduct of Landlord or the Landlord Parties. 

(b) Exemption of Landlord from Liability. Landlord and the Landlord Parties shall not be liable for injury to Tenant’s business,
or loss of income therefrom, however occurring (including, without limitation, from any failure or interruption of services or utilities or as a result of Landlord’s negligence), or, except in connection with damage or injury resulting from the
gross negligence or willful misconduct of Landlord or the Landlord Parties, for damage that may be sustained by the person, goods, wares, merchandise or property of Tenant, its employees, invitees, customers, agents, or contractors, or any other
person in, on or about the Premises directly or indirectly caused by or resulting from any cause whatsoever, including, but not limited to, fire, steam, electricity, gas, water, or rain which may leak or flow from or into any part of the Premises,
or from the breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, light fixtures, or mechanical or electrical systems, or from intrabuilding cabling or wiring, whether such damage or
injury results from conditions arising upon the Premises or upon other portions of the Project or from other sources or places and regardless of whether the cause of such damage or injury or the means of repairing the same is inaccessible to Tenant.
Landlord and the Landlord Parties shall not be liable to Tenant for any damages arising from any willful or negligent action or inaction of any other tenant of the Project. 

(c) Security. Tenant acknowledges that Landlord’s election whether or not to provide any type of mechanical surveillance or
security personnel whatsoever in the Project is solely within Landlord’s discretion; Landlord and the Landlord Parties shall have no duty or liability in connection with the provision, or lack, of such services, and Tenant hereby agrees to hold
Landlord and the Landlord Parties harmless with regard to any such potential claim except to the extent arising out of the negligence or willful misconduct of Landlord or the Landlord Parties (provided that in such case, Landlord’s liability
shall be limited to amounts not covered by insurance carried or required to be carried by Tenant pursuant to this Lease). Landlord and the Landlord Parties shall not be liable for losses due to theft, vandalism, or like causes. Tenant shall defend,
indemnify, and hold Landlord and the Landlord Parties harmless from and against any such claims made by any employee, licensee, invitee, contractor, agent or other person whose presence in, on or about the Premises or the Project is attendant to the
business of Tenant. 

  
 22. 

 ARTICLE 14 

INSURANCE 
 (a)
Tenant’s Insurance. Tenant, shall at all times during the Term of this Lease, and at its own cost and expense, procure and continue in force the following insurance coverage: (i) Commercial General Liability Insurance, written on an
occurrence basis, with a combined single limit for bodily injury and property damages of not less than Two Million Dollars ($2,000,000) per occurrence and Three Million Dollars ($3,000,000) in the annual aggregate, including products liability
coverage if applicable, owners and contractors protective coverage, blanket contractual coverage including both oral and written contracts, and personal injury coverage, covering the insuring provisions of this Lease and the performance of Tenant of
the indemnity and exemption of Landlord from liability agreements set forth in Article 13 hereof; (ii) a policy of standard fire, extended coverage and special extended coverage insurance (all risks), including a vandalism and malicious
mischief endorsement, sprinkler leakage coverage and earthquake sprinkler leakage where sprinklers are provided in an amount equal to the full replacement value new without deduction for depreciation of all (A) Tenant Improvements, Alterations,
fixtures and other improvements in the Premises, including but not limited to all mechanical, plumbing, heating, ventilating, air conditioning, electrical, telecommunication and other equipment, systems and facilities, and (B) trade fixtures,
furniture, equipment and other personal property installed by or at the expense of Tenant; (iii) Worker’s Compensation coverage as required by law; and (iv) business interruption, loss of income and extra expense insurance covering
any failure or interruption of Tenant’s business equipment (including, without limitation, telecommunications equipment) and covering all other perils, failures or interruptions sufficient to cover a period of interruption of not less than
twelve (12) months. Tenant shall carry and maintain during the entire Term (including any option periods, if applicable), at Tenant’s sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to
this Article 14 and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably required by Landlord. 

(b) Form of Policies. The aforementioned minimum limits of policies and Tenant’s procurement and maintenance thereof shall in no
event limit the liability of Tenant hereunder. The Commercial General Liability Insurance policy shall name Landlord, the Landlord Parties, Landlord’s property manager, Landlord’s lender(s) and such other persons or firms as Landlord
specifies from time to time, as additional insureds with an appropriate endorsement to the policy(s). All such insurance policies carried by Tenant shall be with companies having a rating of not less than A-VIII in Best’s Insurance Guide.
Tenant shall furnish to Landlord, from the insurance companies, or cause the insurance companies to furnish, certificates of coverage. The deductible under each such policy shall be reasonably acceptable to Landlord. No such policy shall be
cancelable or subject to reduction of coverage or other modification or cancellation except after thirty (30) days prior written notice to Landlord by the insurer. All such policies shall be endorsed to agree that Tenant’s policy is
primary and that any insurance carried by Landlord is excess and not contributing with any Tenant insurance requirement hereunder. Tenant shall, at least twenty (20) days prior to the expiration of such policies, furnish Landlord with renewals
or binders. Tenant agrees that if Tenant does not take out and maintain such insurance or furnish Landlord with renewals or binders in a timely manner, Landlord may (but 

  
 23. 

 
shall not be required to) procure said insurance on Tenant’s behalf and charge Tenant the cost thereof, which amount shall be payable by Tenant upon demand with interest (at the rate set
forth in Section 20(e) below) from the date such sums are expended. Tenant shall have the right to provide such insurance coverage pursuant to blanket policies obtained by Tenant, provided such blanket policies expressly afford coverage to the
Premises and to Tenant as required by this Lease. 
 (c) Landlord’s Insurance. Landlord shall, as a cost to be included in
Operating Costs, procure and maintain at all times during the Term of this Lease, a policy or policies of insurance covering (i) loss or damage to the Project in the amount of the full replacement cost without deduction for depreciation
thereof, providing protection against all perils included within the classification of fire and extended coverage, vandalism coverage and malicious mischief, sprinkler leakage, water damage, and special extended coverage on the building, and
(ii) Commercial General Liability Insurance with at least the same limits required to be maintained by Tenant as set forth in Section 14(a) above. Additionally, Landlord may carry (A) Earthquake and/or Flood Damage Insurance; and
(B) Rental Income Insurance; and (C) any other forms of insurance Landlord may deem appropriate or any lender may require. The costs of all insurance carried by Landlord shall be included in Operating Costs. 

(d) Waiver of Subrogation. Landlord and Tenant each agree to require their respective insurers issuing the insurance described in
Sections 14(a)(ii), 14(a)(iv) and the first sentence of Section 14(c), to waive any rights of subrogation that such companies may have against the other party. Tenant hereby waives any right that Tenant may have against Landlord and Landlord
hereby waives any right that Landlord may have against Tenant as a result of any loss or damage to the extent such loss or damage is insurable under such policies. 

(e) Compliance with Insurance Requirements. Tenant agrees that it will not, at any time, during the Term of this Lease, carry any stock
of goods or do anything in or about the Premises that will in any way tend to increase the insurance rates upon the Project. Tenant agrees to pay Landlord forthwith upon demand the amount of any increase in premiums for insurance that may be carried
during the Term of this Lease, or the amount of insurance to be carried by Landlord on the Project resulting from the foregoing, or from Tenant doing any act in or about the Premises that does so increase the insurance rates, whether or not Landlord
shall have consented to such act on the part of Tenant. If Tenant installs upon the Premises any electrical equipment which causes an overload of electrical lines of the Premises, Tenant shall at its own cost and expense, in accordance with all
other Lease provisions (specifically including, but not limited to, the provisions of Article 9, 10 and 11 hereof), make whatever changes are necessary to comply with requirements of the insurance underwriters and any governmental authority having
jurisdiction thereover, but nothing herein contained shall be deemed to constitute Landlord’s consent to such overloading. Tenant shall, at its own expense, comply with all insurance requirements applicable to the Premises including, without
limitation, the installation of fire extinguishers or an automatic dry chemical extinguishing system. 

  
 24. 

 ARTICLE 15 

ASSIGNMENT AND SUBLETTING 

Tenant shall have no power to, either voluntarily, involuntarily, by operation of law or otherwise, sell, assign, transfer or hypothecate this
Lease, or sublet the Premises or any part thereof, or permit the Premises or any part thereof to be used or occupied by anyone other than Tenant or Tenant’s employees without the prior written consent of Landlord, which consent shall not be
unreasonably withheld or delayed. If Tenant is a corporation, unincorporated association, partnership or limited liability company, the sale, assignment, transfer or hypothecation of any class of stock or other ownership interest in such
corporation, association, partnership or limited liability company in excess of twenty-five percent (25%) in the aggregate shall be deemed a “Transfer” within the meaning and provisions of this Article 15. Tenant may transfer its
interest pursuant to this Lease only upon the following express conditions, which conditions are agreed by Landlord and Tenant to be reasonable: 

(a) That the proposed Transferee (as hereafter defined) shall be subject to the prior written consent of Landlord, which consent will not be
unreasonably withheld but, without limiting the generality of the foregoing, it shall be reasonable for Landlord to deny such consent if: 

(i) The use to be made of the Premises by the proposed Transferee is (A) not generally consistent with the character and nature of all
other tenancies in the Project, or (B) a use which conflicts with any so-called “exclusive” then in favor of another tenant of the Project or any other buildings which are in the same complex as the Project, or (C) a use that is
not compatible with the existing certification or a planned future certification of the Project under the LEED rating system (or other applicable certification standard), or (D) a use which would be prohibited by any other portion of this Lease
(including but not limited to any Rules and Regulations then in effect); 
 (ii) The financial responsibility of the proposed Transferee is
not reasonably satisfactory to Landlord or in any event not at least equal to the financial responsibility possessed by Tenant as of the date of execution of this Lease; 

(iii) The proposed Transferee is either a governmental agency or instrumentality thereof; or 

(iv) Either the proposed Transferee or any person or entity which directly or indirectly controls, is controlled by or is under common control
with the proposed Transferee (A) occupies space in the Project at the time of the request for consent, or (B) is negotiating with Landlord to lease space in the Project and Landlord has space in the Project that is reasonably sufficient to
satisfy the proposed Transferee’s requirements. 
 (b) Upon Tenant’s submission of a request for Landlord’s consent to any
such Transfer, Tenant shall pay to Landlord Landlord’s then standard processing fee and reasonable attorneys’ fees and costs incurred in connection with the proposed Transfer, which the parties hereby stipulate to be $1,500.00, unless
Landlord provides to Tenant evidence that Landlord has incurred greater costs in connection with the proposed Transfer; 

  
 25. 

