Document:

Office Lease

 Exhibit 10.43 
 OFFICE LEASE 
 BETWEEN 
 PASEO DEL MAR CA, LLC 
 (“LANDLORD”) 
 AND 
 CARDIUM THERAPEUTICS, INC.

 (“TENANT”) 

 TABLE OF CONTENTS 
  

					
	1.	  	Basic Lease Information	  	1
	2.	  	Lease Grant	  	4
	3.	  	Term; Adjustment of Commencement Date; Early Access	  	4
	4.	  	Rent	  	5
	5.	  	Tenant’s Use of Premises	  	12
	6.	  	Security Deposit	  	13
	7.	  	Services Furnished by Landlord	  	13
	8.	  	Use of Electrical Services by Tenant	  	15
	9.	  	Repairs and Alterations	  	15
	10.	  	Entry by Landlord	  	17
	11.	  	Assignment and Subletting	  	17
	12.	  	Liens	  	20
	13.	  	Indemnity	  	20
	14.	  	Insurance	  	21
	15.	  	Mutual Waiver of Subrogation	  	21
	16.	  	Casualty Damage	  	22
	17.	  	Condemnation	  	23
	18.	  	Events of Default	  	24
	19.	  	Remedies	  	24
	20.	  	Limitation of Liability	  	27
	21.	  	No Waiver	  	27
	22.	  	Tenant’s Right to Possession	  	27
	23.	  	Intentionally Omitted	  	27
	24.	  	Holding Over	  	27
	25.	  	Subordination to Mortgages; Estoppel Certificate	  	28
	26.	  	Attorneys’ Fees	  	28
	27.	  	Notice	  	29
	28.	  	Reserved Rights	  	29
	29.	  	Surrender of Premises	  	30
	30.	  	Hazardous Materials	  	31
	31.	  	Signage	  	32
	32.	  	Parking	  	32
	33.	  	Miscellaneous	  	34

  

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	EXHIBITS AND RIDERS:
		
	EXHIBIT A-1	  	OUTLINE AND LOCATION OF PREMISES
	EXHIBIT A-2	  	LEGAL DESCRIPTION OF PROJECT
	EXHIBIT A-3	  	DEPICTION OF RESERVED PARKING SPACES
	EXHIBIT B	  	RULES AND REGULATIONS
	EXHIBIT C	  	COMMENCEMENT LETTER
	EXHIBIT D	  	WORK LETTER
	EXHIBIT E	  	FORM OF LETTER OF CREDIT
	EXHIBIT F	  	MODIFIED BOMA STANDARD
	RIDER 1	  	OPTION TO EXTEND
	RIDER 2	  	RIGHT OF FIRST REFUSAL
	RIDER 3	  	INSURANCE WAIVER

  

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 OFFICE LEASE 
 This Office Lease (this “Lease”) is entered into by and between PASEO DEL MAR CA, LLC, a Delaware limited liability company (“Landlord”), and CARDIUM THERAPEUTICS, INC.,
a Delaware corporation (“Tenant”), and shall be effective as of the date set forth below Landlord’s signature (the “Effective Date”). 
 1. Basic Lease Information. The key business terms used in this Lease are defined as follows: 
 A. “Building”: The building commonly known as Building No. 3, and located at 12255 El Camino Real, San Diego, California 92130, including the parcel(s) of land on which the Building is
located, as more fully described on Exhibit A-2. “Project”: The multi-building project commonly known as “Paseo Del Mar” in which the Building is located and a part thereof, all parcels of land on which the
Building and such other buildings are located, together with all improvements located thereon; including, without limitation, parking facilities and other improvements serving the Building in common with other buildings within said project.

 B. “Rentable Square Footage of the Building”: is agreed and stipulated to be 74,526 square
feet, as determined in accordance with the floor measurement criteria specified in Exhibit F of this Lease (“Modified BOMA Standard”). 
 C. “Premises”: The area shown on Exhibit A-1 to this Lease. The Premises are located on the second floor of the portion of the Building known as suite
number 250. The “Rentable Square Footage of the Premises” is deemed to be approximately 11,184 square feet. The “Useable Square Footage of the Premises” is deemed to be 9,819 square feet. If the
Premises include, now or hereafter, one or more floors in their entirety, all corridors and restroom facilities located on such full floor(s) shall be considered part of the Premises, as determined in accordance with the Modified BOMA Standard.
Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Building, the Rentable Square Footage of the Premises and the Useable Square Footage of the Premises are each correct and shall not be remeasured. 
 D. “Base Rent”: 
  

											
	 	  	Period	  	 	 	 Monthly Rate
 Per Square Foot
	  	 Monthly
 Base Rent

	 Commencement Date
	  	through	  	Month 12**	 	$	4.20	  	$	46,972.80
	 Month 13
	  	through	  	Month 24	 	$	4.35	  	$	48,650.40
	 Month 25
	  	through	  	Month 36	 	$	4.50	  	$	50,328.00
	 Month 37
	  	through	  	Month 48	 	$	4.66	  	$	52,117.44
	 Month 49
	  	through	  	Month 60	 	$	4.82	  	$	53,906.88
	 Month 61
	  	through	  	Expiration Date	 	$	4.99	  	$	55,808.16

 The “Months” referenced in the above table are full calendar months. For example, if the Commencement
Date occurs on June 21, Month 1 will be July 1 through July 31, Month 2 will be August 1 through August 31, and so on. ** Base Rent for Months 2, 3, 4 and 5 shall be abated. 
  

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 E. “Tenant’s Pro Rata Share”: The percentage equal to the Rentable
Square Footage of the Premises divided by the Rentable Square Footage of the Building, which initial percentage is 15.03%. 
 F.
“Base Year” for Operating Expenses: 2008. 
 G. “Term”: The period of approximately
sixty-four (64) months starting on the Commencement Date, subject to the provisions of Article 3. 
 H.
“Estimated Commencement Date”: January 1, 2008. 
 I. “Security
Deposit”: $55,808.16 cash and a $500,000 Letter of Credit, the terms of which are provided in Section 33.M below. 
 J. “Guarantor(s)”: N/A. 
 K. “Business
Day(s)”: Monday through Friday of each week, exclusive of New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, the day after Thanksgiving and Christmas Day (“Holidays”).
Landlord may designate additional Holidays, provided that the additional Holidays are commonly recognized by other office buildings in the area where the Project is located. 
 L. “Law(s)”: All applicable statutes, codes, ordinances, orders, rules and regulations of any municipal or
governmental entity, now or hereafter adopted, including the Americans with Disabilities Act and any other law pertaining to disabilities and architectural barriers (collectively, “ADA”), and all laws pertaining to the
environment, including the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. §9601 et seq. (“CERCLA”), and all restrictive covenants existing of record and all rules and
requirements of any existing or future association (“Association”) or improvement district affecting the Project now or at any time during the Term. 
 M. “Normal Business Hours”: 7:00 A.M. to 6:00 P.M. on Business Days and 8:00 A.M. to 2:00 P.M. on Saturdays,
exclusive of Holidays. 
 N. “Notice Addresses”: 
 Tenant: On or after the Commencement Date, notices shall be sent to Tenant at the Premises. Prior to the Commencement Date, notices shall be sent to Tenant at the
following address: 
 Cardium Therapeutics, Inc. 
 3611 Valley
Center Dr., Suite 525 
 San Diego, CA 92130 
 Attn: Tyler Dylan

 Phone #: (858) 436-1030 
  

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	Landlord:	 	With a copy to:
		
	 Paseo Del Mar CA, LLC
 c/o KBS Realty Advisors,
Inc.
 620 Newport Center Drive, Suite 1300
 Newport Beach,
California 92660
 Attn: David Kray
 Phone #: (949) 417-6566

	 	 CBRE
 4365 Executive Drive, Suite 1600
 San Diego, California 92121
 Attn: Diane Stockmeyer
 Phone #: (858) 646-4704

 Rent is payable to the order of PASEO DEL MAR CA, LLC as follows: 
 by check: 
 Paseo Del Mar CA, LLC, #700118 
 P.O. Box 301105 
 Los Angeles, CA 90030-1105 
 O. “Tenant Improvement Allowance”: $615,120 ($55.00 per Rentable Square Foot of the Premises). 
 P. “Tenant Parking Spaces”: Parking spaces in number equal to four (4) per 1,000 Useable Square Footage
of the Premises (i.e., 45 spaces) as follows: twelve (12) under-Building reserved spaces, located as shown on Exhibit A-3 and thirty-three (33) surface parking spaces. 
 Q. “Other Defined Terms”: In addition to the terms defined above, an index of the other defined terms used in the text of
this Lease is set forth below, with a cross-reference to the paragraph in this Lease in which the definition of such term can be found: 
  

			
	 Affiliate
	  	11.E
	 Alterations
	  	9.C(1)
	 Audit Election Period
	  	4.G
	 Cable
	  	9.A
	 Claims
	  	13
	 Collateral
	  	19.E
	 Commencement Date
	  	3.A
	 Common Areas
	  	2
	 Completion Estimate
	  	16.B
	 Contamination
	  	30.C
	 Costs of Reletting
	  	19.B
	 Excess Operating Expenses
	  	4.B
	 Expiration Date
	  	3.A
	 Force Majeure
	  	31.C
	 Hazardous Materials
	  	30.C
	 Landlord Parties
	  	13
	 Landlord Work
	  	3.A
	 Landlord’s Rental Damages
	  	19.B
	 Leasehold Improvements
	  	29
	 Letter of Credit
	  	33.M
	 Minor Alterations
	  	9.C(1)
	 Monetary Default
	  	18.A
	 Mortgage
	  	25
	 Mortgagee
	  	25
	 Operating Expenses
	  	4.D
	 Parking Facilities
	  	32.
	 Permitted Transfer
	  	11.E
	 Permitted Use
	  	5.A
	 Prime Rate
	  	19.B
	 Provider
	  	7.C
	 Relocated Premises
	  	23
	 Relocation Date
	  	23
	 Rent
	  	4.A
	 Service Failure
	  	7.B
	 Signage Program
	  	31.A
	 Special Installations
	  	29
	 Substantial Completion
	  	Work Letter
	 Taking
	  	17
	 Tenant Delay
	  	Work Letter
	 Tenant Parties
	  	13
	 Tenant’s Insurance
	  	14.A
	 Tenant’s Property
	  	14.A
	 Tenant’s Removable Property
	  	29
	 Time Sensitive Default
	  	18.B
	 Transfer
	  	11.A
	 Work Letter
	  	3.A

  

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 2. Lease Grant. Landlord leases the Premises to Tenant and Tenant leases the Premises from Landlord,
together with the right in common with others to use any portions of the Project that are designated by Landlord for the common use of tenants of the Building and the Project and others, such as sidewalks, common corridors, vending areas, lobby
areas and, with respect to multi-tenant floors, restrooms and elevator foyers (the “Common Areas”). 
 3. Term; Adjustment of
Commencement Date; Early Access. 
 A. Term. This Lease shall govern the relationship between Landlord and Tenant with
respect to the Premises from the Effective Date through the last day of the Term specified in Section 1(G) (the “Expiration Date”), unless extended or terminated early in accordance with this Lease. The Term of
this Lease (as specified in Section 1(G)) shall commence on the Commencement Date. The “Commencement Date” shall be the earliest of (1) the date on which the Landlord Work is Substantially Complete, as
determined pursuant to the Work Letter, or (2) the date on which the Landlord Work would have been Substantially Complete but for Tenant Delay, as such term is defined in the Work Letter, or (3) the date Tenant takes possession of any part
of the Premises for purposes of conducting business. If Landlord is delayed in delivering possession of the Premises or any other space due to any reason, including Landlord’s failure to Substantially Complete the Landlord Work by the Estimated
Commencement Date, the holdover or unlawful possession of such space by any third party, or for any other reason, such delay shall not be a default by Landlord, render this Lease void or voidable, or otherwise render Landlord liable for damages.
Promptly after the determination of the Commencement Date, the Expiration Date, the Rent schedule and any other variable matters, Landlord shall prepare and deliver to Tenant a factually correct commencement letter agreement substantially in the
form attached as Exhibit C. If such commencement letter is not executed by Tenant within 30 days after delivery of same by Landlord, then Tenant shall be deemed to have agreed with the matters set forth therein. Notwithstanding any
other provision of this Lease to the contrary, if the Expiration Date would otherwise occur on a date other than the last day of a calendar month, then the Term shall be automatically extended to include the last day of such calendar month, which
shall become the Expiration Date. “Landlord Work” means the work that Landlord is obligated to perform in the Premises pursuant to a separate work letter agreement (the “Work Letter”) attached as
Exhibit D. Notwithstanding the foregoing, and subject to Tenant Delay, if Landlord has not delivered the Premises to Tenant with all the Landlord Work Substantially Complete, within two hundred ten (210) days after Landlord has
received all of the Approved Construction Documents and all bids for construction of the Landlord Work have been approved, then Tenant shall deliver a notice to Landlord informing Landlord that such 210 day period has run and Landlord shall have an
additional thirty (30) days to deliver the Premises to Tenant with the Landlord Work complete. If Landlord fails to deliver the Premises to Tenant following the thirty (30) day notice and cure period, then Tenant shall receive rent
abatement equal to one (1) day of Base Rent for each day of delay beyond the cumulative two hundred forty (240) day period set forth above, until the date Landlord delivers the Premises to Tenant in the condition required by this Lease.

  

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 B. Acceptance of Premises. The Premises are accepted by Tenant in “as is”
condition and configuration subject to (1) any Landlord obligation to perform Landlord Work, and (2) any latent defects in the Premises of which Tenant notifies Landlord within one (1) year after the Commencement Date other than work
performed by Tenant Parties. TENANT HEREBY AGREES THAT THE PREMISES ARE IN GOOD ORDER AND SATISFACTORY CONDITION AND THAT, EXCEPT AS OTHERWISE EXPRESSLY SET FORTH IN THIS LEASE, THERE ARE NO REPRESENTATIONS OR WARRANTIES OF ANY KIND, EXPRESS OR
IMPLIED, BY LANDLORD REGARDING THE PREMISES, THE BUILDING OR THE PROJECT. 
 C. Early Access. Prior to the date the
Landlord Work is Substantially Complete, Tenant’s access to the Premises, for the sole purpose of performing improvements or installing furniture, equipment or other personal property, shall be permitted only with the prior written consent of
Landlord. Except as set forth in this section, early access to the Premises shall be subject to the terms and conditions of this Lease. If such early access to the Premises is permitted by Landlord, Tenant shall not be required to pay Base Rent and
Tenant’s Pro Rata Share of Excess Operating Expenses for any days of such early access; provided however, Tenant shall pay for the cost of any other Project services requested by Tenant. In connection with the foregoing, Landlord agrees that
Tenant may enter the Premises prior to Substantial Completion of the Landlord Work for the sole purpose of inspecting Landlord’s Work and installation of furniture, fixtures, equipment and all related network and telecommunications cabling (the
“Early Entry”) provided that such Early Entry is conducted in a manner as to not unreasonably interfere with any Landlord Work occurring in or around the Premises, and further provided that such Early Entry
shall be subject to all of the terms and conditions contained in this Lease (other than the payment of Base Rent and Tenant’s Pro Rata Share of Excess Operating Expenses), including, without limitation, Tenant’s insurance and indemnity
obligations as contained in this Lease. Prior to any such Early Entry, Tenant shall provide Landlord with certificates of insurance or other evidence acceptable to Landlord evidencing Tenant’s compliance with its insurance obligations. In the
event that Tenant’s Early Entry interferes with the Landlord Work or otherwise disrupts Landlord’s operations or the operations of other tenants in the Building, Landlord may terminate Tenant’s right to Early Entry, and any delay in
the Landlord Work attributable to such Early Entry will be deemed a Tenant Delay as provided in this Lease. 
 4. Rent. 
 A. Payments. As consideration for this Lease, commencing on the Commencement Date, Tenant shall pay Landlord, without any demand, setoff or
deduction (except as expressly provided in this Lease), the total amount of Base Rent, Tenant’s Pro Rata Share of Excess Operating Expenses and any and all other sums payable by Tenant under this Lease (all of which are sometimes collectively
referred to as “Rent”). Tenant shall pay and be liable for all rental, sales and use taxes (but excluding income taxes), if any, imposed upon or measured by Rent under applicable Law. The monthly Base Rent and Tenant’s
Pro Rata Share of Excess Operating Expenses shall be due and payable in advance on the first day of each calendar month without notice or demand, provided that the installment of Base Rent for the first full calendar month of the Term shall be
payable upon the execution of this Lease by Tenant. All other items of Rent shall be due and payable by Tenant on or before 30 days after billing by Landlord. All payments 

  

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of Rent shall be by good and sufficient check or by other means (such as automatic debit or electronic transfer) acceptable to Landlord. If the Term
commences on a day other than the first day of a calendar month, the monthly Base Rent and Tenant’s Pro Rata Share of any Excess Operating Expenses for the month shall be prorated on a daily basis based on the actual number of days in such
month. Landlord’s acceptance of less than the correct amount of Rent shall be considered a payment on account of the earliest Rent due. No endorsement or statement on a check or letter accompanying a check or payment shall be considered an
accord and satisfaction, and either party may accept such check or payment without such acceptance being considered a waiver of any rights such party may have under this Lease or applicable Law. Tenant’s covenant to pay Rent is independent of
every other covenant in this Lease. 
 B. Excess Operating Expenses. Tenant shall pay Tenant’s Pro Rata Share of the
amount, if any, by which Operating Expenses for each calendar year during the Term exceed Operating Expenses for the Base Year (the “Excess Operating Expenses”). If Operating Expenses in any calendar year decrease below the
amount of Operating Expenses for the Base Year, Tenant’s Pro Rata Share of Operating Expenses for that calendar year shall be $0. In no event shall Base Rent be reduced if Operating Expenses for any calendar year are less than Operating
Expenses for the Base Year. On or about January 1 of each calendar year, Landlord shall provide Tenant with a good faith estimate of the Excess Operating Expenses for such calendar year during the Term. On or before the first day of each month,
Tenant shall pay to Landlord a monthly installment equal to one-twelfth of Tenant’s Pro Rata Share of Landlord’s estimate of the Excess Operating Expenses. If Landlord determines that its good faith estimate of the Excess Operating
Expenses was incorrect, Landlord may provide Tenant with a revised estimate. After its receipt of the revised estimate, Tenant’s monthly payments shall be based upon the revised estimate. If Landlord does not provide Tenant with an estimate of
the Excess Operating Expenses by January 1 of a calendar year, Tenant shall continue to pay monthly installments based on the most recent estimate(s) until Landlord provides Tenant with the new estimate. Upon delivery of the new estimate, an
adjustment shall be made for any month for which Tenant paid monthly installments based on the same year’s prior incorrect estimate(s). Tenant shall pay Landlord the amount of any underpayment within 30 days after receipt of the new estimate.
Any overpayment shall be credited against the next sums due and owing by Tenant or, if no further Rent is due, refunded directly to Tenant within 30 days of determination. The obligation of Tenant to pay for Excess Operating Expenses during the Term
as provided herein shall survive the expiration or earlier termination of this Lease. 
 C. Reconciliation of Operating
Expenses. Within 120 days after the end of each calendar year or as soon thereafter as is practicable, Landlord shall furnish Tenant with a statement of the actual Operating Expenses and Excess Operating Expenses for such calendar year. If
the most recent estimated Excess Operating Expenses paid by Tenant for such calendar year are more than the actual Excess Operating Expenses for such calendar year, Landlord shall apply any overpayment by Tenant against Rent due or next becoming
due; provided, if the Term expires before the determination of the overpayment, Landlord shall, within 30 days of determination, refund any overpayment to Tenant after first deducting the amount of Rent due. If the most recent estimated Excess
Operating Expenses paid by Tenant for the prior calendar year are less than the actual Excess Operating Expenses for such year, Tenant shall pay Landlord, within 30 days after its receipt of the statement of Operating Expenses, any underpayment for
the prior calendar year. 
  

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 D. Operating Expenses Defined. “Operating Expenses” means all costs
and expenses incurred or accrued (calculated on a consistent basis from year to year) in each calendar year in connection with the ownership, operation, maintenance, management, repair and protection of the Project, which are directly attributable
or reasonably allocable to the Building, including Landlord’s personal property used in connection with the Project, and including all costs and expenditures relating to the following: 
 (1) Operation, maintenance, repair and replacements of any part of the Project, including the mechanical, electrical, plumbing, HVAC, vertical
transportation, fire prevention and warning and access control systems; materials and supplies (such as light bulbs and ballasts); equipment and tools; floor, wall and window coverings; personal property; required or beneficial easements; and
related service agreements and rental expenses. 
 (2) Administrative and management fees, including accounting, information and professional
services (except for negotiations and disputes with specific tenants not affecting other parties, provided that the management fee shall not exceed the greater of: (i) four percent (4%) of gross revenues for the Project, exclusive of
security deposits or unearned prepaid rent or (ii) the market rate charged by managers of comparable Class A office buildings in the Del Mar Heights area of San Diego County (“Comparable Buildings”)); management
office(s); and wages, salaries, benefits, reimbursable expenses and taxes (or allocations thereof) for full and part time personnel involved in operation, maintenance and management. 
 (3) Janitorial service; window cleaning; waste disposal; gas, water and sewer and other utility charges; and landscaping, including all applicable tools
and supplies. 
 (4) Property, liability and other insurance coverages carried by Landlord, including deductibles and risk retention programs
and a proportionate allocation of the cost of blanket insurance policies maintained by Landlord and/or its Affiliates. 
 (5) Real estate
taxes, assessments, including, without limitation, any reassessments due to a sale or transfer of the Building, or any portion thereof, or the construction of any improvements on or within the Building, business taxes, excises, association dues,
fees, levies, charges and other taxes of every kind and nature whatsoever, general and special, extraordinary and ordinary, foreseen and unforeseen, including interest on installment payments, which may be levied or assessed against or arise in
connection with ownership, use, occupancy, rental, operation or possession of the Project (including personal property taxes for property that is owned by Landlord and used in connection with the operation, maintenance and repair of the Project), or
substituted, in whole or in part, for a tax previously in existence by any taxing authority, or assessed in lieu of a tax increase, or paid as rent under any ground lease. Any taxes or assessments that may be paid over more than a one-year period
shall be included in Operating Expenses as if such payments were made in the maximum number of installments permitted by applicable Law and only the portion thereof attributable to a given year shall be included in Operating Expenses for that year.
Notwithstanding anything to the contrary contained in this Section 4.D(5), there shall be excluded from Operating Expenses all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate
taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents or receipts attributable to operations at the Project). 
  

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 (6) Compliance with Laws which are amended, become effective, or are interpreted or enforced differently,
after the Commencement Date, including license, permit and inspection fees (but not in duplication of capital expenditures amortized as provided in Section 4.D(9)); and all expenses and fees, including reasonable attorneys’ fees and
court or other venue of dispute resolution costs, incurred in negotiating or contesting real estate taxes or the validity and/or applicability of any governmental enactments which may affect Operating Expenses; provided Landlord shall credit against
Operating Expenses any refunds received from such negotiations or contests to the extent originally included in Operating Expenses (less Landlord’s costs). 
 (7) Building safety services, to the extent provided or contracted for by Landlord. 
 (8) Goods and services
purchased from Landlord’s subsidiaries and Affiliates to the extent the cost of same is generally consistent with rates charged by unaffiliated third parties for similar goods and services. 
 (9) Amortization of capital expenditures incurred: (a) to conform with Laws which are amended, become effective, or are interpreted or enforced
differently, after the date on which the Premises are delivered to Tenant; or (b) with the intention of promoting safety or reducing or controlling increases in Operating Expenses, such as lighting retrofit and installation of energy management
systems; provided, however, that in the case of improvements made solely for purposes of reducing or controlling costs, the amount chargeable as Operating Expenses in any year shall not exceed Landlord’s reasonable determination
of the efficiency achieved either in direct cost savings, avoidance of cost increases or a combination of both. Such expenditures shall be amortized uniformly over the reasonably estimated useful life of the alteration, repair or improvement, which
shall be determined in accordance with generally accepted real estate practices with respect to Comparable Buildings, taking into account age, size, location and other relevant factors. 
 (10) Electrical services used in the operation, maintenance and use of the Project; sales, use, excise and other taxes assessed by governmental
authorities on electrical services supplied to the Common Areas of the Project, and other costs of providing electrical services to the Common Areas of the Project. 
 E. Exclusions from Operating Expenses. Operating Expenses exclude the following expenditures: 
 (1) Leasing commissions, attorneys’ fees and other expenses related to leasing tenant space and constructing improvements for the benefit of an individual tenant. 
 (2) Goods and services furnished to an individual tenant of the Building which are above building standard and which are separately reimbursable directly
to Landlord in addition to Excess Operating Expenses. 
 (3) Repairs, replacements and general maintenance paid by insurance proceeds or
condemnation proceeds. 
  

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 (4) Except as provided in Section 4(D)(9), depreciation, amortization, interest payments on
any encumbrances on the Project and the cost of capital improvements or additions. 
 (5) Costs of installing any specialty service, such as
an observatory, broadcasting facility, luncheon club, or athletic or recreational club. 
 (6) Expenses for repairs or maintenance related to
the Project which have been reimbursed, or are reimbursable to Landlord pursuant to warranties or service contracts. 
 (7) Costs (other than
maintenance costs) of any art work (such as sculptures or paintings) used to decorate the Building. 
 (8) Payments on indebtedness secured by
liens against the Project, or costs of refinancing such indebtedness. 
 (9) Costs of correcting defects in or inadequacy of the construction
of the Project, not constituting ordinary repair and maintenance. 
 (10) Costs of the design and construction of tenant improvements to the
Premises or the premises of other tenants or other occupants and the amount of any allowances or credits paid to or granted to tenants or other occupants for any such design or construction. 
 (11) Marketing costs, legal fees, space planners’ fees, advertising and promotional expenses, and brokerage fees incurred in connection with the
original development, subsequent improvement, or original or future leasing of the Project. 
 (12) Costs for which the Landlord is
reimbursed, or would have been reimbursed if Landlord had carried the insurance Landlord is required to carry pursuant to this Lease or would have been reimbursed if Landlord had used commercially reasonable efforts to collect such amounts, by any
tenant or occupant of the Project or by insurance from its carrier or any tenant’s carrier. 
 (13) Any bad debt loss, rent loss, or
reserves of any kind. 
 (14) Costs associated with the operation of the business of the entity which constitutes the Landlord, as the same
are distinguished from the costs of operation of the Project, including accounting and legal matters, costs of defending any lawsuits with any mortgagee, costs of selling, syndicating, financing, mortgaging or hypothecating any of the
Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between Landlord and other tenants or occupants. 
 (15) The wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project unless such wages and
benefits are prorated to reflect time spent on operating and managing the Project vis-à-vis time spent on matters unrelated to operating and managing the Project; provided, that in no event shall Operating Expenses for purposes of this Lease
include wages and/or benefits attributable to personnel above the level of Project manager or Project engineer. 
  

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 (16) Amount paid as ground rental or as rental for the Project by the Landlord. 
 (17) Any amount paid by Landlord or to the parent organization or a subsidiary or affiliate of the Landlord for supplies and/or services in the Project
to the extent the same exceeds the costs of such supplies and/or services rendered by qualified, first-class unaffiliated third parties on a competitive basis. 
 (18) Any compensation paid to clerks, attendants or other persons in commercial concessions operated by or on behalf of the Landlord provided, however, this exclusion is not intended to exclude from Operating Expenses
the costs associated with maintaining common locker room areas in Building 2 of the Project, the common area portion of food court areas or other areas of the Project benefiting the tenants of the Project. 
 (19) The cost of rental for items (except when needed in connection with normal repairs and maintenance or keeping permanent systems in operation while
repairs are being made) that if purchased, rather than rented, would constitute a capital improvement that is specifically excluded from Operating Expenses. 
 (20) Costs, other than those incurred in ordinary maintenance and repair, for sculpture, paintings, fountains or other objects of art. 
 (21) Tax penalties. 
 (22) Costs arising from the gross negligence or willful misconduct of Landlord or
Landlord Parties. 
 (23) All costs, in any calendar year, arising from the release, removal or remediation (including encapsulation) of
Hazardous Materials in or about the Premises, the Building or the Project, including, without limitation, Hazardous Materials in the ground water or soil. The foregoing exclusion does not exclude Landlord’s costs with respect to Hazardous
Materials that must be handled in connection with the day-to-day operation of the Project (e.g., cleaning up diesel fuel from Landlord’s emergency generator, handling Hazardous Materials discovered during repair or maintenance of Common Areas,
etc.), unless caused by the acts or omissions of any Tenant Party; provided, however, such costs shall not be included in Operating Expenses as a subterfuge to include otherwise excludable costs hereunder. Costs incurred in handling Hazardous
Materials in the day-to-day operation of the Project, which are attributable to an individual tenant, will not be included in Operating Expenses, and unless the individual tenant is Tenant, Landlord shall have no recourse against Tenant for recovery
of such costs. 
 (24) Costs arising from Landlord’s charitable or political contributions. 
 (25) Any entertainment, dining or travel expenses. 
 (26) Costs of electrical power to any leased premises within the Project. 
 F. Proration of Operating Expenses;
Adjustments. If Landlord incurs Operating Expenses for the Project together with one or more other buildings or properties which may not be part of the Project, whether pursuant to a reciprocal easement agreement, common area 

  

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agreement or otherwise, the shared costs and expenses shall be equitably prorated and apportioned by Landlord on a consistent basis from year to year between
the Project and such other buildings or properties. Operating Expenses allocable to more than one (1) building in the Project shall be allocated to the Building and to the other buildings on a prorated basis, based upon relative square footage.
If the Building is not fully occupied during any calendar year or partial calendar year or if Landlord is not supplying services to the entirety of the total Rentable Square Footage of the Building at any time during a calendar year or partial
calendar year, Operating Expenses shall be determined as if the Building had been 100% occupied and Landlord had been supplying services to 100% of the Rentable Square Footage of the Building during that calendar year. If Tenant pays for
Tenant’s Pro Rata Share of Operating Expenses based on increases over a “Base Year” and Operating Expenses for a calendar year are determined as provided in the prior sentence, Operating Expenses for the Base Year shall also be
determined as if the Building had been 100% occupied and Landlord had been supplying services to 100% of the Rentable Square Footage of the Building. The extrapolation of Operating Expenses under this Section shall be performed by Landlord by
adjusting the cost of those components of Operating Expenses that are impacted by changes in the occupancy of the Building. 
 G. Audit
Rights. Within 90 days after Landlord furnishes its statement of actual Operating Expenses for any calendar year (including the Base Year) (the “Audit Election Period”), Tenant may, at its expense, by written notice
(“Audit Notice”) to Landlord, elect to audit Landlord’s Operating Expenses for such calendar year only, subject to the following conditions: (1) there is no uncured event of default under this Lease; (2) the
audit shall be prepared by an independent certified public accounting firm of recognized national or regional standing; (3) in no event shall any audit be performed by a firm retained on a “contingency fee” basis; (4) the audit
shall commence within 30 days after Landlord makes Landlord’s books and records available to Tenant’s auditor (which Landlord shall do within thirty (30) days after the Audit Notice) and shall conclude within 60 days after
commencement; (5) the audit shall be conducted during Landlord’s normal business hours at the location where Landlord maintains its books and records (within the United States of America) and shall not unreasonably interfere with the
conduct of Landlord’s business; (6) Tenant and its accounting firm shall treat any audit in a confidential manner and shall each execute a commercially reasonable confidentiality agreement for Landlord’s benefit prior to commencing
the audit; and (7) the accounting firm’s audit report shall, at no charge to Landlord, be submitted in draft form for Landlord’s review and comment before the final approved audit report is delivered to Landlord, and any reasonable
and accurate comments by Landlord shall be incorporated into the final audit report. This paragraph shall not be construed to limit, suspend, or abate Tenant’s obligation to pay Rent when due, including estimated Excess Operating Expenses.
Landlord shall credit any overpayment determined by the final audit report against the next Rent due and owing by Tenant or, if no further Rent is due, refund such overpayment directly to Tenant within 30 days of determination. Likewise, Tenant
shall pay Landlord any underpayment determined by the final audit report within 30 days of determination. The foregoing obligations shall survive the expiration or termination of this Lease. If Tenant does not give written notice of its election to
audit Landlord’s Operating Expenses during the Audit Election Period, Landlord’s Operating Expenses for the applicable calendar year shall be deemed approved for all purposes, and Tenant shall have no further right to review or contest the
same. The right to audit granted hereunder is personal to the initial Tenant named in this Lease and to any assignee approved or permitted pursuant to Article 11 below and shall not be available to any subtenant under a sublease of the Premises.