 (c) That the proposed Transferee shall execute an agreement pursuant to which it shall agree to
perform faithfully and be bound by all of the terms, covenants, conditions, provisions and agreements of this Lease applicable to that portion of the Premises so transferred; and 

(d) That an executed duplicate original of said assignment and assumption agreement or other Transfer on a form reasonably approved by
Landlord, shall be delivered to Landlord within five (5) days after the execution thereof, and that such Transfer shall not be binding upon Landlord until the delivery thereof to Landlord and the execution and delivery of Landlord’s
consent thereto. It shall be a condition to Landlord’s consent to any subleasing, assignment or other transfer of part or all of Tenant’s interest in the Premises (“Transfer”) that (i) upon Landlord’s
consent to any Transfer, Tenant shall pay and continue to pay Landlord fifty percent (50%) of any “Transfer Premium” (defined below), received by Tenant from the Transferee; (ii) any sublessee of part or all of Tenant’s
interest in the Premises shall agree that in the event Landlord gives such sublessee notice that Tenant is in default under this Lease, such sublessee shall thereafter make all sublease or other payments directly to Landlord, which will be received
by Landlord without any liability whether to honor the sublease or otherwise (except to credit such payments against sums due under this Lease), and any sublessee shall agree to attorn to Landlord or its successors and assigns at their request
should this Lease be terminated for any reason, except that in no event shall Landlord or its successors or assigns be obligated to accept such attornment; (iii) any such Transfer and consent shall be effected on forms supplied by Landlord
and/or its legal counsel; (iv) Landlord may require that Tenant not then be in default hereunder in any respect after any applicable notice and cure period; and (v) Tenant or the proposed subtenant or assignee (collectively,
“Transferee”) shall agree to pay Landlord, upon demand, as Additional Rent, a sum equal to the additional costs, if any, incurred by Landlord for maintenance and repair as a result of any change in the nature of occupancy
caused by such subletting or assignment. In any event, the Transfer Premium shall be calculated after deducting the reasonable expenses incurred by Tenant for (1) any changes, alterations and improvements to the Premises paid for by Tenant in
connection with the Transfer, (2) any other out-of-pocket monetary concessions provided by Tenant to the Transferee, and (3) any brokerage commissions and legal fees actually paid for by Tenant in connection with the Transfer.
“Transfer Premium” shall mean all rent, Additional Rent or other consideration payable by a Transferee in connection with a Transfer in excess of the Basic Rental and Direct Costs payable by Tenant under this Lease during the
term of the Transfer and if such Transfer is for less than all of the Premises, the Transfer Premium shall be calculated on a rentable square foot basis. The calculation of “Transfer Premium” shall also include, but not be limited to, key
money, bonus money or other cash consideration paid by a Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to the Transferee and any payment in excess of fair market
value for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to the Transferee in connection with such Transfer. Any Transfer of this Lease which is not in compliance with the provisions of this Article 15 shall be voidable
by written notice from Landlord and shall, at the option of Landlord, terminate this Lease. In no event shall the consent by Landlord to any Transfer be construed as relieving Tenant or any Transferee from obtaining the express written consent of
Landlord to any further Transfer, or as 

  
 26. 

 
releasing Tenant from any liability or obligation hereunder whether or not then accrued and Tenant shall continue to be fully liable therefor. No collection or acceptance of rent by Landlord from
any person other than Tenant shall be deemed a waiver of any provision of this Article 15 or the acceptance of any Transferee hereunder, or a release of Tenant (or of any Transferee of Tenant). Notwithstanding anything to the contrary in this Lease,
if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its consent under this Article 15 or otherwise has breached or acted unreasonably under this Article 15, their sole remedies shall be a declaratory
judgment and an injunction for the relief sought without any monetary damages, and Tenant hereby waives all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent
permitted under all applicable laws, on behalf of the proposed Transferee. 
 Landlord shall grant or deny consent to a proposed Transfer by
written notice to Tenant within fifteen (15) business days after Landlord’s receipt of an executed duplicate original of the Transfer document together with financial and other information relating to the Transferee as may be reasonably
requested by Landlord. Notwithstanding anything to the contrary contained in this Article 15, except as provided in the next grammatical paragraph below, in the event of a proposed assignment of this Lease by Tenant, or a single sublease of fifty
percent (50%) or more of the square footage of the Premises for substantially all of the remainder of the Term, Landlord shall have the option, by giving written notice (“Recapture Notice”) to Tenant within fifteen
(15) business days after Landlord’s receipt of a request for consent to a proposed Transfer, to terminate this Lease as to the portion of the Premises that is the subject of the proposed Transfer. However, if Landlord delivers a Recapture
Notice to Tenant, Tenant may, within ten (10) days after Tenant’s receipt of the Recapture Notice, deliver written notice to Landlord indicating that Tenant is rescinding its request for consent to the proposed Transfer, in which case such
Transfer shall not be consummated and this Lease shall remain in full force and effect as to the portion of the Premises that was the subject of the Transfer. Tenant’s failure to so notify Landlord in writing within said ten (10) day
period shall be deemed to constitute Tenant’s election to allow the Recapture Notice to be effective. If this Lease is so terminated with respect to less than the entire Premises, the Basic Rental and Tenant’s Proportionate Share shall be
prorated based on the number of rentable square feet retained by Tenant as compared to the total number of rentable square feet previously contained in the Premises, and this Lease as so amended shall continue thereafter in full force and effect,
and upon the request of either party, the parties shall execute written confirmation of the same. 
 Notwithstanding anything to the
contrary contained in this Article 15, an assignment or subletting of all or a portion of the Premises to an affiliate (“Affiliate”) of Tenant (an entity which is controlled by, controls, or is under common control with,
Tenant), shall not be deemed a Transfer under this Article 15, provided that Tenant notifies Landlord of any such assignment or sublease and promptly supplies Landlord with any documents or information requested by Landlord regarding such assignment
or sublease or such affiliate, and further provided that such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease. An assignee of Tenant’s entire interest in this Lease pursuant to the immediately
preceding sentence may be referred to herein as an “Affiliated Assignee.” “Control,” as used in this Article 15, shall mean the ownership, directly or indirectly, of greater than fifty percent
(50%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of greater than fifty percent (50%) of the voting interest in, an entity. 

  
 27. 

 ARTICLE 16 

DAMAGE OR DESTRUCTION 
 If
the Project is damaged by fire or other insured casualty and the insurance proceeds have been made available therefor by the holder or holders of any mortgages or deeds of trust covering the Premises or the Project, the damage shall be repaired by
Landlord to the extent such insurance proceeds are available therefor and provided such repairs can, in Landlord’s sole opinion, be completed within two hundred seventy (270) days after the necessity for repairs as a result of such damage
becomes known to Landlord, without the payment of overtime or other premiums, and until such repairs are completed rent shall be abated in proportion to the part of the Premises which is unusable by Tenant in the conduct of its business (but there
shall be no abatement of rent by reason of any portion of the Premises being unusable for a period equal to one (1) day or less). However, if the damage is due to the fault or neglect of Tenant, its employees, agents, contractors, guests,
invitees and the like, there shall be no abatement of rent, unless and to the extent Landlord receives rental income insurance proceeds. Upon the occurrence of any damage to the Premises, Tenant shall assign to Landlord (or to any party designated
by Landlord) all insurance proceeds payable to Tenant under Section 14(a)(ii)(A) above; provided, however, that if the cost of repair of improvements within the Premises by Landlord exceeds the amount of insurance proceeds received by Landlord
from Tenant’s insurance carrier, as so assigned by Tenant, such excess costs shall be paid by Tenant to Landlord prior to Landlord’s repair of such damage. If repairs cannot, in Landlord’s opinion, be completed within two hundred
seventy (270) days after the necessity for repairs as a result of such damage becomes known to Landlord without the payment of overtime or other premiums, Landlord may, at its option, either (a) make such repairs in a reasonable time and
in such event this Lease shall continue in effect and the rent shall be abated, if at all, in the manner provided in this Article 16, or (b) elect not to effect such repairs and instead terminate this Lease, by notifying Tenant in writing of
such termination within sixty (60) days after Landlord learns of the necessity for repairs as a result of damage, such notice to include a termination date giving Tenant sixty (60) days to vacate the Premises. In addition, Landlord may
elect to terminate this Lease if the Project shall be damaged by fire or other casualty or cause, whether or not the Premises are affected, if the damage is not fully covered, except for deductible amounts, by Landlord’s insurance policies.
Finally, if the Premises or the Project is damaged to any substantial extent during the last twelve (12) months of the Term, then notwithstanding anything contained in this Article 16 to the contrary, Landlord shall have the option to terminate
this Lease by giving written notice to Tenant of the exercise of such option within sixty (60) days after Landlord learns of the necessity for repairs as the result of such damage. A total destruction of the Project shall automatically
terminate this Lease. Except as provided in this Article 16, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business or property arising from such damage or destruction
or the making of any repairs, alterations or improvements in or to any portion of the Project or the Premises or in or to fixtures, appurtenances and equipment therein. Tenant understands that Landlord will not carry insurance of any kind on
Tenant’s furniture, furnishings, trade fixtures or equipment, and that Landlord shall not be obligated to repair any damage thereto or replace the same. Tenant acknowledges that Tenant shall have no right to any proceeds of insurance carried by
Landlord relating to property damage. With respect to any damage which Landlord is obligated to repair or elects to repair, Tenant, as a material inducement to Landlord entering into this Lease, irrevocably waives and releases its rights under the
provisions of Sections 1932 and 1933 of the California Civil Code. 

  
 28. 

 ARTICLE 17 

SUBORDINATION 
 This Lease
is subject to, and Tenant agrees to comply with, all matters of record affecting the Real Property. This Lease is also subject and subordinate to all ground or underlying leases, mortgages and deeds of trust which affect the Real Property, including
all renewals, modifications, consolidations, replacements and extensions thereof; provided, however, if the lessor under any such lease or the holder or holders of any such mortgage or deed of trust shall advise Landlord that they desire or require
this Lease to be prior and superior thereto, upon written request of Landlord to Tenant, Tenant agrees to promptly execute, acknowledge and deliver any and all documents or instruments which Landlord or such lessor, holder or holders deem necessary
or desirable for purposes thereof. Landlord shall have the right to cause this Lease to be and become and remain subject and subordinate to any and all ground or underlying leases, mortgages or deeds of trust which may hereafter be executed covering
the Premises, the Project or the property or any renewals, modifications, consolidations, replacements or extensions thereof, for the full amount of all advances made or to be made thereunder and without regard to the time or character of such
advances, together with interest thereon and subject to all the terms and provisions thereof; provided, however, that Landlord obtains from the lender or other party in question a written undertaking in favor of Tenant to the effect that such lender
or other party will not disturb Tenant’s right of possession under this Lease if Tenant is not then or thereafter in breach of any covenant or provision of this Lease. Tenant agrees, within ten (10) days after Landlord’s written
request therefor, to execute, acknowledge and deliver upon request any and all documents or instruments requested by Landlord or necessary or proper to assure the subordination of this Lease to any such mortgages, deed of trust, or leasehold estates
(hereinafter, an “SNDA”). If Tenant fails to timely deliver an executed SNDA to Landlord pursuant to the terms of this Article 17, then it would be impracticable or extremely difficult to fix Landlord’s actual damages;
consequently, without limiting any other rights or remedies of Landlord, Landlord shall have the right to charge Tenant an amount equal to Five Hundred Dollars ($500.00) per day for each day thereafter until Tenant delivers to Landlord an SNDA
pursuant to the terms hereof. Tenant agrees that in the event any proceedings are brought for the foreclosure of any mortgage or deed of trust or any deed in lieu thereof, to attorn to the purchaser or any successors thereto upon any such
foreclosure sale or deed in lieu thereof as so requested to do so by such purchaser and to recognize such purchaser as the lessor under this Lease; Tenant shall, within five (5) days after request execute such further instruments or assurances
as such purchaser may reasonably deem necessary to evidence or confirm such attornment. Tenant agrees to provide copies of any notices of Landlord’s default under this Lease to any mortgagee or deed of trust beneficiary whose address has been
provided to Tenant and Tenant shall provide such mortgagee or deed of trust beneficiary a commercially reasonable time after receipt of such notice within which to cure any such default. Tenant waives the provisions of any current or future statute,
rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 

  
 29. 