  

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 5. Tenant’s Use of Premises. 
 A. Permitted Uses. The Premises shall be used only for general office use and other uses consistent with a “Class A” office
building which are permitted under the Project’s zoning and which are not expressly prohibited under this Lease (the “Permitted Use”) and for no other use whatsoever. Tenant shall not use or permit the use of the
Premises for any purpose which is illegal, creates obnoxious odors (including tobacco smoke), unreasonable noises or vibrations, is dangerous to persons or property, could increase Landlord’s insurance costs, or which, in Landlord’s
reasonable opinion, unreasonably disturbs any other tenants of the Building or unreasonably interferes with the operation or maintenance of the Project. The following uses are expressly prohibited in the Premises: schools, government offices or
agencies which are inconsistent with a first-class office building; personnel agencies; collection agencies; credit unions; data processing (except as an ancillary part of the business), telemarketing or reservation centers; inpatient medical
treatment and health care; radio, television or other telecommunications broadcasting; restaurants and other retail; customer service offices of a public utility company; or any other purpose which would, in Landlord’s reasonable opinion,
impair the reputation or quality of the Building, overburden any of the Building systems, Common Areas or parking facilities (including any use which would create a population density in the Premises which is in excess of the density which is
standard for the Building), impair Landlord’s efforts to lease space or otherwise interfere with the operation of the Project. Notwithstanding the foregoing, Landlord hereby approves the population density reflected on the Tenant’s space
plan for the leasehold improvements in the Premises. 
 B. Compliance with Laws. Tenant shall comply with all Laws regarding
the operation of Tenant’s business and the use, condition, configuration and occupancy of the Premises and the use of the Common Areas. Tenant, within 10 days after receipt, shall provide Landlord with copies of any notices Tenant receives
regarding a violation or alleged or potential violation of any Laws. Tenant shall comply with the rules and regulations of the Building attached as Exhibit B and such other reasonable rules and regulations (or modifications thereto)
adopted by Landlord from time to time. Such rules and regulations will be applied in an equitable manner as determined by Landlord. Tenant shall also cause its agents, contractors, subcontractors, employees, customers, and subtenants to comply with
all rules and regulations. 
 C. Tenant’s Security Responsibilities. Tenant shall (1) lock the doors to the Premises and
take other reasonable steps to secure the Premises and the personal property of all Tenant Parties and any of Tenant’s transferees, contractors or licensees in the Common Areas and parking facilities of the Building and Project, from unlawful
intrusion, theft, fire and other hazards; (2) keep and maintain in good working order all security and safety devices installed in the Premises by or for the benefit of Tenant (such as locks, smoke detectors and burglar alarms); and
(3) cooperate with Landlord and other tenants in the Building on Building safety matters. Tenant acknowledges that Landlord is not obligated to provide security personnel or measures for the protection of Tenant, its employees, invitees or
personal property. Tenant further acknowledges that any security or safety measures employed by Landlord are for the protection of Landlord’s own interests; that Landlord is not a guarantor of the security or safety of the Tenant Parties or
their property; and that such security and safety matters are the responsibility of Tenant and the local law enforcement authorities. 
  

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 6. Security Deposit. The Security Deposit shall be delivered to Landlord upon the execution of this Lease
by Tenant and shall be held by Landlord (without liability for interest, except to the extent required by Law) as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance payment of Rent or a
measure of Tenant’s liability for damages. Landlord may, from time to time upon notice to Tenant while an event of default remains uncured, without prejudice to any other remedy, use all or a portion of the Security Deposit to satisfy past due
Rent, cure any uncured default by Tenant, or repay Landlord for damages and charges for which Tenant is legally liable under this Lease or resulting from Tenant’s breach of this Lease. If Landlord uses the Security Deposit, Tenant shall on
demand restore the Security Deposit to its original amount and such use by Landlord of the Security Deposit shall not constitute a cure of the existing event of default until such time as the entire amount owing to Landlord is paid in full and the
Security Deposit is fully restored. Provided that Tenant has performed all of its obligations hereunder (or the Security Deposit has been applied for such performance), Landlord shall return any unapplied portion of the Security Deposit to Tenant
within 30 days after the later to occur of: (A) the date Tenant surrenders possession of the Premises to Landlord in accordance with this Lease; or (B) the Expiration Date (or the date this Lease otherwise terminates if earlier). Tenant
does hereby authorize Landlord to withhold from the Security Deposit all amounts allowed by Law and the amount reasonably anticipated by Landlord to be owed by Tenant as a result of an underpayment of Tenant’s Pro Rata Share of any Excess
Operating Expenses for the final year of the Term. To the fullest extent permitted by applicable Law, Tenant agrees that the provisions of this Article 6 shall supersede and replace all statutory rights of Tenant under applicable Law
regarding the retention, application or return of security deposits, including, without limitation, under the provisions of California Civil Code Section 1950.7. If Landlord transfers its interest in the Premises, Landlord shall assign the
Security Deposit to the transferee and, following the assignment and the delivery to Tenant of written notice identifying the transferee of the Security Deposit in accordance with applicable Law, Landlord shall have no further liability for the
return of the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts. In addition to the cash Security Deposit, Tenant has provided the Letter of Credit described in Section 33.M. Landlord
and Tenant’s obligations with regard to the Letter of Credit are more particularly described in Section 33.M. 
 7. Services Furnished by
Landlord. 
 A. Standard Services. Subject to the provisions of this Lease, Landlord agrees to furnish (or cause a third
party provider to furnish) the following services to Tenant during the Term: 
 (1) Water service for use in the kitchen of the Premises and
the lavatories on each floor on which the Premises are located. 
 (2) Heat, ventilation and air conditioning during Normal Business Hours,
at such temperatures and in such amounts as required by governmental authority or as Landlord reasonably determines are standard for the Building. Tenant, upon such notice as is reasonably 

  

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required by Landlord, may order HVAC service during hours other than Normal Business Hours. Tenant shall pay Landlord for such additional service at a rate
equal to Landlord’s actual cost to provide such service (the “Hourly HVAC Charge”). Landlord shall have the right, upon 30 days prior written notice to Tenant, to adjust the Hourly HVAC Charge from time to time, but not
to exceed Landlord’s actual cost to provide such service. 
 (3) Maintenance and repair of the Project as described in
Section 9(B) below. 
 (4) Janitorial service five days per week (excluding Holidays), as determined by Landlord. If
Tenant’s use of the Premises, floor covering or other improvements require special services in excess of the standard services for the Building, Tenant shall pay the additional cost attributable to the special services. 
 (5) Elevator service, subject to proper authorization and Landlord’s policies and procedures for use of the elevator(s) in the Building. 

(6) Exterior window washing at such intervals as determined by Landlord (but no less than twice per calendar year). 
 (7) Electricity to the Building and Project Common Areas. 
 B. Service Interruptions. For purposes of this Lease, a “Service Failure” shall mean any interruption, suspension or termination of services being provided to Tenant by
Landlord or by third-party providers, whether engaged by Tenant or pursuant to arrangements by such providers with Landlord, which are due to (1) the application of Laws; (2) the failure, interruption or malfunctioning of any electrical or
mechanical equipment, utility or other service to the Building or Project; (3) the performance of repairs, maintenance, improvements or alterations; or (4) the occurrence of any other event or cause whether or not within the reasonable
control of Landlord. No Service Failure shall render Landlord liable to Tenant, constitute a constructive eviction of Tenant, give rise to an abatement of Rent (except as provided below), or relieve Tenant from the obligation to fulfill any covenant
or agreement. In no event shall Landlord be liable to Tenant for any loss or damage, including the theft of Tenant’s Property, arising out of or in connection with any Service Failure or the failure of any Building safety services, personnel or
equipment. Notwithstanding the foregoing, in the event that the Premises or any portion thereof is rendered unfit for occupancy for the Permitted Use, and Tenant is prevented from using, and does not use, the Premises or portion thereof, as a result
of a Service Failure within Landlord’s control (unless the Service Failure is caused by a fire or other casualty, in which event Section 16 controls), then Tenant shall give Landlord written notice of such Service Failure. If such Service
Failure continues for five (5) consecutive Business Days after Landlord’s receipt of any such notice (the “Eligibility Period”), then Tenant’s Base Rent and Tenant’s Pro Rata Share of Excess Operating Expenses shall be
abated or reduced, as the case may be, after expiration of the Eligibility Period for such time that the Premises or portion thereof continues to be rendered unfit for occupancy for the Permitted Use, and Tenant continues to be 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 is rendered unfit for occupancy bears to the total rentable area of the Premises; provided, however, Tenant shall not
be entitled to any such abatement or reduction if the Service Failure is caused by a Tenant Party. 
  

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 C. Third Party Services. If Tenant desires any service which Landlord has not specifically
agreed to provide in this Lease, such as private security systems or telecommunications services, Tenant shall procure such service directly from a reputable third party service provider (“Provider”) for Tenant’s own
account. Tenant shall require each Provider to comply with the Building’s rules and regulations, all Laws, and Landlord’s reasonable policies and practices for the Building. Tenant acknowledges Landlord’s current policy that requires
all Providers utilizing any area of the Project outside the Premises to be approved by Landlord and to enter into a written agreement reasonably acceptable to Landlord prior to gaining access to, or making any installations in or through, such area.
Accordingly, Tenant shall give Landlord written notice sufficient for such purposes. 
 8. Use of Electrical Services by Tenant. Tenant shall
be responsible for the full cost of all electricity used in the Premises, including electricity utilized in connection with the HVAC system elements installed within the Premises. The Premises shall be separately metered at Landlord’s expense
for such purpose, except that Tenant shall be responsible for all costs of connecting the Premises to the main electrical room in the parking garage. 
 9.
Repairs and Alterations. 
 A. Tenant’s Repair Obligations. Tenant shall keep the Premises in good condition
and repair, ordinary wear and tear excepted. Tenant’s repair obligations include, without limitation, repairs to: (1) floor covering and/or raised flooring; (2) interior partitions; (3) doors; (4) the interior side of
demising walls; (5) electronic, phone and data cabling and related equipment (collectively, “Cable”) that is installed by or for the benefit of Tenant whether located in the Premises or in other portions of the Building;
(6) supplemental air conditioning units, private showers and kitchens, including hot water heaters, plumbing, dishwashers, ice machines and similar facilities serving Tenant exclusively; (7) phone rooms used exclusively by Tenant;
(8) Alterations performed by contractors retained by Tenant, including related HVAC balancing; and (9) all of Tenant’s furnishings, trade fixtures, equipment and inventory. Prior to performing any such repair obligation, Tenant shall
give written notice to Landlord describing the necessary maintenance or repair. Upon receipt of such notice, except with respect to the items in (9) above, Landlord may elect either to perform any of the maintenance or repair obligations
specified in such notice, or require that Tenant perform such obligations by using contractors approved by Landlord. All work shall be performed at Tenant’s expense in accordance with the rules and procedures described in Section 9.C
below. If any of the foregoing repairs are necessitated due to the negligent acts or omissions of any Landlord Party, Landlord shall be responsible for the cost of repairs; provided, however, such costs shall be reduced by insurance proceeds
actually received by Tenant relating to such repairs. If Tenant fails to make any repairs to the Premises for more than 15 days after notice from Landlord (although notice shall not be required if there is an emergency), Landlord may, in addition to
any other remedy available to Landlord, make the repairs, and Tenant shall pay to Landlord the reasonable cost of the repairs within 30 days after receipt of an invoice, together with an administrative charge in an amount equal to 5% of the cost of
the repairs. 
 B. Landlord’s Repair Obligations. Landlord shall keep and maintain in good repair and working order and
make repairs to and perform maintenance upon: (1) structural elements of the Building; (2) standard mechanical (including HVAC), electrical, plumbing and 

  

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fire/life safety systems serving the Building generally; (3) Common Areas; (4) the roof of the Building; (5) exterior windows of the Building;
and (6) elevators serving the Building. Landlord shall promptly make repairs (taking into account the nature and urgency of the repair) for which Landlord is responsible. If any of the foregoing maintenance or repair is necessitated due to the
negligent acts or omissions of any Tenant Party, Tenant shall pay the costs of such repairs or maintenance to Landlord within 30 days after receipt of an invoice; provided, however, such costs shall be reduced by insurance proceeds actually received
by Landlord in relation to such repair, together with an administrative charge in an amount equal to 5% of the cost of the repairs. Tenant hereby waives all rights under California Civil Code Sections 1932(1), 1941 and 1942 and all rights under any
law in existence during the Term of this Lease authorizing a tenant to make repairs at the expense of a landlord or to exercise any right of termination due to a failure of Landlord to perform any repair obligations under this Lease. 
 C. Alterations. 
 (1)
When Consent Is Required. Tenant shall not make alterations, additions or improvements to the Premises or install any Cable in the Premises or other portions of the Building (collectively, “Alterations”) without
first obtaining the written consent of Landlord in each instance (which consent shall not be unreasonably withheld, conditioned or delayed). However, Landlord’s consent shall not be required for any Alteration that satisfies all of the
following criteria (a “Minor Alteration”): (a) is of a cosmetic nature such as painting, wallpapering, hanging pictures and installing carpeting; (b) is not visible from outside the Premises or Building, including,
without limitation, any signs or interior advertising displays; (c) will not affect the systems or structure of the Building; and (d) does not require work to be performed inside the walls or above the ceiling of the Premises. 

(2) Requirements. Prior to starting work on any Alteration, other than a Minor Alteration, Tenant shall furnish to Landlord for review
and approval (which approval shall not be unreasonably withheld, conditioned or delayed): plans and specifications; names of proposed contractors (provided that Landlord may designate specific contractors with respect to Building systems, so long as
such contractors are available to perform the work); copies of contracts; and necessary permits and approvals; evidence of contractors’ and subcontractors’ insurance. Changes to the plans and specifications must also be submitted to
Landlord for its approval (which approval shall not be unreasonably withheld). Landlord’s waiver on one occasion shall not waive Landlord’s right to enforce such requirements on any other occasion. Alterations shall be constructed in a
good and workmanlike manner using materials of a quality that is at least equal to the quality designated by Landlord as the minimum standard for the Building. Landlord may designate reasonable and non-discriminatory rules, regulations and
procedures for the performance of Alterations in the Building and the Project, and, to the extent reasonably necessary to avoid disruption to the occupants of the Building and the Project, Landlord shall have the right to designate the time when
Alterations may be performed. Tenant shall reimburse Landlord within 30 days after receipt of an invoice for out-of-pocket sums paid by Landlord for third party examination of Tenant’s plans for Alterations. In addition, within 30 days after
receipt of an invoice from Landlord, Tenant shall pay to Landlord a fee equal to 5% of the total cost of such Alterations for Landlord’s oversight and coordination of any Alterations, other than Minor Alterations. No later than 30 days after
completion of the Alterations, Tenant shall furnish “as-built” plans (which shall not be required for Minor Alterations), completion 

  

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affidavits, full and final waivers of liens, receipts and bills covering all labor and materials. Tenant shall assure that the Alterations comply with:
(i) all insurance requirements; (ii) all Building and Project construction rules and regulations; and (iii) Laws. 
 (3)
Landlord’s Liability For Alterations. Landlord’s approval of an Alteration shall not be a representation by Landlord that the Alteration complies with applicable Laws or will be adequate for
Tenant’s use. Tenant acknowledges that Landlord is not an architect or engineer, and that the Alterations will be designed and/or constructed using independent architects, engineers and contractors. Accordingly, Landlord does not guarantee or
warrant that the applicable construction documents will comply with Laws or be free from errors or omissions, or that the Alterations will be free from defects, and Landlord will have no liability therefor. 
 10. Entry by Landlord. Landlord, its agents, contractors and representatives may enter the Premises to inspect or show the Premises, to clean and make
repairs to the Premises, and with Tenant’s consent, not to be unreasonably withheld, to conduct or facilitate alterations or additions to any portion of the Building, including other tenants’ premises. Except in emergencies or to provide
janitorial and other Building services after Normal Business Hours, Landlord shall provide Tenant with reasonable prior notice of entry into the Premises, which may be given orally. Landlord shall have the right to temporarily close all or a portion
of the Project (including the Premises) to perform repairs, alterations and additions, if reasonably necessary for the protection and safety of Tenant and its employees. Except in emergencies, Landlord will not close the Project (including the
Premises) if the work can reasonably be completed on weekends and after Normal Business Hours; provided, however, Landlord is not required to conduct work on weekends or after Normal Business Hours if such work can be conducted without
closing the Project (including the Premises). Entry by Landlord for any such purposes shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent (except as expressly provided in Section 7.B above).
Tenant may reasonably designate a certain reasonable number of areas within the Premises as “Secured Areas” should Tenant require such areas for the purpose of securing certain valuable property or confidential information. Tenant shall
deliver to Landlord a diagram of the Premises, depicting the proposed Secured Areas for Landlord’s approval (which approval will not be unreasonably withheld, conditioned or delayed). Landlord may not enter such Secured Areas except in the case
of an emergency or in the event of a Landlord inspection, in which case Landlord shall provide Tenant with at least forty-eight (48) hours prior written notice. Landlord shall not show the Secured Area to a prospective lender, purchaser or
prospective tenant without forty-eight (48) hours prior written notice and, at Tenant’s request, without a representative of Tenant being present. Tenant hereby acknowledges and agrees that Landlord shall have no obligation to perform
janitorial services in such Secured Areas unless Tenant provides Landlord a written request for same and provides Landlord with access to such Secured Areas (by providing Landlord a key or other device). 
 11. Assignment and Subletting. 
 A.
Landlord’s Consent Required. Subject to the remaining provisions of this Article 11, Tenant shall not assign, transfer or encumber any interest in this Lease (either absolutely or collaterally) or sublease or allow any third
party to use any portion of the Premises 