 ARTICLE 18 

EMINENT DOMAIN 
 If the
whole of the Premises or the Project or so much thereof as to render the balance unusable by Tenant shall be taken under power of eminent domain, or is sold, transferred or conveyed in lieu thereof, this Lease shall automatically terminate as of the
date of such condemnation, or as of the date possession is taken by the condemning authority, at Landlord’s option. No award for any partial or entire taking shall be apportioned, and Tenant hereby assigns to Landlord any award which may be
made in such taking or condemnation, together with any and all rights of Tenant now or hereafter arising in or to the same or any part thereof; provided, however, that nothing contained herein shall be deemed to give Landlord any interest in or to
require Tenant to assign to Landlord any award made to Tenant for the taking of personal property and trade fixtures belonging to Tenant and removable by Tenant at the expiration of the Term hereof as provided hereunder or for the interruption of,
or damage to, Tenant’s business. In the event of a partial taking described in this Article 18, or a sale, transfer or conveyance in lieu thereof, which does not result in a termination of this Lease, the rent shall be apportioned according to
the ratio that the part of the Premises remaining useable by Tenant bears to the total area of the Premises. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure.

 ARTICLE 19 

DEFAULT 
 Each of the
following acts or omissions of Tenant or of any guarantor of Tenant’s performance hereunder, or occurrences, shall constitute an “Event of Default”: 

(a) Failure or refusal to pay Basic Rental, Additional Rent or any other amount to be paid by Tenant to Landlord hereunder within three
(3) calendar days after notice to Tenant that the same is due or payable hereunder; said three (3) day period shall be in lieu of, and not in addition to, the notice requirements of Section 1161 of the California Code of Civil
Procedure or any similar or successor law; 
 (b) Except as set forth in items (a) above and (c) through and including
(g) below, failure to perform or observe any other covenant or condition of this Lease to be performed or observed within thirty (30) days following written notice to Tenant of such failure, provided, if the nature of such default is such
that the same cannot be reasonably cured within a thirty (30) day period, Tenant shall not be deemed to be in default if Tenant diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure said
default. Such thirty (3 0) day notice shall be in lieu of, and not in addition to, any required under Section 1161 of the California Code of Civil Procedure or any similar or successor law; 

(c) Abandonment or vacating (accompanied by a failure to pay rent) or failure to accept tender of possession of the Premises or any
significant portion thereof; 

  
 30. 

 (d) The taking in execution or by similar process or law (other than by eminent domain) of the
estate hereby created; 
 (e) The filing by Tenant or any guarantor hereunder in any court pursuant to any statute of a petition in
bankruptcy or insolvency or for reorganization or arrangement for the appointment of a receiver of all or a portion of Tenant’s property; the filing against Tenant or any guarantor hereunder of any such petition, or the commencement of a
proceeding for the appointment of a trustee, receiver or liquidator for Tenant, or for any guarantor hereunder, or of any of the property of either, or a proceeding by any governmental authority for the dissolution or liquidation of Tenant or any
guarantor hereunder, if such proceeding shall not be dismissed or trusteeship discontinued within thirty (30) days after commencement of such proceeding or the appointment of such trustee or receiver; or the making by Tenant or any guarantor
hereunder of an assignment for the benefit of creditors. Tenant hereby stipulates to the lifting of the automatic stay in effect and relief from such stay for Landlord in the event Tenant files a petition under the United States Bankruptcy laws, for
the purpose of Landlord pursuing its rights and remedies against Tenant and/or a guarantor of this Lease; 
 (f) Tenant’s failure to
cause to be released any mechanics liens filed against the Premises or the Project within twenty (20) days after the date the same shall have been filed or recorded; or 

(g) Tenant’s failure to observe or perform according to the provisions of Articles 7, 14, 17 or 25 within five (5) business days
after notice from Landlord. 
 All defaults by Tenant of any covenant or condition of this Lease shall be deemed by the parties hereto to be
material. 
 ARTICLE 20 

REMEDIES 
 (a) Upon the
occurrence of an Event of Default under this Lease as provided in Article 19 hereof, Landlord may exercise all of its remedies as may be permitted by law, including but not limited to the remedy provided by Section 1951.4 of the California
Civil Code, and including without limitation, terminating this Lease, reentering the Premises and removing all persons and property therefrom, which property may be stored by Landlord at a warehouse or elsewhere at the risk, expense and for the
account of Tenant. If Landlord elects to terminate this Lease, Landlord shall be entitled to recover from Tenant the aggregate of all amounts permitted by law, including but not limited to (i) the worth at the time of award of the amount of any
unpaid rent which had been earned at the time of such termination; plus (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such
rental loss that Tenant proves could have been reasonably avoided; plus (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the Term after the time of award exceeds the amount of such rental loss that
Tenant proves could have been reasonably avoided; plus (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary
course of things 

  
 31. 

 
would be likely to result therefrom, specifically including but not limited to, tenant improvement expenses, brokerage commissions and advertising expenses incurred, expenses of remodeling the
Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and (v) at Landlord’s election, such other amounts in addition to or in lieu of the
foregoing as may be permitted from time to time by applicable law. The term “rent” as used in this Section 20(a) shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this
Lease, whether to Landlord or to others. As used in items (i) and (ii), above, the “worth at the time of award” shall be computed by allowing interest at the rate set forth in item (e), below, but in no case greater than the maximum
amount of such interest permitted by law. As used in item (iii), above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award
plus one percent (1%). 
 (b) Nothing in this Article 20 shall be deemed to affect Landlord’s right to indemnification for liability or
liabilities arising prior to the termination of this Lease for personal injuries or property damage under the indemnification clause or clauses contained in this Lease. 

(c) Notwithstanding anything to the contrary set forth herein, Landlord’s re-entry to perform acts of maintenance or preservation of or
in connection with efforts to relet the Premises or any portion thereof, or the appointment of a receiver upon Landlord’s initiative to protect Landlord’s interest under this Lease shall not terminate Tenant’s right to possession of
the Premises or any portion thereof and, until Landlord does elect to terminate this Lease, this Lease shall continue in full force and effect and Landlord may enforce all of Landlord’s rights and remedies hereunder including, without
limitation, the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject
only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this
Lease, including the right to recover all rent as it becomes due. 
 (d) All rights, powers and remedies of Landlord hereunder and under any
other agreement now or hereafter in force between Landlord and Tenant shall be cumulative and not alternative and shall be in addition to all rights, powers and remedies given to Landlord by law, and the exercise of one or more rights or remedies
shall not impair Landlord’s right to exercise any other right or remedy. 
 (e) Any amount due from Tenant to Landlord hereunder which
is not paid when due shall bear interest at the lower of eighteen percent (18%) per annum or the maximum lawful rate of interest from the due date until paid, unless otherwise specifically provided herein, but the payment of such interest shall
not excuse or cure any default by Tenant under this Lease. In addition to such interest: (i) if Basic Rental is not paid on or before the fifth (5th) day of the calendar month for which the same is due, a late charge equal to ten percent
(10%) of the amount overdue or $100, whichever is greater, shall be immediately due and owing and shall accrue for each calendar month or part thereof until such rental, including the late charge, is paid in full,

  
 32. 

 
which late charge Tenant hereby agrees is a reasonable estimate of the damages Landlord shall suffer as a result of Tenant’s late payment and (ii) an additional charge of $25 shall be
assessed for any check given to Landlord by or on behalf of Tenant which is not honored by the drawee thereof; which damages include Landlord’s additional administrative and other costs associated with such late payment and unsatisfied checks
and the parties agree that it would be impracticable or extremely difficult to fix Landlord’s actual damage in such event. Such charges for interest and late payments and unsatisfied checks are separate and cumulative and are in addition to and
shall not diminish or represent a substitute for any or all of Landlord’s rights or remedies under any other provision of this Lease. 

(f) In the event of any default, breach or violation of Tenant’s rights under this Lease by Landlord, Tenant’s exclusive remedies
shall be an action for specific performance or action for actual damages. Without limiting any other waiver by Tenant which may be contained in this Lease, Tenant hereby waives the benefit of any law granting it the right to perform Landlord’s
obligation, or the right to terminate this Lease on account of any Landlord default. 
 ARTICLE 21 

TRANSFER OF LANDLORD’S INTEREST 

In the event of any transfer or termination of Landlord’s interest in the Premises or the Project by sale, assignment, transfer,
foreclosure, deed-in-lieu of foreclosure or otherwise whether voluntary or involuntary, Landlord shall be automatically relieved of any and all obligations and liabilities on the part of Landlord from and after the date of such transfer or
termination, including furthermore without limitation, the obligation of Landlord under Article 4 and California Civil Code 1950.7 above to return the security deposit, provided said security deposit is transferred to said transferee. Tenant agrees
to attorn to the transferee upon any such transfer and to recognize such transferee as the lessor under this Lease and Tenant shall, within five (5) days after request, execute such further instruments or assurances as such transferee may
reasonably deem necessary to evidence or confirm such attornment. 
 ARTICLE 22 

BROKER 
 In connection
with this Lease, Tenant warrants and represents that it has had dealings only with firm(s) set forth in Article 1.H. of the Basic Lease Provisions and that it knows of no other person or entity who is or might be entitled to a commission,
finder’s fee or other like payment in connection herewith and does hereby indemnify and agree to hold Landlord, its agents, members, partners, representatives, officers, affiliates, shareholders, employees, successors and assigns harmless from
and against any and all loss, liability and expenses that Landlord may incur should such warranty and representation prove incorrect, inaccurate or false. 

  
 33. 

 ARTICLE 23 

PARKING 
 Tenant shall be
entitled to use to use, on a first-come, first-served basis, commencing on the Commencement Date, up to the number of unreserved parking passes set forth in Article 1.I. of the Basic Lease Provisions, which unreserved parking passes shall pertain to
the Project parking facility; provided, however, Tenant may elect to convert up to three (3) such unreserved parking passes to reserved parking spaces which such reserved parking spaces shall be designated by Landlord as “reserved for
eASIC”. The manner in which such reserved spaces are designated for “reserved for eASIC” use and the exact locations for the reserved parking passes to which Tenant is entitled under this Lease shall be determined by Landlord in its
sole but good faith discretion, provided such reserved parking spaces shall be reasonably proximate to the front entrance to the Project. Notwithstanding anything further to the contrary contained herein, Landlord shall provide all signage and/or
curb markings for the reserved spaces at Landlord’s cost in accordance with Landlord’s plans and specifications. Landlord’s actual cost to repair, replace and maintain such signage and/or curb markings shall be included in
“Direct Costs.” Tenant shall not be required to pay for such parking passes during the initial Term. However, Tenant shall at all times during the Term, be responsible for the full amount of any taxes imposed by any governmental authority
in connection with the renting of such parking passes by Tenant or the use of the parking facility by Tenant. Tenant’s continued right to use the parking passes is conditioned upon Tenant abiding by all reasonable and non-discriminatorily
enforced rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the parking passes are located, including any sticker or other identification system established by Landlord,
Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations, and Tenant not being in default under this Lease. Landlord specifically reserves the right to change the size, configuration,
design, layout and all other aspects of the Project parking facility at any time and Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of rent under this Lease, from time to time,
close-off or restrict access to the Project parking facility for purposes of permitting or facilitating any such construction, alteration or improvements. Landlord may, from time to time, relocate any reserved parking spaces (if any) rented by
Tenant to another location in the Project parking facility. Landlord may delegate its responsibilities hereunder to a parking operator or a lessee of the parking facility in which case such parking operator or lessee shall have all the rights of
control attributed hereby to the Landlord. The parking passes rented by Tenant pursuant to this Article 23 are provided to Tenant solely for use by Tenant’s own personnel and such passes may not be transferred, assigned, subleased or otherwise
alienated by Tenant without Landlord’s prior approval. Tenant may validate visitor parking by such method or methods as the Landlord may establish, at the validation rate from time to time generally applicable to visitor parking. 