  

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(collectively or individually, a “Transfer”) without the prior written consent of Landlord, which consent shall not be unreasonably
withheld, conditioned or delayed. Without limitation, Tenant agrees that Landlord’s consent shall not be considered unreasonably withheld if: (1) the proposed transferee’s financial condition is not sufficient, in Landlord’s
reasonable estimation, to ensure their financial performance under the contemplated Transfer; (2) the proposed transferee is a governmental organization inconsistent with the quality of the Project or a present occupant of the Project, or
Landlord is otherwise engaged in lease negotiations with the proposed transferee for other premises in the Project; (3) any uncured event of default exists under this Lease (or a condition exists which, with the passage of time or giving of
notice, would become an event of default); (4) any portion of the Building or Premises would likely become subject to additional or different Laws as a consequence of the proposed Transfer; (5) the proposed transferee’s use of the
Premises conflicts with the Permitted Use or any exclusive usage rights granted to any other tenant in the Building; (6) the use, nature, business, activities or reputation in the business community of the proposed transferee (or its
principals, employees or invitees) does not meet Landlord’s standards for Building tenants in Landlord’s reasonable estimation; (7) either the Transfer or any consideration payable to Landlord in connection therewith adversely affects
the real estate investment trust qualification tests applicable to Landlord or its Affiliates; or (8) the proposed transferee is or has been involved in litigation with Landlord or any of its Affiliates within the prior two (2) years.
Tenant shall not be entitled to receive monetary damages based upon a claim that Landlord unreasonably withheld its consent to a proposed Transfer and Tenant’s sole remedy shall be an action to enforce any such provision through specific
performance or declaratory judgment. Tenant specifically waives any claim for damages or right to terminate the Lease pursuant to California Civil Code Section 1995.310 or otherwise. Any attempted Transfer in violation of this Article is
voidable at Landlord’s option. 
 B. Consent Parameters/Requirements. As part of Tenant’s request for, and as a
condition to, Landlord’s consent to a Transfer, Tenant shall provide Landlord with financial statements for the proposed transferee, a complete copy (unexecuted) of the proposed assignment or sublease and other contractual documents, and such
other information as Landlord may reasonably request. Landlord shall then, within fifteen (15) days after Landlord’s receipt of such items (i) consent to the proposed Transfer, (ii) deny consent to the proposed Transfer, in which
case such notice from Landlord shall specify the reasons for Landlord’s denial of such consent, or (iii) with respect to a sublease (but not with respect to an assignment), Landlord shall have the right (but not the obligation) to
terminate this Lease as of the date the sublease would have been effective (“Landlord Termination Date”) with respect to the portion of the Premises which Tenant desires to sublease. Notwithstanding the foregoing, Tenant may
sublease up to 4,910 Rentable Square Feet of the Premises without triggering Landlord’s right to terminate the Lease with respect to such portion of the Premises that Tenant desires to sublease. In such event, Tenant shall vacate such portion
of the Premises by the Landlord Termination Date and upon Tenant’s vacating such portion of the Premises, the rent and other charges payable shall be proportionately reduced. Consent by Landlord to one or more Transfer(s) shall not operate as a
waiver of Landlord’s rights to approve any subsequent Transfers. In no event shall any Transfer or Permitted Transfer release or relieve Tenant from any obligation under this Lease, nor shall the acceptance of Rent from any assignee, subtenant
or occupant constitute a waiver or release of Tenant from any of its obligations or liabilities under this Lease. Tenant shall pay Landlord a review fee of $1000 for Landlord’s review of any Permitted Transfer or requested Transfer, provided if
Landlord’s actual reasonable costs and expenses (including reasonable attorney’s fees) exceed $1000, Tenant shall reimburse Landlord for its actual reasonable costs and expenses in lieu of a fixed review fee. 
  

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 C. Payment to Landlord. If the aggregate consideration paid to a Tenant Party for a
Transfer exceeds that payable by Tenant under this Lease (prorated according to the transferred interest), Tenant shall pay Landlord 50% of such excess (after deducting therefrom reasonable leasing commissions, reasonable attorneys’ fees, and
reasonable costs of tenant improvements paid to unaffiliated third parties in connection with the Transfer, with proof of same provided to Landlord). Tenant shall pay Landlord any such excess within 30 days after Tenant’s receipt of such excess
consideration. If any uncured event of default exists under this Lease (or a condition exists which, with the passage of time or giving of notice, would become an event of default), Landlord may require that all sublease payments be made directly to
Landlord, in which case Tenant shall receive a credit against Rent in the amount of any payments received, but not to exceed the amount payable by Tenant under this Lease. 
 D. Change in Control of Tenant. Except for a Permitted Transfer, if Tenant is a corporation, limited liability company, partnership, or
similar entity, and if the entity which owns or controls a majority of the voting shares/rights in Tenant at any time sells or disposes of such majority of voting shares/rights, or changes its identity for any reason (including a merger,
consolidation or reorganization), such change of ownership or control shall constitute a Transfer. The foregoing shall not apply so long as, both before and after the Transfer, Tenant is an entity whose outstanding stock is listed on a recognized
U.S. securities exchange, or if at least 80% of its voting stock is owned by another entity, the voting stock of which is so listed; provided, however, Tenant shall give Landlord written notice at least 30 days prior to the effective
date of such change in ownership or control. 
 E. No Consent Required. Tenant may sublease all or any portion of the Premises
or assign its entire interest under this Lease to its Affiliate or to a successor to Tenant by purchase, merger, consolidation or reorganization without the consent of Landlord (and without paying to Landlord any “profit” and without the
ability of Landlord to recapture the Premises), provided that all of the following conditions are satisfied in Landlord’s reasonable discretion (a “Permitted Transfer”): (1) no uncured event of default exists under
this Lease after notice and expiration of applicable cure periods; (2) Tenant’s successor shall own all or substantially all of the assets of Tenant; (3) such Affiliate or successor shall have a net worth which is at least equal to
the greater of Tenant’s net worth at the date of this Lease; (4) no portion of the Building or Premises would likely become subject to additional or different Laws as a consequence of the proposed Transfer; (5) such Affiliate’s
or successor’s use of the Premises shall not conflict with the Permitted Use or any exclusive usage rights granted to any other tenant in the Building; (6) neither the Transfer nor any consideration payable to Landlord in connection
therewith adversely affects the real estate investment trust qualification tests applicable to Landlord or its Affiliates; and (7) Tenant shall give Landlord written notice at least 30 days prior to the effective date of the proposed Transfer,
along with all applicable documentation and other information necessary for Landlord to determine that the requirements of this Section 11.E have been satisfied, including if applicable, the qualification of such proposed transferee as
an Affiliate of Tenant. If the terms of the proposed transfer are confidential, Landlord agrees to execute a commercially reasonable confidentiality agreement prior to Tenant’s delivery of the information required under this Section 11.E.
The term “Affiliate” means any person or entity controlling, controlled by or under common control with Tenant or Landlord, as applicable. If requested by Landlord, the Affiliate or successor shall sign a commercially
reasonable form of assumption agreement. 
  

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 12. Liens. Tenant shall not permit mechanic’s or other liens to be placed upon the Building, Project,
Premises or Tenant’s leasehold interest in connection with any work or service done or purportedly done by or for the benefit of Tenant. If a lien is so placed, Tenant shall, within 10 days of notice from Landlord of the filing of the lien,
fully discharge the lien by settling the claim which resulted in the lien or by bonding or insuring over the lien in the manner prescribed by the applicable lien Law. If Tenant fails to discharge the lien, then, in addition to any other right or
remedy of Landlord, upon notice to Tenant, Landlord may bond or insure over the lien or otherwise discharge the lien. Tenant shall, within 30 days after receipt of an invoice from Landlord, reimburse Landlord for any amount paid by Landlord,
including reasonable attorneys’ fees, to so bond or insure over the lien or discharge the lien. 
 13. Indemnity. Subject to Article
15, Tenant shall hold Landlord, its trustees, Affiliates, subsidiaries, members, principals, beneficiaries, partners, officers, directors, shareholders, employees, Mortgagee(s) and agents (including the manager of the Project) (collectively,
“Landlord Parties”) harmless from, and indemnify and defend such parties against, all liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses, including reasonable attorneys’ fees and
other professional fees that may be imposed upon, incurred by or asserted against any of such indemnified parties (each a “Claim” and collectively “Claims”) that arise out of or in connection with any
damage or injury occurring in the Premises. Provided Landlord Parties are properly named as additional insureds in the policies required to be carried under this Lease, and except as otherwise expressly provided in this Lease, the indemnity set
forth in the preceding sentence shall be limited to the greater of (A) $6,000,000, and (B) the aggregate amount of general/umbrella liability insurance actually carried by Tenant. Subject to Articles 9.B, 15 and 20, Landlord
shall hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, shareholders, employees and agents (collectively, “Tenant Parties”) harmless from, and indemnify and defend such parties
against, all Claims that arise out of or in connection with any damage or injury occurring in or on the Project (excluding the Premises), to the same extent the Tenant Parties would have been covered had they been named as additional insureds on the
commercial general liability insurance policy required to be carried by Landlord under this Lease. The indemnity set forth in the preceding sentence shall be limited to the amount of $6,000,000. To the fullest extent permitted by law, Tenant, on its
behalf and on behalf of all Tenant Parties, waives any and all claims against Landlord Parties arising out of, knowingly and voluntarily assumes the risk of, and agrees that Landlord Parties shall not be liable to Tenant Parties for any of the
following: (a) injury to or death of any person; or (b) loss of, injury or damage to, or destruction of, any tangible or intangible property, including, without limitation, the resulting loss of use, economic losses and consequential or
resulting damage of any kind from any cause. Landlord Parties shall not be liable for any of the foregoing regardless of whether the liability results from any active or passive act, error, omission or negligence of any of the Landlord Parties, or
is based on claims in which liability without fault or strict liability is imposed or sought to be imposed on any of the Landlord Parties. Notwithstanding the foregoing, however, this exculpation clause shall not apply to Claims against Landlord
Parties to the extent that a final judgment of a court of competent jurisdiction establishes that the injury, loss, damage, or destruction was proximately caused by Landlord Parties’ fraud or willful injury to person or property. 
  

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 14. Insurance. 
 A. Tenant’s Insurance. Except as described in Rider 3 attached hereto, Tenant shall maintain the following insurance (“Tenant’s Insurance”), at its sole cost and
expense: (1) commercial general liability insurance applicable to the Premises and its appurtenances providing, on an occurrence basis, a per occurrence limit of no less than $1,000,000; (2) causes of loss-special form (formerly “all
risk”) property insurance, including flood and earthquake (subject to Rider 3), covering all above building standard leasehold improvements and Tenant’s trade fixtures, equipment, furniture and other personal property within the Premises
(“Tenant’s Property”) in the amount of the full replacement cost thereof; (3) business income (formerly “business interruption”) insurance written on an actual loss sustained form or with sufficient limits
to address reasonably anticipated business interruption losses (subject to Rider 3); (4) business automobile liability insurance to cover all owned, hired and nonowned automobiles owned or operated by Tenant providing a minimum combined single
limit of $1,000,000; (5) workers’ compensation insurance as required by the state in which the Premises is located and in amounts as may be required by applicable statute (provided, however, if no workers’ compensation insurance is
statutorily required, Tenant shall carry workers’ compensation insurance in a minimum amount of $500,000); (6) employer’s liability insurance in an amount of at least $500,000 per occurrence; and (7) umbrella liability insurance
that follows form in excess of the limits specified in (1), (4) and (6) above, of no less than $5,000,000 per occurrence and in the aggregate. Any company underwriting any of Tenant’s Insurance shall have, according to A.M. Best
Insurance Guide, a Best’s rating of not less than A- and a Financial Size Category of not less than VIII. All commercial general liability, business automobile liability and umbrella liability insurance policies shall name Landlord (or any
successor), Landlord’s property manager and Landlord’s Mortgagee (if any), as “additional insureds” and shall be primary as to Claims arising within the Premises with Landlord’s policy being secondary and noncontributory. If
any aggregate limit is reduced because of losses paid to below 75% of the limit required by this Lease, Tenant will notify Landlord in writing within 10 days of the date of reduction. Tenant shall provide Landlord with a certificate of insurance
evidencing Tenant’s Insurance prior to the earlier to occur of the Commencement Date or the date Tenant is provided access to the Premises for any reason, and upon renewals at least 10 days prior to the expiration of the insurance coverage. All
of Tenant’s Insurance policies, endorsements and certificates will be on forms and with deductibles and self-insured retention, if any, reasonably acceptable to Landlord. The limits of Tenant’s insurance shall not limit Tenant’s
liability under this Lease. 
 B. Landlord’s Insurance. Landlord shall maintain: (1) commercial general liability
insurance applicable to the Project which provides, on an occurrence basis, a minimum combined single limit of no less than $6,000,000 (coverage in excess of $1,000,000 may be provided by way of an umbrella/excess liability policy); and
(2) causes of loss-special form (formerly “all risk”) property insurance on the Building in the amount of the replacement cost thereof, as reasonably estimated by Landlord. The foregoing insurance and any other insurance carried by
Landlord may be effected by a policy or policies of blanket insurance and shall be for the sole benefit of Landlord and under Landlord’s sole control. Consequently, Tenant shall have no right or claim to any proceeds thereof or any other rights
thereunder. 
 15. Mutual Waiver of Subrogation. Notwithstanding anything in this Lease to the contrary, Tenant waives, and shall cause its
insurance carrier(s) and any other party claiming through or 

  

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under such carrier(s), by way of subrogation or otherwise, to waive any and all rights of recovery, Claim, action or causes of action against all Landlord
Parties for any loss or damage to Tenant’s business, any loss of use of the Premises, and any loss, theft or damage to Tenant’s Property (including Tenant’s automobiles or the contents thereof), INCLUDING ALL RIGHTS (BY WAY OF
SUBROGATION OR OTHERWISE) OF RECOVERY, CLAIMS, ACTIONS OR CAUSES OF ACTION ARISING OUT OF THE NEGLIGENCE OF ANY LANDLORD PARTY, which loss or damage is (or would have been, had the insurance required by this Lease been maintained) covered by
insurance. In addition, Landlord waives and shall cause its insurance carrier(s) and any other party claiming through or under such carrier(s), by way of subrogation or otherwise, to waive any and all rights of recovery, Claim, action or causes of
action against all Tenant Parties for any loss of or damage to or loss of use of the Project and the Building, any additions or improvements to the Project and the Building, or any contents thereof, INCLUDING ALL RIGHTS (BY WAY OF SUBROGATION OR
OTHERWISE) OF RECOVERY, CLAIMS, ACTIONS OR CAUSES OF ACTION ARISING OUT OF THE NEGLIGENCE OF ANY TENANT PARTY, which loss or damage is (or would have been, had the insurance required by this Lease been maintained) covered by insurance. The
provisions of this Section 15 shall survive the expiration or sooner termination of this Lease with respect to any Claims or liability arising in connection with any event occurring prior to such expiration or termination. 
 16. Casualty Damage. 
 A. Repair or
Termination by Landlord. If all or any part of the Premises are damaged by fire or other casualty, Tenant shall immediately notify Landlord in writing. Landlord shall have the right to terminate this Lease if: (1) the Building shall be
damaged so that, in Landlord’s judgment, substantial alteration or reconstruction of the Building shall be required (whether or not the Premises have been damaged); (2) Landlord is not permitted by Law to rebuild the Building in
substantially the same form as existed before the fire or casualty; (3) the Premises have been materially damaged and there is less than 2 years of the Term remaining on the date of the casualty; (4) any Mortgagee requires that the
insurance proceeds be applied to the payment of the mortgage debt so that there are insufficient proceeds to rebuild; or (5) an uninsured loss of the Building occurs notwithstanding Landlord’s compliance with Section 14(B)
above. Landlord may exercise its right to terminate this Lease by notifying Tenant in writing within 90 days after the date of the casualty. If Landlord does not terminate this Lease under this Section 16(A), Landlord shall commence and
proceed with reasonable diligence to repair and restore the Building and/or the Premises to substantially the same condition as existed immediately prior to the date of damage; provided, however, Landlord shall only be required to pay
for the reconstruction of building standard leasehold improvements, and Tenant shall be required to pay the cost for restoring any other leasehold improvements, including, without limitation, amounts for restoration of any tenant improvements
required to be insured by Tenant pursuant to Section 14.A(2) (which shall include costs that would have been covered by Tenant’s insurance, had Tenant maintained the earthquake and flood coverages described in
Section 14.A(2). Notwithstanding anything to the contrary hereinabove, in no event shall Landlord be required to spend more than the insurance proceeds received by Landlord (or which would have been received had Landlord carried the
insurance required by this Lease). 
  

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 B. Timing for Repair; Termination by Either Party. Subject to the provisions of
Section 16(A) above, if all or any portion of the Premises is damaged as a result of fire or other casualty, Landlord shall, with reasonable promptness, cause an architect or general contractor selected by Landlord to provide Landlord
and Tenant with a written estimate of the amount of time required to substantially complete the repair and restoration of the Premises, using standard working methods (“Completion Estimate”). If the Completion Estimate
indicates that the Premises cannot be made tenantable within 270 days from the date of damage, then regardless of anything in Section 16(A) above to the contrary, either party shall have the right to terminate this Lease by giving
written notice to the other of such election within 10 Business Days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the fire or casualty was caused by the negligence or intentional
misconduct of any of the Tenant Parties. If neither party terminates this Lease under this Section 16(B), then Landlord shall repair and restore the Premises in accordance with, and subject to the limitations of,
Section 16(A). 
 C. Abatement. In the event a material portion of the Premises is damaged as a result of a fire or other
casualty, the Base Rent shall abate for the portion of the Premises that is damaged and not usable by Tenant until substantial completion of the repairs and restoration required to be made by Landlord pursuant to Section 16(A). Tenant,
however, shall not be entitled to such abatement if the fire or other casualty was caused by the gross negligence or intentional misconduct of any of the Tenant Parties. Landlord shall not be liable for any loss or damage to Tenant’s Property
or to the business of Tenant resulting in any way from the fire or other casualty or from the repair and restoration of the damage. Landlord and Tenant hereby waive the provisions of any Law relating to the matters addressed in this Article
including, without limitation, the provisions of California Civil Code Sections 1932(2) and 1933(4), and agree that their respective rights for damage to or destruction of the Premises shall be those specifically provided in this Lease. 

17. Condemnation. Either party may terminate this Lease if the whole or any material part of the Premises are taken or condemned for any public or
quasi-public use under Law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Project which
would leave the remainder of the Building unsuitable for use as an office building in a manner comparable to the Building’s use prior to the Taking. In order to exercise its right to terminate this Lease under this Article 17, Landlord
or Tenant, as the case may be, must provide written notice of termination to the other within 45 days after the terminating party first receives notice of the Taking. Any such termination shall be effective as of the date the physical taking of the
Premises or the portion of the Building or Project occurs. If this Lease is not terminated, the Rentable Square Footage of the Building, the Rentable Square Footage of the Premises and Tenant’s Pro Rata Share shall, if applicable, be
appropriately adjusted by Landlord. In addition, Base Rent for any portion of the Premises taken or condemned shall be abated during the unexpired Term effective when the physical taking of the portion of the Premises occurs. All compensation
awarded for a Taking, or sale proceeds, shall be the property of Landlord, any right to receive compensation or proceeds being expressly waived by Tenant. However, Tenant may file a separate claim at its sole cost and expense for Tenant’s
Property (excluding above building standard leasehold improvements) and Tenant’s reasonable relocation expenses, provided the filing of such claim does not diminish the award which would otherwise be receivable by Landlord. Tenant hereby waives
any and all rights it might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure. 
  

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 18. Events of Default. Tenant shall be considered to be in default under this Lease upon the occurrence of
any of the following events of default: 
 A. Tenant’s failure to pay when due all or any portion of the Rent
(“Monetary Default”), where such failure shall continue for a period of three (3) Business Days after written notice thereof by Landlord to Tenant, which notice shall be in lieu of, and not in addition to, any notice
required pursuant to California Code of Civil Procedure Section 1161, et seq. 
 B. Tenant’s failure to perform any of the
obligations of Tenant in the manner set forth in Articles 14, 23, 24 or 25 (a “Time Sensitive Default”). 
 C. Tenant’s failure (other than a Monetary Default or a Time Sensitive Default) to comply with any term, provision or covenant of this Lease, if the failure is not cured within 10 days after written notice to Tenant. However, if
Tenant’s failure to comply cannot reasonably be cured within 30 days, Tenant shall be allowed additional time (not to exceed an additional 15 days) as is reasonably necessary to cure the failure so long as: (1) Tenant commences to cure the
failure within the 30 day period following Landlord’s initial written notice, and (2) Tenant diligently pursues a course of action that will cure the failure and bring Tenant back into compliance with this Lease. However, if Tenant’s
failure to comply creates a hazardous condition, the failure must be cured immediately upon notice to Tenant. In addition, if Landlord provides Tenant with notice of Tenant’s failure to comply with the same specific term, provision or covenant
of this Lease on more than two (2) occasions during any 12 month period, Tenant’s subsequent violation of the same term, provision or covenant shall, at Landlord’s option, be deemed an incurable event of default by Tenant. 

D. Tenant becomes insolvent, files a petition for protection under the U.S. Bankruptcy Code (or similar Law) or a petition is filed against
Tenant under such Laws and is not dismissed within 45 days after the date of such filing, makes a transfer in fraud of creditors or makes an assignment for the benefit of creditors, admits in writing its inability to pay its debts when due, or a
receiver or trustee is appointed to take possession of all or substantially all of the assets of Tenant, unless possession is restored to Tenant within thirty (30) days, or any execution or other judicially authorized seizure of all or
substantially all of Tenant’s assets located upon the Premises or of Tenant’s interest in this Lease, unless such seizure is discharged within thirty (30) days. 
 E. Tenant is in default beyond any notice and cure period under any other lease or agreement with Landlord. 
 19. Remedies. 
 A. Landlord’s
Remedies. Upon any default, Landlord shall have the right without notice or demand (except as provided in Article 18) to pursue any of its rights and remedies at Law or in equity, including any one or more of the following remedies:

 (1) Terminate this Lease and Landlord shall be entitled to recover damages from Tenant as provided in California Civil Code § 1951.2
or any other applicable right or remedy provision allowing for recovery of damages for such breach, including but not limited to the following: 
 (i) The worth, at the time of award, of any unpaid Base Rent and other amounts of money due to Landlord hereunder that had been earned at the time of such termination; 
  

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 (ii) The worth, at the time of award, of the amount by which the unpaid Base Rent and other amounts of
money due to Landlord hereunder would have been earned after termination until the time of the award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; and 
 (iii) The worth, at the time of award, of the amount by which the unpaid Base Rent and other amounts of money due to Landlord hereunder for the balance
of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; and 
 (iv)
Such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable Law, including without limitation, any other amount necessary to compensate Landlord for all the detriment proximately caused by
Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom. 
 As used in Section 19(1)(iii) above, the “worth at the time of award,” is 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%). As used in Sections 19(A)(1)(i) and 19(A)(1)(ii) above, the “worth, at the time of award,” is computed as set forth in Section 19(B), bearing interest from the date such payment is due to the date of actual
payment at the rate of eighteen percent (18%) per annum or the highest lawful rate of interest permitted by California or federal law, whichever rate of interest is lower (“Interest Rate”). 
 (2) Without terminating this Lease and Tenant’s right to possession of the Premises, Landlord has the remedy described in California Civil Code
§ 1951.4 to reenter the Premises and occupy the whole or any part thereof for and on account of Tenant and collect any unpaid Base Rent and other amounts provided for in this Lease, as and when they become due, and may continue this Lease in
full force and effect and may enforce all of its rights and remedies under this Lease, including, but not limited to the right to recover rent as it becomes due. Having re-entered the Premises in accordance with this Section 19(A)(2),
Landlord may subsequently elect to pursue its remedies under Section 19(A)(1) above. 
 B. Measure of Damages. 

(1) Calculation. If Landlord either terminates this Lease or terminates Tenant’s right to possession of the Premises due to a Tenant
default, Tenant shall immediately surrender and vacate the Premises and, at Landlord’s election, pay Landlord on demand: (a) all Rent accrued through the end of the month in which the termination becomes effective; (b)

  

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interest on all unpaid Rent from the date due at a rate equal to the Interest Rate; (c) all expenses reasonably incurred by Landlord in enforcing its
rights and remedies under this Lease, including all reasonable legal expenses; (d) Costs of Reletting applicable to the remainder of the Term; and (e) all Landlord’s Rental Damages. In the event that Landlord relets the Premises for
an amount greater than the Rent due during the Term, Tenant shall not receive a credit for any such excess. 
 (2) Definitions.
“Costs of Reletting” shall include commercially reasonable costs, losses and expenses incurred by Landlord in reletting all or any portion of the Premises including, without limitation, the cost of removing and storing
Tenant’s furniture, trade fixtures, equipment, inventory or other property, repairing and/or demolishing the Premises, removing and/or replacing Tenant’s signage and other fixtures, making the Premises ready for a new tenant, including the
cost of advertising, commissions, architectural fees, legal fees and leasehold improvements, and any allowances and/or concessions provided by Landlord. “Landlord’s Rental Damages” shall mean the total Rent which
Landlord would have received under this Lease (had Tenant made all such Lease payments as required) for the remainder of the Term minus the fair rental value of the Premises for the same period, or, if the Premises are relet, the actual rental value
(not to exceed the Rent due during the Term), both discounted to present value at the Prime Rate in effect upon the date of determination. For purposes hereof, the “Prime Rate” shall be the per annum interest rate publicly
announced by a federally insured bank selected by Landlord in the state in which the Building is located as such bank’s prime or base rate. 
 C. Tenant Not Relieved from Liabilities. Unless expressly provided in this Lease, the repossession or re-entering of all or any part of the Premises shall not relieve Tenant of its liabilities and obligations under this Lease.
In addition, Tenant shall not be relieved of its liabilities under this Lease, nor be entitled to any damages hereunder, based upon minor or immaterial errors in the exercise of Landlord’s remedies. No right or remedy of Landlord shall be
exclusive of any other right or remedy. Each right and remedy shall be cumulative and in addition to any other right and remedy now or subsequently available to Landlord at Law or in equity. If Tenant fails to pay any amount when due hereunder
(after the expiration of any applicable cure period), Landlord shall be entitled to receive interest on any unpaid item of Rent from the date initially due (without regard to any applicable grace period) at the Interest Rate. In addition, if Tenant
fails to pay any item or installment of Rent when due (after the expiration of any applicable cure period), Tenant shall pay Landlord an administrative fee equal to 5% of the past due Rent. However, in no event shall the charges permitted under this
Section 19(C) or elsewhere in this Lease, to the extent they are considered interest under applicable Law, exceed the maximum lawful rate of interest. If any payment by Tenant of an amount deemed to be interest results in Tenant having
paid any interest in excess of that permitted by Law, then it is the express intent of Landlord and Tenant that all such excess amounts theretofore collected by Landlord be credited against the other amounts owing by Tenant under this Lease. Receipt
by Landlord of Tenant’s keys to the Premises shall not constitute an acceptance or surrender of the Premises. NOTWITHSTANDING ANY OTHER PROVISION OF THIS LEASE TO THE CONTRARY, TENANT SHALL HOLD LANDLORD PARTIES HARMLESS FROM AND INDEMNIFY
AND DEFEND SUCH PARTIES AGAINST, ALL CLAIMS THAT ARISE OUT OF OR IN CONNECTION WITH A BREACH OF THIS LEASE BY TENANT, SPECIFICALLY INCLUDING ANY VIOLATION OF APPLICABLE LAWS OR CONTAMINATION CAUSED BY A TENANT PARTY. 
  

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 D. Mitigation of Damages. Upon termination of Tenant’s right to possess the Premises,
Landlord shall, only to the extent required by Law, use objectively reasonable efforts to mitigate damages by reletting the Premises. Landlord shall not be deemed to have failed to do so if Landlord refuses to lease the Premises to a prospective new
tenant with respect to whom Landlord would be entitled to withhold its consent pursuant to Section 11(A), or who (1) is an Affiliate, parent or subsidiary of Tenant; (2) is not acceptable to any Mortgagee of Landlord;
(3) requires improvements to the Premises to be made at Landlord’s expense; or (4) is unwilling to accept lease terms then proposed by Landlord, including: (a) leasing for a shorter or longer term than remains under this Lease;
(b) re-configuring or combining the Premises with other space, (c) taking all or only a part of the Premises; and/or (d) changing the use of the Premises. Notwithstanding Landlord’s duty to mitigate its damages as provided
herein, Landlord shall not be obligated (i) to give any priority to reletting Tenant’s space in connection with its leasing of space in the Building or any complex of which the Building is a part, or (ii) to accept below market rental
rates for the Premises or any rate that would negatively impact the market rates for the Building. To the extent that Landlord is required by applicable Law to mitigate damages, Tenant must plead and prove by clear and convincing evidence that
Landlord failed to so mitigate in accordance with the provisions of this Section 19(D), and that such failure resulted in an avoidable and quantifiable detriment to Tenant. 
 20. Limitation of Liability. Notwithstanding anything to the contrary contained in this Lease, the liability of Landlord (and of any successor Landlord) to Tenant (or any person or entity claiming by,
through or under Tenant) shall be limited to the interest of Landlord in the Project. Tenant shall look solely to Landlord’s interest in the Project for the recovery of any judgment or award against Landlord. No Landlord Party shall be
personally liable for any judgment or deficiency. Before filing suit for an alleged default by Landlord, Tenant shall give Landlord and the Mortgagee(s) whom Tenant has been notified hold Mortgages on the Project, Building or Premises, notice and
reasonable time to cure the alleged default. Tenant hereby waives all claims against all Landlord Parties for consequential, special or punitive damages allegedly suffered by any Tenant Parties, including lost profits and business interruption.

 21. No Waiver. Neither party’s failure to declare a default immediately upon its occurrence or delay in taking action for a default
shall constitute a waiver of the default, nor shall it constitute an estoppel. Neither party’s failure to enforce its rights for a default shall constitute a waiver of that party’s rights regarding any subsequent default. 
 22. Tenant’s Right to Possession. Provided Tenant pays the Rent and fully performs all of its other covenants and agreements under this Lease, Tenant
shall have the right to occupy the Premises without hindrance from Landlord or any person lawfully claiming through Landlord, subject to the terms of this Lease, all Mortgages, insurance requirements and applicable Law. This covenant and all other
covenants of Landlord shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Building, and shall not be a personal covenant of any Landlord Parties. 
 23. Intentionally Omitted. 
 24. Holding Over.
Except for any permitted occupancy by Tenant under Article 29, if Tenant or any party claiming by, through or under Tenant fails to surrender the Premises at the 

  

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expiration or earlier termination of this Lease, the continued occupancy of the Premises shall be that of a tenancy at sufferance. Tenant shall pay an amount
(on a per month basis without reduction for partial months during the holdover) equal to 150% of Base Rent due for the period immediately preceding the holdover. Tenant shall otherwise continue to be subject to all of Tenant’s obligations under
this Lease. No holdover by Tenant or payment by Tenant after the expiration or early termination of this Lease shall be construed to extend the Term or prevent Landlord from immediate recovery of possession of the Premises by summary proceedings or
otherwise. In addition to the payment of the amounts provided above, if Landlord is unable to deliver possession of the Premises to a new tenant, or to perform improvements for a new tenant, as a result of Tenant’s holdover and Tenant fails to
vacate the Premises within 15 days after Landlord notifies Tenant that Tenant’s holding over will result in Landlord’s inability to deliver possession, or perform improvements, such failure shall constitute a Time Sensitive Default
hereunder; and notwithstanding any other provision of this Lease to the contrary, TENANT SHALL BE LIABLE TO LANDLORD FOR, AND SHALL PROTECT LANDLORD FROM AND INDEMNIFY AND DEFEND LANDLORD AGAINST, ALL LOSSES AND DAMAGES, INCLUDING ANY CLAIMS MADE
BY ANY SUCCEEDING TENANT RESULTING FROM SUCH FAILURE TO VACATE, AND ANY CONSEQUENTIAL DAMAGES THAT LANDLORD SUFFERS FROM THE HOLDOVER. 
 25.
Subordination to Mortgages; Estoppel Certificate. Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently affecting the Premises, the Building or the
Project, and to renewals, modifications, refinancings and extensions thereof (collectively, a “Mortgage”). Landlord represents to Tenant that, as of the Effective Date, there is no Mortgage encumbering the Premises, the
Building or the Project. The party having the benefit of a Mortgage shall be referred to as a “Mortgagee.” This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable
subordination agreement in favor of the Mortgagee. In lieu of having the Mortgage be superior to this Lease, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. If requested by a successor-in-interest to all or a
part of Landlord’s interest in this Lease, Tenant shall, without charge, attorn to the successor-in-interest. Tenant shall, within 10 Business Days after receipt of a written request from Landlord, execute and deliver an estoppel certificate to
those parties as are reasonably requested by Landlord (including a Mortgagee or prospective purchaser). The estoppel certificate shall include a statement certifying that this Lease is unmodified (except as identified in the estoppel certificate)
and in full force and effect, describing the dates to which Rent and other charges have been paid, representing that, to the best of Tenant’s knowledge, there is no default (or stating with specificity the nature of the alleged default) and
certifying other matters with respect to this Lease that may reasonably be requested. Tenant’s failure to provide any estoppel certificate within the 10 Business Day period specified above, and the continuation of such failure for a period of
10 Business Days after Landlord delivers a second written notice requesting same, shall constitute a Time Sensitive Default under this Lease. Tenant shall, within ten (10) Business Days after receipt of Landlord’s request, deliver to
Landlord Tenant’s then current financial statements in form and content reasonably satisfactory to Landlord and to any prospective purchaser or lender. 
 26. Attorneys’ Fees. If either party institutes a suit against the other for violation of or to enforce any covenant or condition of this Lease, or if either party intervenes in any suit in which 