ARTICLE 24 
 WAIVER

 No waiver by Landlord of any provision of this Lease shall be deemed to be a waiver of any other provision hereof or of any
subsequent breach by Tenant of the same or any other 

  
 34. 

 
provision. No provision of this Lease may be waived by Landlord, except by an instrument in writing executed by Landlord. Landlord’s consent to or approval of any act by Tenant requiring
Landlord’s consent or approval shall not be deemed to render unnecessary the obtaining of Landlord’s consent to or approval of any subsequent act of Tenant, whether or not similar to the act so consented to or approved. No act or thing
done by Landlord or Landlord’s agents during the Term of this Lease shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender shall be valid unless in writing and signed by Landlord. The subsequent
acceptance of rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular rent so accepted, regardless of
Landlord’s knowledge of such preceding breach at the time of acceptance of such rent. Any payment by Tenant or receipt by Landlord of an amount less than the total amount then due hereunder shall be deemed to be in partial payment only thereof
and not a waiver of the balance due or an accord and satisfaction, notwithstanding any statement or endorsement to the contrary on any check or any other instrument delivered concurrently therewith or in reference thereto. Accordingly, Landlord may
accept any such amount and negotiate any such check without prejudice to Landlord’s right to recover all balances due and owing and to pursue its other rights against Tenant under this Lease, regardless of whether Landlord makes any notation on
such instrument of payment or otherwise notifies Tenant that such acceptance or negotiation is without prejudice to Landlord’s rights. 

ARTICLE 25 
 ESTOPPEL
CERTIFICATE 
 Tenant shall, at any time and from time to time, upon not less than ten (10) days’ prior written notice from
Landlord (which notice will not be given more frequently than two (2) times in any calendar year during the Term unless in connection with a proposed sale, financing or refinancing of the Project), execute, acknowledge and deliver to Landlord a
statement in writing certifying the following information, (but not limited to the following information in the event further information is requested by Landlord): (a) 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 modified, is in full force and effect); (b) the dates to which the rental and other charges are paid in advance, if any; (c) the amount of Tenant’s
security deposit, if any; and (d) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, and no events or conditions then in existence which, with the passage of time or notice or
both, would constitute a default on the part of Landlord hereunder, or specifying such defaults, events or conditions, if any are claimed. It is expressly understood and agreed that any such statement may be relied upon by any prospective purchaser
or encumbrancer of all or any portion of the Real Property. Tenant’s failure to deliver such statement within such time shall constitute an admission by Tenant that all statements contained therein are true and correct. Furthermore, if Tenant
fails to timely deliver an estoppel certificate to Landlord pursuant to the terms of this Article 25 and such failure continues for three (3) business days after a second request by Landlord for an estoppel certificate, then without limiting
any other rights and remedies of Landlord, Landlord shall have the right to charge Tenant an amount equal to $500 per day for each day thereafter until Tenant delivers to Landlord an estoppel certificate pursuant to the terms hereof. Tenant
acknowledges and agrees that (i) such charge compensates Landlord for the administrative costs caused by the delinquency, and (ii)

  
 35. 

 
Landlord’s damage would be difficult to compute and the amount stated above represents a reasonable estimate of such damage. Tenant hereby irrevocably appoints Landlord as Tenant’s
attorney-in-fact and in Tenant’s name, place and stead to execute any and all documents described in this Article 25 if Tenant fails to do so within the specified time period. 

ARTICLE 26 
 LIABILITY
OF LANDLORD 
 Notwithstanding anything in this Lease to the contrary, any remedy of Tenant for the collection of a judgment (or other
judicial process) requiring the payment of money by Landlord in the event of any default by Landlord hereunder or any claim, cause of action or obligation, contractual, statutory or otherwise by Tenant against Landlord or the Landlord Parties
concerning, arising out of or relating to any matter relating to this Lease and all of the covenants and conditions or any obligations, contractual, statutory, or otherwise set forth herein, shall be limited solely and exclusively to an amount which
is equal to the lesser of (a) the interest of Landlord in and to the Project, and (b) the interest Landlord would have in the Project if the Project were encumbered by third party debt in an amount equal to eighty percent (80%) of the
then current value of the Project. No other property or assets of Landlord or any Landlord Party shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s remedies under or with respect to this Lease,
Landlord’s obligations to Tenant, whether contractual, statutory or otherwise, the relationship of Landlord and Tenant hereunder, or Tenant’s use or occupancy of the Premises. 

ARTICLE 27 
 INABILITY
TO PERFORM 
 This Lease and the obligations of Tenant hereunder shall not be affected or impaired because Landlord is unable to fulfill
any of its obligations hereunder or is delayed in doing so, if such inability or delay is caused by reason of any prevention, delay, stoppage due to strikes, lockouts, acts of God, terrorism, evacuation or any other cause previously, or at such
time, beyond the reasonable control or anticipation of Landlord (collectively, a “Force Majeure”) and Landlord’s obligations under this Lease shall be forgiven and suspended by any such Force Majeure. 

ARTICLE 28 
 HAZARDOUS
WASTE 
 (a) Tenant shall not cause or permit any Hazardous Material (as defined in Section 28(c) below) to be brought, kept or
used in or about the Project by Tenant, its agents, employees, contractors, or invitees. Tenant indemnifies Landlord and the Landlord Parties from and against any breach by Tenant of the obligations stated in the preceding sentence, and agrees to
defend and hold Landlord and the Landlord Parties harmless from and against any and all claims, judgments, damages, penalties, fines, costs, liabilities, or losses (including, without limitation, diminution in value of the Project, damages for the
loss or restriction or use of rentable or usable 

  
 36. 

 
space or of any amenity of the Project, damages arising from any adverse impact or marketing of space in the Project, and sums paid in settlement of claims, attorneys’ fees and costs,
consultant fees, and expert fees) which arise during or after the Term of this Lease as a result of such breach. This indemnification of Landlord and the Landlord Parties by Tenant includes, without limitation, costs incurred in connection with any
investigation of site conditions or any cleanup, remedial, removal, or restoration work required by any federal, state, or local governmental agency or political subdivision because of Hazardous Material present in the soil or ground water on or
under the Project. Without limiting the foregoing, if the presence of any Hazardous Material on the Project caused or permitted by Tenant results in any contamination of the Project, then subject to the provisions of Articles 9, 10 and 11 hereof,
Tenant shall promptly take all actions at its sole expense as are necessary to return the Project to the condition existing prior to the introduction of any such Hazardous Material and the contractors to be used by Tenant for such work must be
approved by Landlord, which approval shall not be unreasonably withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the Project and so long as such actions do not materially interfere
with the use and enjoyment of the Project by the other tenants thereof; provided however, Landlord shall also have the right, by written notice to Tenant, to directly undertake any such mitigation efforts with regard to Hazardous Materials in or
about the Project due to Tenant’s breach of its obligations pursuant to this Section 28(a), and to charge Tenant, as Additional Rent, for the costs thereof. 

(b) It shall not be unreasonable for Landlord to withhold its consent to any proposed Transfer if (i) the proposed transferee’s
anticipated use of the Premises involves the generation, storage, use, treatment, or disposal of Hazardous Material; (ii) the proposed Transferee has been required by any prior landlord, lender, or governmental authority to take remedial action
in connection with Hazardous Material contaminating a property if the contamination resulted from such Transferee’s actions or use of the property in question; or (iii) the proposed Transferee is subject to an enforcement order issued by
any governmental authority in connection with the use, disposal, or storage of a Hazardous Material. 
 (c) As used herein, the term
“Hazardous Material” means any hazardous or toxic substance, material, or waste which is or becomes regulated by any local governmental authority, the State of California or the United States Government. The term
“Hazardous Material” includes, without limitation, any material or substance which is (i) defined as “Hazardous Waste,” “Extremely Hazardous Waste,” or “Restricted Hazardous Waste” under Sections 25115,
25117 or 25122.7, or listed pursuant to Section 25140, of the California Health and Safety Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (ii) defined as a “Hazardous Substance” under Section 25316 of the
California Health and Safety Code, Division 20, Chapter 6.8 (Carpenter-Presley-Tanner Hazardous Substance Account Act), (iii) defined as a “Hazardous Material,” “Hazardous Substance,” or “Hazardous Waste” under
Section 25501 of the California Health and Safety Code, Division 20, Chapter 6.95 (Hazardous Materials Release Response Plans and Inventory), (iv) defined as a “Hazardous Substance” under Section 25281 of the California
Health and Safety Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous Substances), (v) petroleum, (vi) asbestos, (vii) listed under Article 9 or defined as Hazardous or extremely hazardous pursuant to Article 11 of Title
22 of the California Administrative Code, Division 4, Chapter 20, (viii) designated as a “Hazardous Substance” pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. § 1317), (ix) defined as a
“Hazardous Waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. § 6901 et seq. (42 U.S.C. § 6903), or (x) defined as a “Hazardous Substance” pursuant to
Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 9601 et seq. (42 U.S.C. § 9601). 

  
 37. 

 (d) As used herein, the term “Laws” means any applicable federal, state
or local law, ordinance, or regulation relating to any Hazardous Material affecting the Project, including, without limitation, the laws, ordinances, and regulations referred to in Section 28(c) above. 