  

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the other is a party to enforce or protect its interest or rights, the prevailing party shall be entitled to all of its costs and expenses, including
reasonable attorneys’ fees and costs from the other party in such action or proceeding, including, without limitation, architectural and engineering, administrative, accounting and appraisal fees and costs incurred for the negotiation of a
settlement or enforcement of rights. The attorneys’ fees and legal costs award shall not be computed according to any court fee schedule, but shall be sufficient to fully reimburse all attorneys’ fees and costs reasonably incurred in good
faith by the prevailing party. Tenant further agrees that if Landlord delivers a notice of default to Tenant (pursuant to California Code of Civil Procedure Section 1161, et seq. or otherwise) in connection with a breach of any monetary
obligation of Tenant under this Lease, and if such notice correctly states the true state of facts, Tenant shall be responsible for all legal and administrative costs that will be incurred by Landlord in the preparation and service of such notice,
and that Landlord may include such amount in the notice as rent due and payable to cure such default. 
 27. Notice. If a demand, request,
approval, consent or notice (collectively, a “notice”) shall or may be given to either party by the other, the notice shall be in writing and delivered by hand or sent by registered or certified mail with return receipt
requested, or sent by overnight or same day courier service, at the party’s respective Notice Address(es) set forth in Article 1, except that if Tenant has vacated the Premises (or if the Notice Address for Tenant is other than the
Premises, and Tenant has vacated such address) without providing Landlord a new Notice Address, Landlord may serve notice in any manner described in this Article or in any other manner permitted by Law. Each notice shall be deemed to have been
received or given on the earlier to occur of actual delivery or the date on which delivery is first refused, or, if Tenant has vacated the Premises or the other Notice Address of Tenant without providing a new Notice Address, three (3) days
after notice is deposited in the U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address by giving the other party written notice of the new address in the manner described in this
Article. 
 28. Reserved Rights. This Lease does not grant any rights to light or air over or about the Building. No diminution or shutting off
of light, air or view by any structure which may be erected on lands adjacent to the Building or the Project shall in any way affect this Lease or impose any liability on Landlord. Landlord excepts and reserves exclusively to itself the use of:
(A) roofs, (B) telephone, electrical and janitorial closets, (C) equipment rooms, Building risers or similar areas that are used by Landlord for the provision of Building services, (D) rights to the land and improvements below
the floor of the Premises, (E) the improvements and air rights above the Premises, (F) the improvements and air rights outside the demising walls of the Premises, (G) the areas within the Premises used for the installation of utility
lines and other installations serving occupants of the Building, and (H) any other areas designated from time to time by Landlord outside of the Premises as service areas of the Building. Tenant shall not have the right to install or operate
any equipment producing radio frequencies, electrical or electromagnetic output or other signals, noise or emissions in or from the Building without the prior written consent of Landlord. To the extent permitted by applicable Law, Landlord reserves
the right to restrict and control the use of such equipment. Landlord has the right to change the Building’s and/or Project’s name or address. Landlord also has the right to make such other changes to the Project and Building as Landlord
deems appropriate, provided the changes do not materially affect Tenant’s business operations or Tenant’s ability to use the Premises for the Permitted Use. Landlord shall also have the right (but not the obligation) to temporarily close

  

 -29- 

 
the Building if Landlord reasonably determines that there is an imminent danger of significant damage to the Building or of personal injury to
Landlord’s employees or the occupants of the Building. The circumstances under which Landlord may temporarily close the Building shall include, without limitation, electrical interruptions, hurricanes and civil disturbances. A closure of the
Building under such circumstances shall not constitute a constructive eviction nor entitle Tenant to an abatement or reduction of Rent except as provided in Section 7.B above. 
 29. Surrender of Premises. All improvements to the Premises (collectively, “Leasehold Improvements”) shall be owned by Landlord and shall remain upon the Premises without
compensation to Tenant. At the expiration or earlier termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Removable Property from the Premises, and quit and surrender the Premises to Landlord, broom
clean, and in good order, condition and repair, ordinary wear and tear excepted. As used herein, the term “Tenant’s Removable Property” shall mean: (A) Cable installed by or for the benefit of Tenant and located in
the Premises or other portions of the Building; (B) any Leasehold Improvements that are installed by or for the benefit of Tenant and, in Landlord’s reasonable judgment, are of a nature that would require removal and repair costs that are
materially in excess of the removal and repair costs associated with standard office improvements (“Special Installations”) provided that Landlord identifies such Special Installations by written notice to Tenant at the time
of Landlord’s approval of plans and specifications therefor; and (C) Tenant’s personal property. Notwithstanding the foregoing, Landlord may, in Landlord’s sole discretion and at no cost to Landlord, require Tenant to leave any
of its Special Installations in the Premises. If Tenant fails to remove any of Tenant’s Removable Property (other than Special Installations which Landlord has designated to remain in the Premises) within 2 Business Days after the termination
of this Lease or of Tenant’s right to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to remove and store Tenant’s Removable Property. Landlord shall not be responsible for the value,
preservation or safekeeping of Tenant’s Removable Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred for Tenant’s Removable Property. To the fullest extent permitted by applicable Law, any unused
portion of Tenant’s Security Deposit may be applied to offset Landlord’s costs set forth in the preceding sentence. In addition, if Tenant fails to remove Tenant’s Removable Property from the Premises or storage, as the case may be,
within 30 days after written notice, Landlord may deem all or any part of Tenant’s Removable Property to be abandoned and may dispose of such items in accordance with California law. Except for Special Installations designated by Landlord to
remain in the Premises, Tenant’s Removable Property shall be removed by Tenant before the Expiration Date; provided that upon Landlord’s prior written consent (which must be requested by Tenant at least 30 days in advance of the Expiration
Date and which shall not be unreasonably withheld), Tenant may remain in the Premises for up to 5 days after the Expiration Date for the sole purpose of removing Tenant’s Removable Property. Tenant’s possession of the Premises for such
purpose shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Base Rent and Tenant’s Pro Rata Share of Excess Operating Expenses on a per diem basis at the rate in effect for the last month of the
Term. In the event this Lease is terminated prior to the Expiration Date, Tenant’s Removable Property (except for Special Installations designated by Landlord to remain in the Premises as provided above) shall be removed by Tenant within 2
Business Days after the termination of this Lease. Tenant shall repair damage caused by the installation or removal of Tenant’s Removable Property. 
  

 -30- 

 30. Hazardous Materials. 
 A. Restrictions. No Hazardous Material (except for de minimis quantities of household cleaning products and office supplies used in the ordinary course of Tenant’s business at the Premises
and that are used, kept and disposed of in compliance with Laws) shall be brought upon, used, kept or disposed of in or about the Premises or the Project by any Tenant Parties or any of Tenant’s transferees, contractors or licensees without
Landlord’s prior written consent, which consent may be withheld in Landlord’s sole and absolute discretion. Tenant’s request for such consent shall include a representation and warranty by Tenant that the Hazardous Material in
question (1) is necessary in the ordinary course of Tenant’s business, and (2) shall be used, kept and disposed of in compliance with all Laws. 
 B. Remediation. Tenant shall, at its expense, monitor the Premises for the presence of Hazardous Materials or conditions which may reasonably give rise to Contamination and promptly notify Landlord if it
suspects Contamination in the Premises. Landlord will remediate Contamination caused by a Tenant Party or its contractors or invitees and Tenant shall reimburse Landlord for the cost thereof, plus a 10% administrative fee. 
 C. Definitions. For purposes of this Article 30, a “Hazardous Material” is any substance the presence of
which requires, or may hereafter require, notification, investigation or remediation under any Laws or which is now or hereafter defined, listed or regulated by any governmental authority as a “hazardous waste”, “extremely hazardous
waste”, “solid waste”, “toxic substance”, “hazardous substance”, “hazardous material” or “regulated substance”, or otherwise regulated under any Laws. “Contamination”
means the existence or any release or disposal of a Hazardous Material or biological or organic contaminant, including any such contaminant which could adversely impact air quality, such as mold, fungi or other bacterial agents, in, on, under, at or
from the Premises, the Building or the Project which may result in any liability, fine, use restriction, cost recovery lien, remediation requirement, or other government or private party action or imposition affecting any Landlord Party. For
purposes of this Lease, claims arising from Contamination shall include diminution in value, restrictions on use, adverse impact on leasing space, and all costs of site investigation, remediation, removal and restoration work, including response
costs under CERCLA and similar statutes. 
 D. Reports, Surveys and Acceptance of Premises. All current surveys or reports
prepared for the Project regarding the presence of Hazardous Materials (if any) in the Building are available for inspection by Tenant in the office of the property manager. With respect to Hazardous Materials, Tenant hereby (1) accepts full
responsibility for reviewing any such surveys and reports and satisfying itself prior to the execution of this Lease as to the acceptability of the Premises under Section 3(B) above, and (2) acknowledges and agrees that this
provision satisfies all notice requirements under applicable Law. Tenant shall not perform or cause to be performed any test on or within the Premises for the purpose of determining the presence of a Hazardous Material without Landlord’s prior
written consent, which may be withheld in Landlord’s sole and absolute discretion. If Landlord’s consent is given to such request for testing, Tenant shall use a vendor approved by Landlord for such testing. In addition, Tenant shall
provide to Landlord a copy of such test within 10 days of Tenant’s receipt. 
  

 -31- 

 31. Signage. 
 A. Directory and Suite Identification Signage. Tenant shall be entitled, at Landlord’s sole cost and expense, to be listed on the directory sign in the Building’s main lobby and
on suite identification signage at the main entrance to the Premises. All such directory and suite identification signage shall be in accordance with the Building-standard signage program developed by Landlord (the “Signage
Program”). 
 B. Signage Costs. Except for the Monument Signage, all costs of the signage permitted Tenant
hereunder shall be Landlord’s sole responsibility, including, without limitation, costs of fabrication, installation, repair, maintenance, illumination and removal, including any necessary repair to the Building and monument resulting
from signage removal. 
 C. Monument Signage Rights. During the Lease Term (including any Renewal Period), Landlord agrees to
install, display and maintain, at Tenant’s sole expense, signage identifying Tenant’s name (the “Monument Signage”) on a non-exclusive monument sign at a location mutually agreed upon by Landlord and Tenant. The
Monument Signage rights granted herein are personal to the specific party originally identified as the “Tenant” under the Lease and any assignee under a Transfer and may not be otherwise transferred, shared or assigned in whole or in part
to any subtenant. The location, size, material, construction and design of the Monument Signage shall be subject to the prior written approval of Landlord, in its sole discretion and compliance with applicable Laws. Upon the Expiration Date or
earlier termination of Tenant’s right to possess the Premises, Tenant shall pay Landlord all actual, documented and reasonable expenses incurred in connection with the removal and disposition of the Monument Signage and the repair of any damage
caused by the Monument Signage or its removal. 
 D. No Other Signage. Except for the signage described in this Article 31,
Tenant shall not place or permit to be placed, any sign, advertisement, notice or other similar matter on the doors, windows, exterior walls, roof or other areas of the Premises which are open to the view of persons in the common area of the
Building or grounds, except with the advance written consent of Landlord, which consent may be withheld for any reason. 
 32. Parking.

 A. General. In connection with its use and occupancy of the Premises, Tenant shall have the right to park, on terms and
conditions to be established by the Landlord from time to time during the Term, on a non-exclusive, unreserved basis in the parking area serving the Building, the number of automobiles and other passenger vehicles specified in Paragraph P of the
Basic Lease Information. The parking authorized by this Article 32 shall be in Project parking facilities (the “Parking Facilities”) for Tenant’s personal transportation to and from the Building, and not for
long-term (i.e., for more than forty-eight (48) hours, other than in reserved spaces) storage of automobiles or motorcycles or for short- or long-term storage of boats, trailers, recreational vehicles or other types of vehicles or
equipment. Landlord shall have the right to designate where the parking spaces in the Parking Facilities shall be located and may reserve certain spaces from Tenant’s use as, in Landlord’s reasonable discretion, Landlord may determine
(provided, however, Landlord shall not relocate any of Tenant’s under-Building 

  

 -32- 

 
reserved parking spaces to the surface parking lot, without Tenant’s consent). Tenant shall be required to pay a deposit for each parking card key that
is issued to Tenant, which deposit shall be refunded upon the return of the parking card key to Landlord. If Tenant experiences continual and persistent instances where there are less than the number of parking spaces specified in Paragraph P of the
Basic Lease Information available for use by Tenant within the Parking Facilities, then upon notice from Tenant to Landlord that such number is not available, Landlord agrees to take reasonable measures to ensure that parking remains available to
Tenant. The costs associated with any such actions by Landlord shall be an Operating Expense. 
 B. Parking Charges. Landlord
shall not impose any separate or additional charge for Tenant’s use of the unreserved parking spaces identified in Paragraph P of the Basic Lease Information during the initial Term of this Lease (but not during any extension Term);
provided, however, Tenant’s under-Building parking spaces, if any, identified under Paragraph P of the Basic Lease Information shall be subject to Landlord’s current per-space monthly parking charge, as determined by Landlord
from time to time. As of the date hereof, the charge for under-Building parking spaces is Ninety-Five Dollars ($95.00) per space, per month. All parking charges payable by Tenant hereunder shall constitute, in Landlord’s discretion, Rent
payable by Tenant under this Lease. 
 C. Parking Rules. Tenant shall at all times comply with all Laws respecting the use of
the Parking Facilities. In addition, Tenant shall fully comply with all current or future compulsory programs imposed by any governmental agency, intended to manage parking, transportation, or traffic in and around the Building, including, without
limitation, restrictions on the number of peak-hour vehicle trips generated by Tenant, programs to encourage increased vehicle occupancy through employer-sponsored financial or in-kind incentives, and programs to encourage flexible work shifts for
employees. In connection with such compliance, Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly with Landlord and any governmental transportation
management agency. Landlord reserves the right to adopt, modify, and enforce any non-discriminatory reasonable rules and regulations governing the use of the Parking Facilities or the Project, from time to time, including any key-card, sticker, or
other identification or entrance systems and hours of operations. Landlord may refuse to permit any person who violates such rules and regulations to park in the Parking Facilities, and any violation of the rules and regulations shall subject the
automobile in question to removal from the Parking Facilities. 
 D. Parking Validation. Tenant may validate visitor parking by
such method or methods as Landlord may approve, provided that there shall be no charge for such visitor parking during the initial Term of this Lease. Unless specified to the contrary above, the parking spaces for the parking permits provided
hereunder shall be provided on an unreserved, “first-come, first-served” basis. Tenant acknowledges that Landlord has arranged or may arrange for the Parking Facilities to be operated by an independent contractor, un-affiliated with
Landlord. In such event, Tenant acknowledges that Landlord shall have no liability for claims arising through acts or omissions of such independent contractor. Landlord shall have no liability whatsoever for any damage to vehicles or any other items
located in or about the Parking Facilities, and in all events, Tenant agrees to seek recovery from its insurance carrier and to require Tenant’s employees to seek recovery from their respective insurance carriers for payment of any property
damage sustained in connection with any use of the Parking Facilities. Landlord reserves the 

  

 -33- 

 
right to assign specific parking spaces, and to reserve parking spaces for visitors, small cars, motorcycles, handicapped persons and for other tenants,
guests of tenants or other parties, with assigned and/or reserved spaces. Such reserved spaces may be relocated as determined by Landlord from time to time, and Tenant and persons designated by Tenant hereunder shall not park in any such assigned or
reserved parking spaces. Landlord also reserves the right to close all or any portion of the Parking Facilities, at its discretion or if required by casualty, strike, condemnation, repair, alteration, act of God, Laws, or other reason beyond
Landlord’s reasonable control; provided, however, except for matters beyond Landlord’s reasonable control, any such closure shall be temporary in nature. If Tenant’s use of any parking space is precluded for any reason,
Tenant’s sole remedy for any period during which Tenant’s use of any parking space is precluded shall be abatement of parking charges for such unusable space. Tenant shall not assign its rights under this Agreement except in connection
with a Permitted Transfer. 
 33. Miscellaneous. 
 A. Governing Law; Jurisdiction and Venue; Severability; Paragraph Headings. This Lease and the rights and obligations of the parties shall be interpreted, construed and enforced in accordance with the
Laws of the state in which the Project is located. All obligations under this Lease are performable in the county or other jurisdiction where the Project is located, which shall be venue for all legal actions. If any term or provision of this Lease
shall be invalid or unenforceable, then such term or provision shall be automatically reformed to the extent necessary to render such term or provision enforceable, without the necessity of execution of any amendment or new document. The remainder
of this Lease shall not be affected, and each remaining and reformed provision of this Lease shall be valid and enforced to the fullest extent permitted by Law. The headings and titles to the Articles and Sections of this Lease are for convenience
only and shall have no effect on the interpretation of any part of this Lease. The words “include”, “including” and similar words will not be construed restrictively to limit or exclude other items not listed. 
 B. Recording. Tenant shall not record this Lease or any memorandum hereof. 
 C. Force Majeure. Whenever a period of time is prescribed for the taking of an action by Landlord or Tenant, the period of time for the
performance of such action shall be extended by the number of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war, terrorist attacks (including bio-chemical attacks), civil disturbances and
other causes beyond the reasonable control of the performing party (“Force Majeure”). However, events of Force Majeure shall not extend any period of time for the payment of Rent or other sums payable by either party or any
period of time for the written exercise of an option or right by either party. 
 D. Transferability; Release of Landlord.
Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in the Building and/or Project, and upon such transfer Landlord shall be released from any further obligations
hereunder, and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such obligations. 
  