(e) Landlord represents and warrants that, to the best of the Project manager’s actual knowledge as of the date of this Lease, there are
currently no Hazardous Materials located on the Project in violation of applicable Laws. To the extent required by any Laws, Landlord shall, at Landlord’s cost and expense (and not as an Operating Cost) (i) promptly commence a removal,
encapsulation or other containment or remediation program reasonably selected by Landlord which is required by and complies with all Laws (the “Remediation Program”), and (ii) diligently prosecute the Remediation Program
and take such other reasonable action to completion in such a manner as will make the Project and/or Premises free from any Landlord’s Hazardous Materials (defined below) in accordance with the standards promulgated in applicable Laws. The term
“Landlord’s Hazardous Materials” shall mean Hazardous Materials which are present in, on, under or about the Project or Premises as of the date of this Lease or which are released or brought in, on, under or about the
Project or Premises by Landlord or any agent, employee, or contractor of Landlord. Landlord’s Hazardous Materials shall specifically not include any Hazardous Materials released, disturbed, transported, stored, generated or used by Tenant or
any agent, representative, contractor, invitee, vendor, customer or employee of Tenant in connection with or related to any dealings with Tenant at the Project after the date of this Lease. In the event that Landlord shall commence any such
Remediation Program and such action is not based upon or related to any action or inaction of Tenant or Tenant’s agents, employees, contractors or invitees, then if the Premises must be closed for business during the performance of such
Remediation Program, or if Tenant cannot reasonably conduct its normal business operations from the Premises, then, during the performance of such Remediation Program, all rental and other charges due to Landlord from Tenant shall abate commencing
on the date Tenant ceases to conduct is normal business operations from the Premises and shall continue until the Remediation Program has been completed and Tenant can once again open for business or conduct its normal business operations in the
Premises. 
 ARTICLE 29 

SURRENDER OF PREMISES; REMOVAL OF PROPERTY 

(a) The voluntary or other surrender of this Lease by Tenant to Landlord, or a mutual termination hereof, shall not work a merger, and shall
at the option of Landlord, operate as an assignment to it of any or all subleases or subtenancies affecting the Premises. 
 (b) Upon the
expiration of the Term of this Lease, or upon any earlier termination of this Lease, Tenant shall quit and surrender possession of the Premises to Landlord in good order and condition, reasonable wear and tear and repairs which are Landlord’s
obligation excepted, and shall, without expense to Landlord, remove or cause to be removed from the Premises all debris and rubbish, all furniture, equipment, business and trade fixtures, free-standing cabinet

  
 38. 

 
work, moveable partitioning, telephone and data cabling and other articles of personal property in the Premises except to the extent (i) Landlord elects by notice to Tenant to exercise its
option to have any subleases or subtenancies assigned to it, and/or (ii) Landlord elects by written notice to Tenant not to require Tenant to remove any data cabling servicing the Premises. Tenant shall be responsible for the cost to repair all
damage to the Premises resulting from the removal of any of such items from the Premises. 
 (c) Whenever Landlord shall reenter the
Premises as provided in Article 20 hereof, or as otherwise provided in this Lease, any property of Tenant not removed by Tenant upon the expiration of the Term of this Lease (or within forty-eight (48) hours after a termination by reason of
Tenant’s default), as provided in this Lease, shall be considered abandoned and Landlord may remove any or all of such items and dispose of the same in any manner or store the same in a public warehouse or elsewhere for the account and at the
expense and risk of Tenant, and if Tenant shall fail to pay the cost of storing any such property after it has been stored for a period of thirty (30) days or more, Landlord may sell any or all of such property at public or private sale, in
such manner and at such times and places as Landlord, in its sole discretion, may deem proper, without notice to or demand upon Tenant, for the payment of all or any part of such charges or the removal of any such property, and shall apply the
proceeds of such sale as follows: first, to the cost and expense of such sale, including reasonable attorneys’ fees and costs for services rendered; second, to the payment of the cost of or charges for storing any such property; third, to the
payment of any other sums of money which may then or thereafter be due to Landlord from Tenant under any of the terms hereof; and fourth, the balance, if any, to Tenant. 

(d) All fixtures, Tenant Improvements, Alterations and/or appurtenances attached to or built into the Premises prior to or during the Term,
whether by Landlord or Tenant and whether at the expense of Landlord or Tenant, or of both, shall be and remain part of the Premises and shall not be removed by Tenant at the end of the Term unless otherwise expressly provided for in this Lease or
unless such removal is required by Landlord pursuant to Article 9 above. Such fixtures, Tenant Improvements, Alterations and/or appurtenances shall include but not be limited to: all floor coverings, drapes, paneling, built-in cabinetry, molding,
doors, vaults (including vault doors), plumbing systems, security systems, electrical systems, lighting systems, communication systems, all fixtures and outlets for the systems mentioned above and for all telephone, radio and television purposes,
and any special flooring or ceiling installations. Nothing in this Section 29(d) is intended to prevent Tenant from removing its movable trade fixtures and equipment not attached to the Premises. 

ARTICLE 30 

MISCELLANEOUS 

(a) SEVERABILITY; ENTIRE AGREEMENT. ANY PROVISION OF THIS LEASE WHICH SHALL PROVE TO BE INVALID, VOID, OR ILLEGAL SHALL IN NO
WAY AFFECT, IMPAIR OR INVALIDATE ANY OTHER PROVISION HEREOF AND SUCH OTHER PROVISIONS SHALL REMAIN IN FULL FORCE AND EFFECT. THIS LEASE AND THE EXHIBITS AND ANY ADDENDUM ATTACHED HERETO CONSTITUTE THE ENTIRE AGREEMENT BETWEEN THE PARTIES HERETO

  
 39. 

 
WITH REGARD TO TENANT’S OCCUPANCY OR USE OF ALL OR ANY PORTION OF THE PROJECT, AND NO PRIOR AGREEMENT OR UNDERSTANDING PERTAINING TO ANY SUCH MATTER SHALL BE EFFECTIVE FOR ANY PURPOSE. NO
PROVISION OF THIS LEASE MAY BE AMENDED OR SUPPLEMENTED EXCEPT BY AN AGREEMENT IN WRITING SIGNED BY THE PARTIES HERETO OR THEIR SUCCESSOR IN INTEREST. THE PARTIES AGREE THAT ANY DELETION OF LANGUAGE FROM THIS LEASE PRIOR TO ITS MUTUAL EXECUTION BY
LANDLORD AND TENANT SHALL NOT BE CONSTRUED TO HAVE ANY PARTICULAR MEANING OR TO RAISE ANY PRESUMPTION, CANON OF CONSTRUCTION OR IMPLICATION INCLUDING, WITHOUT LIMITATION, ANY IMPLICATION THAT THE PARTIES INTENDED THEREBY TO STATE THE CONVERSE,
OBVERSE OR OPPOSITE OF THE DELETED LANGUAGE. 
 (b) Attorneys’ Fees; Waiver of Jury Trial. 

(i) In any action to enforce the terms of this Lease, including any suit by Landlord for the recovery of rent or possession of the Premises,
the losing party shall pay the successful party a reasonable sum for attorneys’ fees and costs in such suit and such attorneys’ fees and costs shall be deemed to have accrued prior to the commencement of such action and shall be paid
whether or not such action is prosecuted to judgment. Tenant shall also reimburse Landlord for all costs incurred by Landlord in connection with enforcing its rights under this Lease against Tenant following a bankruptcy by Tenant or otherwise,
including, without limitation, legal fees, experts’ fees and expenses, court costs and consulting fees. 
 (ii) Should Landlord,
without fault on Landlord’s part, be made a party to any litigation instituted by Tenant or by any third party against Tenant, or by or against any person holding under or using the Premises by license of Tenant, or for the foreclosure of any
lien for labor or material furnished to or for Tenant or any such other person or otherwise arising out of or resulting from any act or transaction of Tenant or of any such other person, Tenant covenants to save and hold Landlord harmless from any
judgment rendered against Landlord or the Premises or any part thereof and from all costs and expenses, including reasonable attorneys’ fees and costs incurred by Landlord in connection with such litigation. 

(iii) TO THE EXTENT PERMITTED BY LAW, EACH PARTY HEREBY WAIVES ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION SEEKING SPECIFIC PERFORMANCE OF
ANY PROVISION OF THIS LEASE, FOR DAMAGES FOR ANY BREACH UNDER THIS LEASE, OR OTHERWISE FOR ENFORCEMENT OF ANY RIGHT OR REMEDY HEREUNDER. 

(c) Time of Essence. Each of Tenant’s covenants herein is a condition and time is of the essence with respect to the performance
of every provision of this Lease. 
 (d) Headings; Joint and Several. The article headings contained in this Lease are for
convenience only and do not in any way limit or amplify any term or provision hereof. The terms “Landlord” and “Tenant” as used herein shall include the plural as well as the singular, the neuter shall include the masculine and
feminine genders and the obligations herein imposed upon Tenant shall be joint and several as to each of the persons, firms or corporations of which Tenant may be composed. 

  
 40. 

 (e) Reserved Area. Tenant hereby acknowledges and agrees that the exterior walls of the
Premises and the area between the finished ceiling of the Premises and the slab of the floor of the Project thereabove have not been demised hereby and the use thereof together with the right to install, maintain, use, repair and replace pipes,
ducts, conduits, wiring and cabling leading through, under or above the Premises or throughout the Project in locations which will not materially interfere with Tenant’s use of the Premises and serving other parts of the Project are hereby
excepted and reserved unto Landlord. 
 (f) NO OPTION. THE SUBMISSION OF THIS LEASE BY LANDLORD, ITS AGENT OR
REPRESENTATIVE FOR EXAMINATION OR EXECUTION BY TENANT DOES NOT CONSTITUTE AN OPTION OR OFFER TO LEASE THE PREMISES UPON THE TERMS AND CONDITIONS CONTAINED HEREIN OR A RESERVATION OF THE PREMISES IN FAVOR OF TENANT, IT BEING INTENDED HEREBY THAT THIS
LEASE SHALL ONLY BECOME EFFECTIVE UPON THE EXECUTION HEREOF BY LANDLORD AND TENANT AND DELIVERY OF A FULLY EXECUTED LEASE TO TENANT. 

(g) Use of Project Name; Improvements. Tenant shall not be allowed to use the name, picture or representation of the Project, or words
to that effect, in connection with any business carried on in the Premises or otherwise (except as Tenant’s address) without the prior written consent of Landlord. In the event that Landlord undertakes any additional improvements on the Real
Property including but not limited to new construction or renovation or additions to the existing improvements, Landlord shall not be liable to Tenant for any noise, dust, vibration or interference with access to the Premises or disruption in
Tenant’s business caused thereby. 
 (h) Rules and Regulations. Tenant shall observe faithfully and comply strictly with the
rules and regulations (“Rules and Regulations”) attached to this Lease as Exhibit “B” and made a part hereof, and such other Rules and Regulations as Landlord may from time to time reasonably adopt for the safety,
care and cleanliness of the Project, the facilities thereof, or the preservation of good order therein. Landlord shall not be liable to Tenant for violation of any such Rules and Regulations, or for the breach of any covenant or condition in any
lease by any other tenant in the Project. A waiver by Landlord of any Rule or Regulation for any other tenant shall not constitute nor be deemed a waiver of the Rule or Regulation for this Tenant. 

(i) Quiet Possession. Upon Tenant’s paying the Basic Rental, Additional Rent and other sums provided hereunder and observing and
performing all of the covenants, conditions and provisions on Tenant’s part to be observed and performed hereunder, Tenant shall have quiet possession of the Premises for the entire Term hereof, subject to all of the provisions of this Lease.

 (j) Rent. All payments required to be made hereunder to Landlord shall be deemed to be rent, whether or not described as such.

  
 41. 

 (k) Successors and Assigns. Subject to the provisions of Article 15 hereof, all of the
covenants, conditions and provisions of this Lease shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors and assigns. 