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 E. Brokers. Tenant represents that it has dealt directly with and only with Irving Hughes
(whose commission shall be paid by Landlord pursuant to a separate written agreement) in connection with this Lease. TENANT AND LANDLORD SHALL EACH INDEMNIFY THE OTHER AGAINST ALL COSTS, EXPENSES, ATTORNEYS’ FEES, LIENS AND OTHER LIABILITY
FOR COMMISSIONS OR OTHER COMPENSATION CLAIMED BY ANY BROKER OR AGENT CLAIMING THE SAME BY, THROUGH OR UNDER THE INDEMNIFYING PARTY, OTHER THAN THE BROKER(S) SPECIFICALLY IDENTIFIED ABOVE. 
 F. Authority; Joint and Several Liability. Landlord covenants, warrants and represents that each individual executing, attesting and/or
delivering this Lease on behalf of Landlord is authorized to do so on behalf of Landlord, this Lease is binding upon and enforceable against Landlord, and Landlord is duly organized and legally existing in the state of its organization and is
qualified to do business in the state in which the Premises are located. Similarly, Tenant covenants, warrants and represents that each individual executing, attesting and/or delivering this Lease on behalf of Tenant is authorized to do so on behalf
of Tenant, this Lease is binding upon and enforceable against Tenant; and Tenant is duly organized and legally existing in the state of its organization and is qualified to do business in the state in which the Premises are located. If there is more
than one Tenant, or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant shall be joint and several obligations of all the parties and entities. Notices, payments and agreements given or made by, with or to
any one person or entity shall be deemed to have been given or made by, with and to all of them. 
 G. Time is of the Essence;
Relationship; Successors and Assigns. Time is of the essence with respect to performance of the parties’ obligations and the exercise of any expansion, renewal or extension rights or other options granted to Tenant. This Lease shall
create only the relationship of landlord and tenant between the parties, and not a partnership, joint venture or any other relationship. This Lease and the covenants and conditions in this Lease shall inure only to the benefit of and be binding only
upon Landlord and Tenant and their permitted successors and assigns. 
 H. Survival of Obligations. The expiration of the Term,
whether by lapse of time or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue after the expiration or early termination of this Lease. Without limiting the scope of the prior
sentence, it is agreed that Tenant’s obligations under Sections 4(A), 4(B), and 4(C), and under Articles 6, 8, 9, 12, 13, 15, 19, 24, 29, 30, and 33.M shall survive the expiration or early termination of this Lease.

 I. Binding Effect. Landlord has delivered a copy of this Lease to Tenant for Tenant’s review only, and the delivery of
it does not constitute an offer to Tenant or an option. This Lease shall not be effective against any party hereto until an original copy of this Lease has been signed by both parties and delivered to the other party. 
 J. Full Agreement; Amendments. This Lease contains the parties’ entire agreement regarding the subject matter hereof. All
understandings, discussions, and agreements previously made between the parties, written or oral, are superseded by this Lease, and neither party is relying upon any warranty, statement or representation not contained in this Lease. This 

  

 -35- 

 
Lease may be modified only by a written agreement signed by Landlord and Tenant. The exhibits and riders attached hereto are incorporated herein and made a
part of this Lease for all purposes. 
 K. Tax Waiver. Tenant waives all rights pursuant to all Laws to contest any taxes or
other levies or protest appraised values or receive notice of reappraisal regarding the Project (including Landlord’s personalty), irrespective of whether Landlord contests same. 
 L. Statutory Waivers. Tenant hereby waives any and all rights conferred by California Civil Code Section 3275 and by California
Code of Civil Procedure Sections 1174(c) and 1179 and any and all other laws and rules of law from time to time in effect during the term of this Lease providing that Tenant shall have any right to redeem, reinstate or restore this Lease
following its termination by reason of Tenant’s breach. Landlord and Tenant also hereby waive, to the fullest extent permitted by law, the right to trial by jury in any litigation arising out of or relating to this Lease. 
 M. Letter of Credit. 
 (1)
Letter of Credit Delivery. In order to guarantee the obligations of Tenant under this Lease, upon Tenant’s execution of this Lease, Tenant shall deliver to Landlord an unconditional, irrevocable, standby letter of credit
(“Letter of Credit”), naming Landlord as the payee thereunder, with terms as described in more detail below. The Letter of Credit shall be in the initial stated amount of Five Hundred Thousand and 00/100 Dollars ($500,000.00)
(the “Stated Amount”). 
 (2) Letter of Credit Requirements. The Letter of Credit shall be issued by City
National Bank or by another money center bank which accepts deposits, maintains accounts, and whose deposits are insured by the FDIC, and which is acceptable to Landlord in its sole discretion. The Letter of Credit shall be in a form and content
acceptable to Landlord, substantially similar to the form attached hereto as Exhibit E. Such Letter of Credit shall be transferable one or more times by Landlord, without the consent of Tenant. The Letter of Credit shall be drawable by
Landlord upon presentation of a sight draft or demand to the Letter of Credit issuer along with a written certification that Landlord is entitled to draw the Letter of Credit pursuant to the terms of this Lease. Landlord may (but shall not be
required to) present such a sight draft or demand and draw upon all or any portion (at Landlord’s option) of the Letter of Credit if (i) the Letter of Credit has not been renewed and replaced by Tenant by thirty (30) days prior to the
expiration date of the then effective Letter of Credit, or (ii) Tenant commits a default under the Lease, with all cure periods having first expired. The Letter of Credit shall expire not earlier than twelve (12) months after the date of
delivery thereof to Landlord and shall provide that same be automatically renewed for successive twelve (12)-month periods through a date which is not earlier than sixty (60) days after the then-applicable Expiration Date of this Lease, or any
renewal or extension thereof, unless written notice of nonrenewal has been given by the issuing bank to Landlord by registered or certified mail, return receipt requested, not less than sixty (60) days prior to the expiration of the current
period. If the issuing bank does not renew the Letter of Credit, and if Tenant does not deliver a substitute Letter of Credit at least thirty (30) days prior to the expiration of the current period (which failure shall constitute a Time
Sensitive Default hereunder), then, in addition to any other rights granted to Landlord under this 

  

 -36- 

 
Section 33.M, Landlord shall have the right to draw on the existing Letter of Credit, as provided above. If any portion of the Letter of Credit
proceeds are so used or applied, Tenant shall, within ten (10) days after demand therefor, replenish the existing Letter of Credit or post an additional Letter of Credit in an amount to cause the aggregate amount of the unused proceeds held as
cash by Landlord following a permitted draw under the Letter of Credit and such new or replenished Letter of Credit to equal the Stated Amount required in Section 33.M(1) above, as the same is subject to reduction under
Section 33.M(3) below. The Letter of Credit is not intended to represent liquidated damages for Tenant’s default, but only a mechanism for paying the damages or charges to which Landlord may be entitled; however, the event of
default for which such draw is made shall be deemed cured to the extent of such draw. Tenant shall pay all expenses, points, and/or fees incurred in obtaining, re-issuing or amending the Letter of Credit as contemplated under this
Section 33.M. Any remaining proceeds of the Letter of Credit held by Landlord after expiration of the Lease Term, after any deductions described in this Section 33.M(2) above, shall be returned to Tenant or, at
Landlord’s option, to the last assignee of Tenant’s interest hereunder, within thirty (30) days following the expiration of the Lease Term. Tenant hereby waives the provisions of California Civil Code Section 1950.7 to the extent
of any conflict between such provisions and the provisions of this Section 33.M. 
 (3) Conditional Elimination of Letter of Credit Requirement. On the first day of the thirteenth (13th) month after the Commencement
Date, and on the first day of the burn-off dates described below, provided Tenant has not been in material or economic default (after expiration of any applicable notice and cure period) under this Lease at any time during the prior twelve
(12) months, then the amount of the Letter of Credit may be reduced by Tenant to an amount equal to the following amounts on the following dates: 
  

									
	 Month**
	  	Letter of Credit
Balance	  	Burn Off
Amount	  	Burn Off
Date
	 Month 1-Effective Date – 12 months after Commencement Date
	  	$	500,000.00	  			  	
	 Month 13-24
	  	$	400,000.00	  	$	100,000.00	  	Month 13
	 Month 25-36
	  	$	300,000.00	  	$	100,000.00	  	Month 25
	 Month 37-48
	  	$	200,000.00	  	$	100,000.00	  	Month 37
	 Month 49-59
	  	$	50,000.00	  	$	150,000.00	  	Month 49
	 Month 60
	  	$	0.00	  	$	50,000.00	  	Month 60

	**	All references to “Month” in this schedule shall mean and refer to the number of months after the Commencement Date. 

 N. Security System. Tenant shall have the right to install a security system (“Security System”) within the
Premises. The specifications of the Security System shall be subject to Landlord’s reasonable approval. Tenant shall be solely responsible for the installation of and all costs and expenses to install and maintain the Security System, including
the cost of electricity for the operation of the Security System. The installation and use of such Security System shall comply with all applicable laws, ordinances, rules and regulations of any governmental body or board of fire underwriters having
jurisdiction over the Project. Tenant shall remove the Security System upon the expiration or earlier termination of this Lease and Tenant shall, at Landlord’s request and at Tenant’s own cost and expense, fully repair any damage to the
Building caused by such removal. 
 [Remainder of Page Intentionally Left Blank] 
  

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 Landlord and Tenant have executed this Lease as of the Effective Date specified below
Landlord’s signature. 
  

			
	LANDLORD:
	
	 PASEO DEL MAR CA, LLC,
 a Delaware limited
liability company

		
	By:	 	KBS Realty Advisors, LLC,
		 	a Delaware limited liability company
	Its:	 	Authorized Agent
		
	By:	 	 /s/ David L. Kray

	Name:	 	David L. Kray
	Title:	 	Senior Vice President

			
	Effective Date:	 	 November 19, 2007

			
	
	TENANT:
	
	 CARDIUM THERAPEUTICS, INC.,
 a Delaware
corporation

		
	By:	 	 /s/ Christopher J. Reinhard

	Name:	 	 Christopher J. Reinhard

	Title:	 	 Chief Executive Officer

		
	By:	 	 /s/ Tyler Dylan

	Name:	 	 Tyler Dylan

	Title:	 	 Chief Business Officer

 THIS LEASE HAS BEEN PREPARED FOR TENANT’S REVIEW AND FOR TENANT’S SUBMISSION TO ITS LEGAL AND/OR
TAX CONSULTANT. NO REPRESENTATION OR RECOMMENDATION IS MADE BY LANDLORD OR BROKER, OR THE AGENTS OR EMPLOYEES OF EITHER, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTIONS RELATING HERETO. 
  

 -38- 

 EXHIBIT A-1 
 OUTLINE AND LOCATION OF PREMISES 
 

 
  

 A-1 

 EXHIBIT A-2 
 LEGAL DESCRIPTION OF PROJECT 
 PARCEL A: (APN NO.: 307-110-16) 
 LOT 30 OF EMPLOYMENT CENTER DEVELOPMENT UNIT NO. 2C, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 11460, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 26, 1986. 
 PARCEL B: (APN NO.: 307-110-40) 
 PARCEL 1 OF PARCEL MAP NO. 18748, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY
13, 2001. 
 PARCEL C: (APN NO.: 307-110-41) 
 PARCEL 2 OF PARCEL
MAP NO. 18748, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 13, 2001. 
  

 A-2 

 EXHIBIT A-3 
 DEPICTION OF UNDER-BUILDING PARKING 
 

 
  

 A-3 

 EXHIBIT B 
 RULES AND REGULATIONS 
 Tenant agrees to conform to the following rules and regulations and all other
rules and regulations that Landlord may, from time to time, establish on a non-discriminatory basis for tenants and invitees of the Building, Premises and Project. Landlord shall not be responsible to Tenant for the violation or nonperformance by
any other tenant or occupant of the Building or the Project with regard to such rules and regulations. 
 1. Except as provided in the Lease,
no sign, placard, picture, advertisement, name or notice shall be inscribed, displayed, printed or affixed on or to any part of the outside or inside of the Project, the Building or the Premises without the prior written consent of Landlord first
had and obtained, which consent shall be exercised in Landlord’s sole discretion and in accordance with all applicable codes and ordinances. At Tenant’s expense, Landlord shall have the right to remove any such signs, placards, pictures,
advertisements, names or notices which have not received Landlord’s approval. 
 All approved signs or lettering on doors shall be
printed, affixed or inscribed at the expense of Tenant by the person or company designated by Landlord. 
 Tenant shall not place anything or
allow anything to be placed near the glass of any window, door, partition or wall that may appear unsightly from outside the Premises. Tenant shall not cause to be covered, or otherwise sunscreened, any window. 
 2. Tenant shall be permitted to have its name displayed in the Building directory, if any. Landlord reserves the right to exclude any other names
therefrom. 
 3. Any sidewalks, walkways, bridges, arcades, halls, passages, exits, entrances, elevators and stairways shall not be
obstructed by Tenant or used by Tenant for any purpose other than for ingress to and egress from the Premises. The sidewalks, walkways, bridges, arcades, halls, passages, exits, entrances, elevators and stairways are not for the use of the general
public and Landlord shall in all cases retain the right to control and prevent access thereto by all persons whose presence, in the judgment of Landlord, shall be prejudicial to the safety, reputation and interests of the Project and/or the Building
and its tenants; provided, however, nothing herein contained shall be construed to prevent such access to persons with whom Tenant normally deals in the ordinary course of Tenant’s business, unless such persons are engaged in
illegal activities. Tenant and its employees and invitees shall not go upon the roofs of the Building or Project. 
 4. Tenant shall not
alter any lock or install any new or additional locks or any bolts on any door of the Premises without the prior written consent of the Landlord. 
 5. The toilets, urinals, wash bowls and such other fixtures shall not be used for any purpose other than that for which they were constructed and no foreign substance of any kind whatsoever shall be thrown therein. The expenses of any
breakage, stoppage or damage resulting from the violation of this rule by Tenant, its employees or invitees shall be borne by Tenant. 
  