(l) Notices. Any notice required or permitted to be given hereunder shall be in writing and may be given by personal service evidenced
by a signed receipt (or refusal to accept delivery) or sent by registered or certified mail, return receipt requested, or via overnight courier, and shall be effective upon proof of delivery (or refusal to accept delivery), addressed to Tenant at
the Premises or to Landlord at the management office for the Project, with a copy to Landlord, c/o Arden Realty, Inc., 11601 Wilshire Boulevard, Fourth Floor, Los Angeles, California 90025, Attn: Legal Department. Either party may by notice to the
other specify a different address for notice purposes except that, upon Tenant’s taking possession of the Premises, the Premises shall constitute Tenant’s address for notice purposes. A copy of all notices to be given to Landlord hereunder
shall be concurrently transmitted by Tenant to such party hereafter designated by notice from Landlord to Tenant. Any notices sent by Landlord regarding or relating to eviction procedures, including without limitation three (3) day notices, may
be sent by regular mail. 
 (m) Persistent Delinquencies. In the event that Tenant shall be delinquent by more than fifteen
(15) days in the payment of rent on three (3) separate occasions in any twelve (12) month period, Landlord shall have the right to terminate this Lease by thirty (30) days written notice given by Landlord to Tenant within thirty
(30) days of the last such delinquency. 
 (n) Right of Landlord to Perform. All covenants and agreements to be performed by
Tenant under any of the terms of this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any abatement of rent. If Tenant shall fail to pay any sum of money, other than rent, required to be paid by it hereunder or
shall fail to perform any other act on its part to be performed hereunder, and such failure shall continue beyond any applicable cure period set forth in this Lease, Landlord may, but shall not be obligated to, without waiving or releasing Tenant
from any obligations of Tenant, make any such payment or perform any such other act on Tenant’s part to be made or performed as is in this Lease provided. All sums so paid by Landlord and all reasonable incidental costs, together with interest
thereon at the rate specified in Section 20(e) above from the date of such payment by Landlord, shall be payable to Landlord on demand and Tenant covenants to pay any such sums, and Landlord shall have (in addition to any other right or remedy
of Landlord) the same rights and remedies in the event of the nonpayment thereof by Tenant as in the case of default by Tenant in the payment of the rent. 

(o) Access, Changes in Project, Facilities, Name. 

(i) Every part of the Project except the inside surfaces of all walls, windows and doors bounding the Premises (including exterior building
walls, the rooftop, core corridor walls and doors and any core corridor entrance), and any space in or adjacent to the Premises or within the Project used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks or
other building facilities, and the use thereof, as well as access thereto through the Premises for the purposes of operation, maintenance, decoration and repair, are reserved to Landlord. 

  
 42. 

 (ii) Landlord reserves the right, without incurring any liability to Tenant therefor, to make
such changes in or to the Project and the fixtures and equipment thereof, as well as in or to the street entrances, halls, passages, elevators, stairways and other improvements thereof, as it may deem necessary or desirable. 

(iii) Landlord may adopt any name for the Project and Landlord reserves the right, from time to time, to change the name and/or address of the
Project at any time. 
 (p) Signing Authority. If Each individual executing this Lease on behalf of the Tenant entity represents and
warrants that he or she is duly authorized to execute and deliver this Lease on behalf of said entity in accordance with a duly adopted resolution of the Board of Directors of said corporation or in accordance with the By-laws of said corporation
and that this Lease is binding upon said entity in accordance with its terms. Concurrently with Tenant’s execution of this Lease, Tenant shall provide to Landlord a copy of a resolution of the Board of Directors authorizing the execution of
this Lease on behalf of such corporation, which copy of resolution shall be duly certified by the secretary or an assistant secretary of the corporation to be a true copy of a resolution duly adopted by the Board of Directors of said corporation and
shall be in a form reasonably acceptable to Landlord. In the event Tenant fails to comply with the requirements set forth in this subparagraph (p), then each individual executing this Lease shall be personally liable, jointly and severally along
with Tenant, for all of Tenant’s obligations in this Lease. 
 (q) Identification of Tenant. 

(i) If Tenant constitutes more than one person or entity, (A) each of them shall be jointly and severally liable for the keeping,
observing and performing of all of the terms, covenants, conditions and provisions of this Lease to be kept, observed and performed by Tenant, (B) the term “Tenant” as used in this Lease shall mean and include each of them jointly and
severally, and (C) the act of or notice from, or notice or refund to, or the signature of, any one or more of them, with respect to the tenancy of this Lease, including, but not limited to, any renewal, extension, expiration, termination or
modification of this Lease, shall be binding upon each and all of the persons or entities executing this Lease as Tenant with the same force and effect as if each and all of them had so acted or so given or received such notice or refund or so
signed. 
 (ii) If Tenant is a partnership (or is comprised of two or more persons, individually and as co-partners of a partnership) or if
Tenant’s interest in this Lease shall be assigned to a partnership (or to two or more persons, individually and as co-partners of a partnership) pursuant to Article 15 hereof (any such partnership and such persons hereinafter referred to in
this Section 30(q)(ii) as “Partnership Tenant”), the following provisions of this Lease shall apply to such Partnership Tenant: 

A. The liability of each of the parties comprising Partnership Tenant shall be joint and several. 

B. Each of the parties comprising Partnership Tenant hereby consents in advance to, and agrees to be bound by, any written instrument which
may hereafter be 

  
 43. 

 
executed, changing, modifying or discharging this Lease, in whole or in part, or surrendering all or any part of the Premises to the Landlord, and by notices, demands, requests or other
communication which may hereafter be given, by the individual or individuals authorized to execute this Lease on behalf of Partnership Tenant under Subparagraph (p) above. 

C. Any bills, statements, notices, demands, requests or other communications given or rendered to Partnership Tenant or to any of the parties
comprising Partnership Tenant shall be deemed given or rendered to Partnership Tenant and to all such parties and shall be binding upon Partnership Tenant and all such parties. 

D. If Partnership Tenant admits new partners, all of such new partners shall, by their admission to Partnership Tenant, be deemed to have
assumed performance of all of the terms, covenants and conditions of this Lease on Tenant’s part to be observed and performed. 
 E.
Partnership Tenant shall give prompt notice to Landlord of the admission of any such new partners, and, upon demand of Landlord, shall cause each such new partner to execute and deliver to Landlord an agreement in form satisfactory to Landlord,
wherein each such new partner shall assume performance of all of the terms, covenants and conditions of this Lease on Partnership Tenant’s part to be observed and performed (but neither Landlord’s failure to request any such agreement nor
the failure of any such new partner to execute or deliver any such agreement to Landlord shall terminate the provisions of clause (D) of this Section 30(q)(ii) or relieve any such new partner of its obligations thereunder). 

(r) Reserved. 
 (s)
Survival of Obligations. Any obligations of Tenant occurring prior to the expiration or earlier termination of this Lease shall survive such expiration or earlier termination. 

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

(u) Governing Law. This Lease shall be governed by and construed in accordance with the laws of the State of California. No conflicts
of law rules of any state or country (including, without limitation, California conflicts of law rules) shall be applied to result in the application of any substantive or procedural laws of any state or country other than California. All
controversies, claims, actions or causes of action arising between the parties hereto and/or their respective successors and assigns, shall be brought, heard and adjudicated by the courts of the State of California, with venue in the County in which
the Project is located. Each of the parties hereto hereby consents to personal jurisdiction by the courts of the State of California in connection with any such controversy, claim, action or cause of action, and each of the parties hereto consents
to service of process by any means authorized by California law and consent to the enforcement of any judgment so obtained in the courts of the State of California on the same terms and conditions as if such controversy, claim, action or cause of
action had been originally heard and adjudicated to a final judgment in such courts. Each of the parties hereto further acknowledges that the laws and courts of California were freely and voluntarily chosen to govern this Lease and to adjudicate any
claims or disputes hereunder. 

  
 44. 

 (v) Office of Foreign Assets Control. Tenant certifies to Landlord that (i) Tenant is
not entering into this Lease, nor acting, for or on behalf of any person or entity named as a terrorist or other banned or blocked person or entity pursuant to any law, order, rule or regulation of the United States Treasury Department or the Office
of Foreign Assets Control, and (ii) Tenant shall not assign this Lease or sublease to any such person or entity or anyone acting on behalf of any such person or entity. Landlord shall have the right to conduct all reasonable searches in order
to ensure compliance with the foregoing. Tenant hereby agrees to indemnify, defend and hold Landlord and the Landlord Parties harmless from any and all claims arising from or related to any breach of the foregoing certification. 

(w) Financial Statements. Within ten (10) days after Tenant’s receipt of Landlord’s written request (which request will
not be made more frequently than two (2) times in any calendar year during the Term unless in connection with a proposed sale, financing or refinancing of the Project), Tenant shall provide Landlord with current financial statements of Tenant
and financial statements for the two (2) calendar or fiscal years (if Tenant’s fiscal year is other than a calendar year) prior to the current financial statement year. Any such statements shall be prepared in accordance with generally
accepted accounting principles and, if the normal practice of Tenant, shall be audited by an independent certified public accountant. 
 (x)
Exhibits. The Exhibits attached hereto are incorporated herein by this reference as if fully set forth herein. 
 (y) Independent
Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent (and not dependent) and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord
fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to set off of any of the rent or other amounts owing hereunder against Landlord. 

(z) Counterparts. This Lease may be executed in counterparts, each of which shall be deemed an original, but such counterparts, when
taken together, shall constitute one agreement. 
 (aa) Common Ownership. Landlord and Tenant acknowledge that it is Landlord’s
current intention to cause the ownership of the Development to be held by the same entity. If, however, at any time during the Term, Landlord determines to separate ownership of the buildings in the Development or to separately finance the buildings
in the Development (where the lender requires separate documentation), Tenant agrees to promptly after request from Landlord, at no cost to Tenant, execute commercially reasonable documents in order to separate Tenant’s lease of the Premises in
the Project from the remainder of the Development. Any such documentation shall be on the exact same terms as specified in this Lease, but as applicable to the relevant portion of the Development. 

  
 45. 

 (bb) Non-Discrimination. Tenant herein covenants that Tenant and its heirs, executors,
administrators and assigns, and all persons claiming under or through Tenant, and this Lease is made and accepted upon and subject to the following conditions: 

“That there shall be no discrimination against or segregation of any person or group of persons on account of race, color, creed,
religion, sex, marital status, national origin or ancestry, in the leasing, subleasing, transferring, use, occupancy, tenure or enjoyment of the Premises, nor shall Tenant, or any person claiming under or through Tenant, establish or permit any such
practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, subtenants or vendees in the Premises.” 

ARTICLE 31 
 SIGNAGE

 (a) Interior Signage. Provided Tenant is not in default hereunder after any applicable notice and cure period, Tenant, at
Tenant’s sole cost and expense, shall have the right at its sole cost and expense, to install Project standard identification signs at each entry door to the Premises. 

(b) Exterior Signage. In addition, provided Tenant is not in default hereunder after any applicable notice and cure period, Tenant
shall have the non-exclusive right, at Tenant’s sole cost and expense, to continue to utilize Tenant’s existing one (1) building top sign currently located on the Project as of the date hereof (“Tenant’s Existing
Signage”). Any change to Tenant’s Existing Signage shall be subject to Landlord’s approval as to size, design, location, graphics, materials, colors, reflecting light (if any) and similar specifications (the
“Signage Specifications”) and shall be consistent with the exterior design, materials and appearance of the Project and the Project’s signage program and shall be further subject to all applicable local governmental
laws, rules, regulations, codes and Tenant’s receipt of all permits and other governmental approvals and any applicable covenants, conditions and restrictions. Notwithstanding the foregoing, Landlord hereby approves the Signage Specifications
for Tenant’s Existing Signage that is currently located on the Project as of the date hereof. Tenant hereby acknowledges that, notwithstanding Landlord’s approval of the Tenant’s Existing Signage and/or the Signage Specifications
therefor, Landlord has made no representations or warranty to Tenant with respect to the probability of maintaining the approvals and permits for same. In the event Tenant does not maintain the necessary permits and approvals for Tenant’s
Existing Signage, Tenant’s and Landlord’s rights and obligations under the remaining provisions of this Lease shall not be affected. All costs associated with Tenant’s Existing Signage, including, without limitation, permits,
maintenance, operation (including the cost of separately metering Tenant’s Signage if required by Landlord) and repair, shall be the sole responsibility of Tenant. Tenant’s rights respecting Tenant’s Existing Signage as set forth in
this Section 31(b) shall be personal to the Original Tenant and any Affiliated Assignee and may not be assigned to any other assignee or sublessee, or any other person or entity. Upon the expiration of the Term, or other earlier termination of
this Lease, Tenant shall be responsible for any and all costs 

  
 46. 

 
associated with the removal of Tenant’s Existing Signage, including, but not limited to, the cost to repair and restore the Project to its original condition, normal wear and tear excepted.
Notwithstanding the foregoing, if Tenant fails to remove Tenant’s Existing Signage by on or before the expiration or earlier termination of this Lease, then Landlord may remove such Tenant’s Existing Signage on Tenant’s behalf and
Tenant shall pay such expense to Landlord within thirty (30) days after presentation of a bill therefor, which obligation shall expressly survive the expiration or earlier termination of this Lease. 

ARTICLE 32 
 TERMINATION
OPTION 
 Provided Tenant fully and completely satisfies each of the conditions set forth in this Article 32, Tenant shall have the one
time option (“Termination Option”) to terminate this Lease effective as of the last day of the forty-second (42nd) full calendar month of the initial Term only (the
“Termination Date”). In order to exercise the Termination Option, Tenant must fully and completely satisfy each and every one of the following conditions: (a) Tenant must give Landlord written notice
(“Termination Notice”) of its exercise of the Termination Option, which Termination Notice must be delivered to Landlord at least nine (9) months prior to the Termination Date, (b) at the time of the Termination
Notice Tenant shall not be in default under this Lease after expiration of applicable cure periods, and (c) concurrently with Tenant’s delivery of the Termination Notice to Landlord, Tenant shall pay to Landlord a termination fee
(“Termination Fee”) equal to the sum of (i) the unamortized balance, as of the Termination Date, of the (A) the Refurbishment Allowance utilized by Tenant, and (B) brokerage commissions paid by Landlord in
connection with this Lease, plus (ii) an amount equal to three (3) months of monthly Basic Rental calculated at the rate otherwise payable for the first three (3) months after the Termination Date. Amortization pursuant to subsection
(i), above, shall be calculated on a sixty (60) month amortization schedule commencing as of the Commencement Date based upon equal monthly payments of principal and interest, with interest imputed on the outstanding principal balance at the
rate of eight percent (8%) per annum. 
 IN WITNESS WHEREOF, the parties have executed this Lease, consisting of the foregoing
provisions and Articles, including all exhibits and other attachments referenced therein, as of the date first above written. 
  

									
	“LANDLORD”	 		 	 ARDEN REALTY LIMITED PARTNERSHIP,
 a
Maryland limited partnership

				
		 		 	By:	 	 ARDEN REALTY, INC.,
 a Maryland
corporation
 Its: Sole General Partner

					
		 		 		 	By:	 	 
		 		 		 	Print Name:	 	 
		 		 		 	Title:	 	 
			
	“TENANT”	 		 	 eASIC CORPORATION,
 a Delaware
corporation

				
		 		 	By:	 	/s/ Brian McDonald
		 		 	Print Name:	 	Brian McDonald
		 		 	Title:	 	CFO
				
		 		 	By:	 	 
		 		 	Print Name:	 	 
		 		 	Title:	 	 

  
 47. 

 EXHIBIT “A” 

PREMISES 
  

 
 This Exhibit “A” is provided for informational purposes only and is intended to be only an approximation of the
layout of the Premises and shall not be deemed to constitute any representation by Landlord as to the exact layout or configuration of the Premises. 

  
 EXHIBIT “A”

 - 1 - 

 EXHIBIT “B” 

RULES AND REGULATIONS 

1. Except as otherwise provided in the Lease, no sign, advertisement or notice shall be displayed, printed or affixed on or to the Premises or
to the outside or inside of the Project or so as to be visible from outside the Premises or Project without Landlord’s prior written consent. Landlord shall have the right to remove any non-approved sign, advertisement or notice, without notice
to and at the expense of Tenant, and Landlord shall not be liable in damages for such removal. All approved signs or lettering on doors and walls shall be printed, painted, affixed or inscribed at the expense of Tenant by Landlord or by a person
selected by Landlord and in a manner and style acceptable to Landlord. 
 2. Tenant shall not obtain for use on the Premises ice, waxing,
cleaning, interior glass polishing, rubbish removal, towel or other similar services, or accept barbering or bootblackening, or coffee cart services, milk, soft drinks or other like services on the Premises, except from persons authorized by
Landlord and at the hours and under regulations fixed by Landlord. 
 3. The sidewalks, halls, passages, exits, entrances, elevators and
stairways shall not be obstructed by Tenant or used for any purpose other than for ingress and egress from Tenant’s Premises. Under no circumstances is trash to be stored in the corridors. Notice must be given to Landlord for any large
deliveries. Furniture, freight and other large or heavy articles, and all other deliveries may be brought into the Project only at times and in the manner designated by Landlord, and always at Tenant’s sole responsibility and risk. All damage
done to the Project by moving or maintaining such furniture, freight or articles shall be repaired by Landlord at Tenant’s expense. Tenant shall not take or permit to be taken in or out of entrances or passenger elevators of the Project, any
item normally taken, or which Landlord otherwise reasonably requires to be taken, in or out through service doors or on freight elevators. Tenant shall move all supplies, furniture and equipment as soon as received directly to the Premises, and
shall move all waste that is at any time being taken from the Premises directly to the areas designated for disposal. 
 4. Toilet rooms,
toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than for which they were constructed and no foreign substance of any kind whatsoever shall be thrown therein. 

5. Tenant shall not overload the floor of the Premises or mark, drive nails, screw or drill into the partitions, ceilings or floor or in any
way deface the Premises except as necessary to hang customary office decorations. Tenant shall not place typed, handwritten or computer generated signs in the corridors or any other common areas. Should there be a need for signage additional to the
Project standard tenant placard, a written request shall be made to Landlord to obtain approval prior to any installation. All costs for said signage shall be Tenant’s responsibility. 

  
 EXHIBIT “B”

 - 1 - 

 6. In no event shall Tenant place a load upon any floor of the Premises or portion of any such
flooring exceeding the floor load per square foot of area for which such floor is designed to carry and which is allowed by law, or any machinery or equipment which shall cause excessive vibration to the Premises or noticeable vibration to any other
part of the Project. Prior to bringing any heavy safes, vaults, large computers or similarly heavy equipment into the Project, Tenant shall inform Landlord in writing of the dimensions and weights thereof and shall obtain Landlord’s consent
thereto. Such consent shall not constitute a representation or warranty by Landlord that the safe, vault or other equipment complies, with regard to distribution of weight and/or vibration, with the provisions of this Rule 6 nor relieve Tenant from
responsibility for the consequences of such noncompliance, and any such safe, vault or other equipment which Landlord determines to constitute a danger of damage to the Project or a nuisance to other tenants, either alone or in combination with
other heavy and/or vibrating objects and equipment, shall be promptly removed by Tenant, at Tenant’s cost, upon Landlord’s written notice of such determination and demand for removal thereof. 

7. Tenant shall not use or keep in the Premises or Project any kerosene, gasoline or inflammable, explosive or combustible fluid or material,
or use any method of heating or air-conditioning other than that supplied by Landlord. 
 8. Tenant shall not lay linoleum, tile, carpet or
other similar floor covering so that the same shall be affixed to the floor of the Premises in any manner except as approved by Landlord. 

9. Tenant shall not install or use any blinds, shades, awnings or screens in connection with any window or door of the Premises and shall not
use any drape or window covering facing any exterior glass surface other than the standard drapes, blinds or other window covering established by Landlord. 

10. Tenant shall cooperate with Landlord in obtaining maximum effectiveness of the cooling system by closing window coverings when the
sun’s rays fall directly on windows of the Premises. Tenant shall not obstruct, alter, or in any way impair the efficient operation of Landlord’s heating, ventilating and air-conditioning system. Tenant shall not tamper with or change the
setting of any thermostats or control valves. Tenant shall participate in recycling programs undertaken by Landlord as part of Landlord’s sustainability practices including, without limitation, the sorting and separation of its trash and
recycling into such categories as required by such sustainability practices. 
 11. The Premises shall not be used for manufacturing or for
the storage of merchandise except as such storage may be incidental to the permitted use of the Premises. Tenant shall not, without Landlord’s prior written consent, occupy or permit any portion of the Premises to be occupied or used for the
manufacture or sale of liquor or tobacco in any form, or a barber or manicure shop, or as an employment bureau. The Premises shall not be used for lodging or sleeping or for any improper, objectionable or immoral purpose. No auction shall be
conducted on the Premises. 

  
 EXHIBIT “B”

 - 2 - 

 12. Tenant shall not make, or permit to be made, any unseemly or disturbing noises, or disturb or
interfere with occupants of Project or neighboring buildings or premises or those having business with it by the use of any musical instrument, radio, phonographs or unusual noise, or in any other way. 

13. No bicycles, vehicles or animals of any kind shall be brought into or kept in or about the Premises, and no cooking shall be done or
permitted by any tenant in the Premises, except that the preparation of coffee, tea, hot chocolate and similar items for tenants, their employees and visitors shall be permitted. No tenant shall cause or permit any unusual or objectionable odors to
be produced in or permeate from or throughout the Premises. The foregoing notwithstanding, Tenant shall have the right to use a microwave and to heat microwavable items typically heated in an office. No hot plates, toasters, toaster ovens or similar
open element cooking apparatus shall be permitted in the Premises. 
 14. The sashes, sash doors, skylights, windows and doors that reflect
or admit light and air into the halls, passageways or other public places in the Project shall not be covered or obstructed by any tenant, nor shall any bottles, parcels or other articles be placed on the window sills. All electrical ceiling
fixtures hung in the Premises or spaces along the perimeter of the Project must be of a quality, type, design and bulb color approved in advance by Landlord. 

15. No additional locks or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be made in
existing locks or the mechanisms thereof unless Landlord is first notified thereof, gives written approval, and is furnished a key therefor. Each tenant must, upon the termination of his tenancy, give to Landlord all keys and key cards of stores,
offices, or toilets or toilet rooms, either furnished to, or otherwise procured by, such tenant, and in the event of the loss of any keys so furnished, such tenant shall pay Landlord the cost of replacing the same or of changing the lock or locks
opened by such lost key if Landlord shall deem it necessary to make such change. If more than two keys for one lock are desired, Landlord will provide them upon payment therefor by Tenant. Tenant shall not key or re-key any locks. All locks shall be
keyed by Landlord’s locksmith only. 
 16. Landlord shall have the right to prohibit any advertising by any tenant which, in
Landlord’s opinion, tends to impair the reputation of the Project or its desirability as an office building and upon written notice from Landlord any tenant shall refrain from and discontinue such advertising. 

17. Landlord reserves the right to control access to the Project by all persons after reasonable hours of generally recognized business days
and at all hours on Sundays and legal holidays and may at all times control access to the equipment areas of the Project outside the Premises. Each tenant shall be responsible for all persons for whom it requests after hours access and shall be
liable to Landlord for all acts of such persons. Landlord shall have the right from time to time to establish reasonable rules and charges pertaining to freight elevator usage, including the allocation and reservation of such usage for tenants’
initial move-in to their premises, and final departure therefrom. Landlord may also establish from time to time reasonable rules and charges for accessing the equipment areas of the Project, including the risers, rooftops and telephone closets. 

  
 EXHIBIT “B”

 - 3 - 

 18. Any person employed by any tenant to do janitorial work shall, while in the Project and
outside of the Premises, be subject to and under the control and direction of the Office of the Project or its designated representative such as security personnel (but not as an agent or servant of Landlord, and the Tenant shall be responsible for
all acts of such persons). 
 19. All doors opening on to public corridors shall be kept closed, except when being used for ingress and
egress. Tenant shall cooperate and comply with any reasonable safety or security programs, including fire drills and air raid drills, and the appointment of “fire wardens” developed by Landlord for the Project, or required by law. Before
leaving the Premises unattended, Tenant shall close and securely lock all doors or other means of entry to the Premises and shut off all lights and water faucets in the Premises. 

20. The requirements of tenants will be attended to only upon application to the management office of the Project. 

21. Canvassing, soliciting and peddling in the Project are prohibited and each tenant shall cooperate to prevent the same. 

22. All office equipment of any electrical or mechanical nature shall be placed by tenants in the Premises in settings approved by Landlord,
to absorb or prevent any vibration, noise or annoyance. 
 23. No air-conditioning unit or other similar apparatus shall be installed or
used by any tenant without the prior written consent of Landlord. Tenant shall pay the cost of all electricity used for air-conditioning in the Premises if such electrical consumption exceeds normal office requirements, regardless of whether
additional apparatus is installed pursuant to the preceding sentence. 
 24. There shall not be used in any space, or in the public halls of
the Project, either by any tenant or others, any hand trucks except those equipped with rubber tires and side guards. 
 25. All electrical
ceiling fixtures hung in offices or spaces along the perimeter of the Project must be fluorescent and/or of a quality, type, design and bulb color approved by Landlord. Tenant shall not permit the consumption in the Premises of more than 2% watts
per net usable square foot in the Premises in respect of office lighting nor shall Tenant permit the consumption in the Premises of more than 1 % watts per net usable square foot of space in the Premises in respect of the power outlets therein,
at any one time. In the event that such limits are exceeded, Landlord shall have the right to require Tenant to remove lighting fixtures and equipment and/or to charge Tenant for the cost of the additional electricity consumed. 

26. Parking. 
 (a) Subject to the
terms of Article 2 of the Lease, the Project parking facility shall be available twenty-four hours per day seven days per week, and three hundred sixty-five (365) days per year. 

(b) Automobiles must be parked entirely within the stall lines on the floor. 

  
 EXHIBIT “B”

 - 4 - 

 (c) All directional signs and arrows must be observed. 

(d) The speed limit shall be 5 miles per hour. 

(e) Parking is prohibited in areas not striped for parking. 

(f) Parking cards or any other device or form of identification supplied by Landlord (or its operator) shall remain the property of Landlord
(or its operator). Such parking identification device must be displayed as requested and may not be mutilated in any manner. The serial number of the parking identification device may not be obliterated. Devices are not transferable or assignable
and any device in the possession of an unauthorized holder will be void. There will be a replacement charge to the Tenant or person designated by Tenant of $30.00 for loss of any parking card. There shall be a security deposit of $30.00 due at
issuance for each card key issued to Tenant. 
 (g) The monthly rate for parking is payable one (1) month in advance and must be paid by
the third business day of each month. Failure to do so will automatically cancel parking privileges and a charge at the prevailing daily rate will be due. No deductions or allowances from the monthly rate will be made for days parker does not use
the parking facilities. 
 (h) Tenant may validate visitor parking by such method or methods as the Landlord may approve, at the validation
rate from time to time generally applicable to visitor parking. 
 (i) Landlord (and its operator) may refuse to permit any person who
violates the within rules to park in the Project parking facility, and any violation of the rules shall subject the automobile to removal from the Project parking facility at the parker’s expense. In either of said events, Landlord (or its
operator) shall refund a prorata portion of the current monthly parking rate and the sticker or any other form of identification supplied by Landlord (or its operator) will be returned to Landlord (or its operator). 

(j) Project parking facility managers or attendants are not authorized to make or allow any exceptions to these Rules and Regulations. 

(k) All responsibility for any loss or damage to automobiles or any personal property therein is assumed by the parker. 

(l) Loss or theft of parking identification devices from automobiles must be reported to the Project parking facility manager immediately, and
a lost or stolen report must be filed by the parker at that time. 
 (m) The parking facilities are for the sole purpose of parking one
automobile per space. Washing, waxing, cleaning or servicing of any vehicles by the parker or his agents is prohibited. 

  
 EXHIBIT “B”

 - 5 - 

 (n) Landlord (and its operator) reserves the right to refuse the issuance of monthly stickers or
other parking identification devices to any Tenant and/or its employees who refuse to comply with the above Rules and Regulations and all City, State or Federal ordinances, laws or agreements. 

(o) Tenant agrees to acquaint all employees with these Rules and Regulations. 

(p) No vehicle shall be stored in the Project parking facility for a period of more than one (1) week. 

27. The Project is a non-smoking Project. Smoking or carrying lighted cigars or cigarettes in the Premises or the Project, including the
elevators in the Project, is prohibited. 
 28. Tenant shall not, without Landlord’s prior written consent (which consent may be
granted or withheld in Landlord’s absolute discretion), allow any employee or agent to carry any type of gun or other firearm in or about any of the Premises or Project. 

  
 EXHIBIT “B”

 - 6 - 

 EXHIBIT “C” 

NOTICE OF TERM DATES 

AND TENANT’S PROPORTIONATE SHARE 
  

							
	TO:	 	  
	 	DATE:	 	  

	  
	 		 	
	  
	 		 	

  

	RE:	Lease dated                     , 20    , between     
                                                 
                                                 
                              (“Landlord”), and          
                                                 
                                                 
                                        (“Tenant”),
concerning Suite                 , located at                    
                                                 
                                                 
              . 

 Ladies and Gentlemen: 

In accordance with the Lease, Landlord wishes to advise and/or confirm the following: 

1. That the Premises have been accepted herewith by the Tenant as being substantially complete in accordance with the Lease and that there is
no deficiency in construction. 
 2. That the Tenant has taken possession of the Premises and acknowledges that under the provisions of the
Lease the Term of said Lease shall commence as of                                    for a term of
                                   ending on          
                        . 
 3. That
in accordance with the Lease, Basic Rental commenced to accrue on                                   .

 4. If the Commencement Date of the Lease is other than the first day of the month, the first billing will contain a prorata adjustment.
Each billing thereafter shall be for the full amount of the monthly installment as provided for in said Lease. 
 5. Rent is due and payable
in advance on the first day of each and every month during the Term of said Lease. Your rent checks should be made payable to                    
                                                 
                                        at     
                                                 
                                                 
    . 
 6. The exact number of rentable square feet within the Premises is
                                        
square feet. 
 7. Tenant’s Proportionate Share, as adjusted based upon the exact number of rentable square feet within the Premises is
            %. 
 AGREED AND ACCEPTED: 

TENANT: 

                          
                                  , 

a
                                         
                 
  

	By:	                                    
             

	 	Its:	                                    
     

 EXHIBIT ONLY 

***DO NOT SIGN – INITIAL ONLY*** 

  
 EXHIBIT “C”

 - 1 - 

 EXHIBIT “D” 

LETTER OF CREDIT 
 Arden Realty
Limited Partnership 
 c/o General Electric Capital Corporation 

16479 Dallas Parkway, Suite #500 
 Addison, TX 75001 

ATTN: Letter of Credit Department 
 RE: Irrevocable Letter of
Credit No.                                      for U.S.
$                                 

Ladies and Gentlemen: 
 We hereby issue our
irrevocable Letter of Credit No.                              in favor of ARDEN REALTY LIMITED
PARTNERSHIP, a Maryland limited partnership (“Beneficiary”), for the account of eASIC Corporation, a Delaware corporation. 

We undertake to honor from time to time your draft or drafts at sight on us not exceeding in the aggregate EIGHTY THOUSAND FIVE HUNDRED
EIGHTY-EIGHT AND 10/100 U.S. Dollars (U.S. $80,588,10) (“Stated Amount”). All drafts hereunder must be marked “Drawn under Irrevocable Letter of Credit No.
            , dated             ,
20            .” 
 Presentation of drafts drawn hereunder may be made
at any time on or before the expiration date hereof at our offices located at                              
                                                 
                                  . Presentation on or before noon of any day other than a Saturday,
Sunday or other day on which all commercial banks in (city), (state) are authorized or required to be closed (“Banking Day”) shall result in payment to Beneficiary on the same date. Drafts presented after noon on any Banking
Day shall result in payment to Beneficiary on the next Banking Day. We hereby waive any right that we may otherwise have to delay payment to a later date. If the expiration date is not a Banking Day, drafts presented on the first following Banking
Day shall be deemed timely. Any notice of dishonor must be given within the applicable time period set forth above for payment. 
 Partial drawings are
permitted, and this Letter of Credit shall, except to the extent reduced thereby, survive any partial drawings. 
 This Letter of Credit is valid through
and including
                                         
           , 20        . 
 It is a condition of
this Letter of Credit that it shall be automatically renewed for successive terms of one (1) year from the above-stated or any future expiration date, which shall become effective without amendment unless Beneficiary receives, not less than
sixty (60) days before the above-stated or any future expiration date, written notice from us (in the manner below provided) that we have elected not to renew this Letter of Credit for any such additional term. If Beneficiary receives such
notice of non-renewal from us, then Beneficiary may at any time prior to the then current expiration date hereof present its draft for payment hereunder. 

  
 EXHIBIT “D”

 - 1 - 

 Any notice to Beneficiary in connection with this Letter of Credit shall be in writing and shall be delivered in
hand with receipt acknowledged, or by certified mail (return receipt requested), to Arden Realty limited Partnership, c/o General Electric Capital Corporation, 16479 Dallas Parkway, Suite #500, Addison, TX 75001, ATTN: Letter of Credit Department
(or to such other address for any such notices which Beneficiary may hereafter specify) in a written notice delivered to the undersigned. 
 We agree that
we shall have no duty or right to inquire as to the basis upon which Beneficiary has determined to present to us any draft under this Letter of Credit. We hereby waive any defense based upon any allegation of fraud. 

We shall not be required or entitled to inquire as to the authority of the person signing any draft or other instrument contemplated hereunder on behalf of
Beneficiary, and we shall accept such signature as conclusive evidence of authority. 
 This Letter of Credit is transferable in its entirety and not in
part to any transferee. Upon any such transfer, all references herein to the beneficiary shall be automatically changed to such transferee, and draft(s) may be issued by such transferee rather than the beneficiary. 

This irrevocable Letter of Credit is subject to the International Standby Practices 1998 (“ISP98”), International
Chamber of Commerce Publication 590 and, to the extent not inconsistent therewith, the Uniform Commercial Code of the State of California. 

All of the terms and conditions of this Letter of Credit are contained herein and shall not be altered except by reduction in the amount due to corresponding
payments in like amount in compliance with the aforementioned terms. Except as otherwise expressly set forth herein, there are no conditions to this Letter of Credit. 

Very truly yours, 
  

			
	By:	 	  

		
	Title:	 	  

  
 EXHIBIT “D”

 - 2 -

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00240-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00240-of-00352.parquet"}]]