 B-1 

 6. Except for normal hanging of pictures, paintings, diplomas, and other similar decorating items, Tenant
shall not mark, drive nails, screw, drill, core into or make any other modification to the floor, partitions, woodwork or plaster or in any way deface the Premises or any part thereof. Tenant must obtain the prior written authorization from Landlord
or Landlord’s architect to drive nails, screw, drill, core or make any other modification to the floor. Tenant shall not add to, remove or modify any existing interior walls or partitions. 
 7. Tenant shall not overload the floor or any structural component of the Premises or the Building with any equipment (whether electronic or not),
furniture or freight (collectively, “Equipment”). In the event Tenant shall require Equipment that might overload the floor or other structural components of the Premises or the Building, Tenant shall notify Landlord,
providing Landlord information on the specific nature of such Equipment, including, but not limited to, dimensions, weight and specifications thereof. If Landlord approves the placement of same in the Premises, Landlord shall make any necessary
adjustments to the Premises and/or the Building required to accommodate such Equipment, all at the cost of Tenant. In addition, Landlord shall have the right to prescribe how such Equipment shall be permitted to be situated within the Premises,
including requiring that such Equipment stand on wooden strips of such thickness as is necessary to properly distribute the weight. All such approved Equipment shall be moved into and out of the Building during such hours and in such a manner as
Landlord shall designate. Landlord shall also have the right to prescribe the weight, size and position of all safes which Tenant shall bring into the Building. Landlord will not be liable for the loss of or damage to any Equipment from any cause
and any damage to the Project, the Building and/or the Premises caused by moving or maintaining such Equipment shall be repaired at the expense of Tenant. Tenant shall not use any hand trucks in the Premises or the Building except those equipped
with rubber tires and side guards. 
 8. Tenant shall not use or keep, or permit to be used or kept, in the Premises or the Building any food
(other than that consumed by the Tenant and Tenant’s employees on a day to day basis), noxious gas, kerosene, gasoline, inflammable to combustible fluids or materials or any similar substance. 
 9. The Premises shall not be used for manufacturing or storing merchandise except when such storage is incidental to the use of the Premises as permitted
in the Lease. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a public stenographer or typist, or for the manufacture or sale of liquor, narcotics, or tobacco, or as a barber shop, or manicure shop.
Tenant shall not advertise for laborers giving the address of the Project, Building or Premises. The Premises shall not be used for lodging or sleeping or for any illegal purposes. 
 10. Tenant shall not use any method of heating or air conditioning other than that Landlord shall supply. Tenant shall not, without the prior consent of
Landlord, use any apparatus or device in the Premises that will in any way increase the amount of electricity usually furnished or supplied to the Premises for its use as general office space (including, but not limited to, electronic data
processing machines, punch card machines or machines using in excess of 120 volts). Tenant shall not connect any device to any electrical current except through existing electrical outlets located within the Premises. 
  

 B-2 

 11. Landlord shall direct electricians regarding the manner and the locations in which telephone and
telegraph wires are to be introduced. No boring or cutting for or laying of wires will be allowed without the written consent of Landlord. The location of telephones, call boxes or other office equipment affixed to the Premises shall be subject to
the prior written approval of Landlord. 
 12. Tenant shall not lay linoleum, tile, carpet or other similar floor covering except with the
prior written consent of Landlord and as Landlord shall direct. The expense of repairing any damage resulting from a violation of this rule or the removal of any floor covering shall be borne by Tenant. 
 13. No furniture, packages, supplies, equipment or merchandise will be received in the Building or carried up or down in the elevators, except between
such hours and in such elevators as Landlord shall designate. 
 14. The general public shall be afforded access to the Building, including
the halls, corridors, elevators, stairways and the Premises, between the hours of 7:00 a.m. and 6:00 p.m., Mondays through Fridays, and 8:00 a.m. and 2:00 p.m. on Saturdays. Such access shall not otherwise be available on Saturdays, and shall not be
available on Sundays and legal holidays. Tenant’s employees shall have access on days during hours other than those listed herein utilizing Landlord’s security procedures. Landlord shall further have the right to restrict access to the
Building during any invasion, riot, public disturbance or excitement, and at any other time Landlord deems it advisable for the safety and protection of the Building, its occupants and/or the property thereof. Landlord shall not be held liable for
any damages and claims that may arise from Landlord’s failure to grant access to the Building during any time. 
 15. It shall be
Tenant’s responsibility before leaving the Building to ensure that (a) all doors to the Premises are closed and securely locked, (b) all water faucets and other water apparatus in Tenant’s Premises are entirely shut off, and
(c) all electricity in Tenant’s Premises is shut off, so as to prevent waste or damage. Tenant shall be solely liable for any damage or injury that may be occasioned by the failure of Tenant and/or its employees to observe such
precautions. 
 16. Landlord reserves the right to exclude or expel from the Building any person who, in the judgment of Landlord, is
intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of the rules and regulations of the Building. 
 17. The needs of Tenant will be attended to only upon written application to the Building Management Office. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless under
special instructions from Landlord, and no employees will admit any person (Tenant or otherwise) to any office without specific instructions from Landlord. 
  

 B-3 

 18. No vending or gaming machine or machines shall be installed, maintained or operated upon the Premises
without the written consent of Landlord, except for such machines located in non-public areas as are to the exclusive use of Tenant’s employees. 
 19. Landlord shall have the right, upon reasonable notice but without liability to Tenant, to change the name and street address of the Project and/or the Building of which the Premises are a part. 
 20. Tenant agrees that it shall comply with all fire and security regulations that may be issued from time to time by Landlord, and Tenant also shall
provide Landlord with the name of a designated responsible employee to represent Tenant in all matters pertaining to such fire and security regulations. 
 21. Tenant shall not disturb, solicit, or canvass any occupant of the Building and shall cooperate to prevent same. 
 22. All keys to offices, rooms and toilet rooms shall be obtained from the Building Management Office and Tenant shall not duplicate or obtain keys from any other source. Tenant, upon termination of the Lease, shall deliver to Landlord any
parking card keys and the keys to the Premises, offices, rooms and toilet rooms that shall have been furnished Tenant. In the event Tenant fails, or is unable, to return all such keys and/or cards, then Tenant shall reimburse Landlord the cost of
replacing such keys and/or cards and, if deemed necessary by Landlord, replacing locks. Landlord, in its sole discretion, may require from Tenant a reasonable sum as a deposit for any such keys and cards. 
 23. Tenant shall not use or permit the Premises to be used in a manner that may be deemed offensive to Landlord or an occupant of the Building. Tenant
shall not create or permit to be created upon the Premises any disruptive noise (including, without limitation, the sounds of radios, phonographs, televisions or musical instruments), odors or vibrations. Tenant shall not permit any pets or animals
to be brought upon or kept in or about the Premises or the Building other than animals assisting the disabled. 
 24. Landlord shall
designate and maintain an area outside of the Building as a smoking area for employees of the Project and Tenant shall direct its employees to smoke in only that designated area. 
  

 B-4 

 EXHIBIT C 
 COMMENCEMENT LETTER 
  

	 Re:
	 Office Lease dated September     , 2007 (the “Lease”) between PASEO
DEL MAR CA, LLC (“Landlord”) and CARDIUM THERAPEUTICS, INC. (“Tenant”), for the Premises, the Rentable Square Footage of which is 11,184, located on the 2nd floor of Building No. 3, Paseo Del Mar. Unless otherwise specified, all capitalized terms used herein shall have the same meanings as in the Lease.

 Landlord and Tenant agree that: 
 Landlord has fully completed all Landlord Work required under the terms of the Lease, if any. 
 Tenant has accepted possession of the Premises. The
Premises are usable by Tenant as intended. Subject to the terms and conditions of the Lease, Landlord has no further obligation to perform any Landlord Work or other construction, and Tenant acknowledges that both the Building and the Premises are
satisfactory in all respects. 
 The Commencement Date of the Lease is
                    , 200  . 
 The Expiration Date of the Lease is the last day of                     ,         .

 Tenant’s Address at the Premises after the Commencement Date is: 
  

			
	  

	  

	  

	 Attention:
	 	  

			
	 Phone:
	 	  

			
	 Fax:
	 	  

 All other terms and conditions of the Lease are ratified and acknowledged to be unchanged. 
 EXECUTED as of                     ,
200  . 
 [Remainder of Page Intentionally Left Blank] 
  

 C-1 

			
	LANDLORD:
	
	 PASEO DEL MAR CA, LLC,
 a Delaware limited
liability company

		
	By:	 	KBS Realty Advisors, LLC,
		 	a Delaware limited liability company
	Its:	 	Authorized Agent
		
	By:	 	  

	Name:	 	David L. Kray
	Title:	 	Senior Vice President

			
	Effective Date:	 	  

			
	
	TENANT:
	
	 CARDIUM THERAPEUTICS, INC.,
 a Delaware
corporation

		
	By:	 	  

	Name:	 	  

	Title:	 	  

		
	By:	 	  

	Name:	 	  

	Title:	 	  

  

 C-2 

 EXHIBIT D 
 WORK LETTER 
 This Work Letter is attached as
an Exhibit to an Office Lease (the “Lease”) between PASEO DEL MAR CA, LLC, as Landlord, and CARDIUM THERAPEUTICS, INC., as Tenant, for the Premises, the Rentable Square Footage of which is 11,184, located on the 2nd floor of the Building. Unless otherwise specified, all capitalized terms used in this Work Letter shall have the same meanings as in the Lease. In the event
of any conflict between the Lease and this Work Letter, the latter shall control. 
 1. Approved Construction Documents. 
 (A) Tenant’s Information. Within 10 Business Days after the Effective Date of this Lease, Tenant shall submit to Landlord (i) the name of
a representative of Tenant who has been designated as the person responsible for receiving all information from and delivering all information to Landlord relating to the construction of the Landlord Work (as defined below), and (ii) all
information necessary for the preparation of complete, detailed architectural, mechanical, electrical and plumbing drawings and specifications for construction of the Landlord Work in the Premises, including Tenant’s partition and furniture
layout, reflected ceiling, telephone and electrical outlets and equipment rooms, initial provider(s) of telecommunications services, doors (including hardware and keying schedule), glass partitions, windows, critical dimensions, imposed loads on
structure, millwork, finish schedules, security devices, if any, which Tenant desires or Landlord requires to have integrated with other Building safety systems, and HVAC and electrical requirements (including Tenant’s connected electrical
loads and the National Electrical Code (NFPA-70) Design Load Calculations), together with all supporting information and delivery schedules (“Tenant’s Information”). 
 (B) Construction Documents. Following Landlord’s execution of the Lease and receipt of Tenant’s Information, an
architectural/engineering firm selected by Tenant (subject to Landlord’s reasonable approval) and retained by Tenant shall prepare and submit to Landlord all finished and detailed architectural drawings and specifications, including mechanical,
electrical and plumbing drawings (the “Construction Documents”). In addition, Landlord shall advise Tenant of the number of days of Tenant Delay (as defined below) attributable to extraordinary requirements (if any) contained
in Tenant’s Information. Landlord (or its designated representative) reserves the right to reasonably designate the location(s) of all of Tenant’s mechanical, electrical or other equipment and the manner in which such equipment will be
connected to Building systems. 
 (C) Approved Construction Documents. Within 10 Business Days after receipt, Landlord shall
(i) approve and deliver the Construction Documents to Tenant, or (ii) provide Tenant Landlord’s written requested changes to the Construction Documents, in which event Tenant shall have the Construction Documents revised (as Tenant
deems appropriate) and resubmitted to Landlord for approval within 10 Business Days after receipt. Upon Landlord’s and Tenant’s approval, the Construction Documents shall become the “Approved Construction
Documents.” 
  

 D-1 

 2. Pricing and Bids. Following receipt of the Approved Construction Documents, Landlord will promptly price
the construction of the Landlord Work with the general contractor selected by Tenant (subject to Landlord’s reasonable approval) in accordance with the Approved Construction Documents and furnish a written price estimate to Tenant. Upon
receipt, Tenant shall promptly review such estimate and complete negotiations with the general contractor and Landlord for any changes or adjustments thereto. In connection with Tenant’s review, Tenant may value engineer the Landlord Work and
the proposed general contractor’s estimates therefor. Within 7 Business Days after such receipt, Tenant shall return the estimate with written approval to Landlord. If Tenant fails to give its approval within such 7 Business Day period, the
estimate will be deemed approved by Tenant. Landlord shall have all major subcontractor trades bid to at least three (3) subcontractors, and Landlord shall furnish written price estimates of such subcontractors to Tenant. 
 3. Landlord’s Contributions. Landlord will provide a construction allowance in the amount of $615,120 (which amount is based on 11,184 Rentable Square
Feet in the Premises) (the “Construction Allowance”), toward the cost of constructing the Landlord Work. Payments shall be made directly to the contractor performing the Landlord Work. Except as described in Section 3(A)
below, the cost of (a) all space planning, design, consulting or review services and construction drawings, (b) extension of electrical wiring from Landlord’s designated location(s) to the Premises, (c) purchasing and installing
all building equipment for the Premises (including any submeters and any above building standard electrical equipment approved by Landlord), (d) required metering, re-circuiting or re-wiring for metering, equipment rental, engineering design
services, consulting services, studies, construction services, cost of billing and collections, and (e) materials and labor, shall all be included in the cost of the Landlord Work and may be paid out of the Construction Allowance, to the extent
sufficient funds are available for such purpose. The Construction Allowance made available to Tenant under this Work Letter must be utilized for its intended purpose within 180 days of the Effective Date or be forfeited with no further obligation on
the part of Landlord; provided, however, that if any portion of the Construction Allowance is not so utilized within such 180 day period, the remainder shall be applied as a credit against Tenant’s next obligations to pay Base Rent for the
Premises. 
 (A) The cost of installation of any meters, submeters and associated wiring within the main electrical room in the parking
garage shall be borne by Landlord and shall not be charged to Tenant or the Construction Allowance. Furthermore, in no event shall the cost of any items included within the Building or the Premises as of the Effective Date be charged to Tenant or
the Construction Allowance and in no event shall Tenant be required to purchase any pre-stocked items from Landlord as a part of the Landlord Work. 
 4.
Construction. 
 (A) General Terms. Subject to the terms of this Work Letter, Landlord agrees to cause leasehold
improvements to be constructed in the Premises (the “Landlord Work”) in a good and workmanlike manner in accordance with the Approved Construction Documents. Tenant acknowledges that Landlord is not an architect or engineer,
and that the Landlord Work will be designed and performed by independent architects, engineers and contractors. Accordingly, Landlord does not guarantee or warrant that the Approved Construction Documents will comply with Laws or be free from errors
or omissions, nor that the Landlord Work will be 

  

 D-2 

 
free from defects, and Landlord will have no liability therefor. Landlord shall assign to Tenant any guaranties or warranties procured by Landlord from
contractors or subcontractors relating to any construction work within the Premises and Landlord agrees to obtain industry-standard warranties and guaranties from the general contractor and all subcontractors and, upon request from Tenant, to
enforce such warranties and guaranties. In the event of such errors, omissions or defects, and upon Tenant’s written request, Landlord will use commercially reasonable efforts to cooperate with Tenant in enforcing any applicable warranties. In
addition, Landlord’s approval of the Construction Documents or the Landlord Work shall not be interpreted to waive or otherwise modify the terms and provisions of the Lease. Tenant acknowledges that Tenant’s Information and the Approved
Construction Documents must comply with (i) the definitions used by Landlord for the electrical terms used in this Work Letter, (ii) the electrical and HVAC design capacities of the Building, (iii) Landlord’s policies concerning
communications and fire alarm services, and (iv) Landlord’s policies concerning Tenant’s electrical design parameters, including harmonic distortion. Upon Tenant’s request, Landlord will provide Tenant a written statement
outlining items (i) through (iv) above. 
 (B) ADA Compliance. Landlord shall, as an Operating Expense, be responsible for
ADA (and any applicable state accessibility standard) compliance for the core areas of the Building (including elevators, Common Areas, and service areas), the Project’s parking facilities and all points of access into the Project. Tenant
shall, at its expense (which may be chargeable to the Construction Allowance, if available), be responsible for ADA (and any applicable state accessibility standard) compliance in the Premises, including restrooms on any floor now or hereafter
leased or occupied in its entirety by Tenant, its Affiliates or transferees. Landlord shall not be responsible for determining whether Tenant is a public accommodation under ADA or whether the Approved Construction Documents comply with ADA
requirements, including submission of the Approved Construction Documents for review by appropriate state agencies. Such determinations, if desired by Tenant, shall be the sole responsibility of Tenant. 
 (C) Substantial Completion. The Landlord Work shall be deemed to be “Substantially Complete” on the date that all Landlord
Work (other than any details of construction, mechanical adjustment or any other similar matter, the noncompletion of which does not materially interfere with Tenant’s use or occupancy of the Premises) has been performed. Time is of the essence
in connection with the obligations of Landlord and Tenant under this Work Letter. Landlord shall not be liable or responsible for any claims incurred (or alleged) by Tenant due to any delay in achieving Substantial Completion for any reason.
Tenant’s sole and exclusive remedy for any delay in achieving Substantial Completion for any reason other than Tenant Delay (defined below) shall be the resulting postponement (if any) of the commencement of rental payments under the Lease.
“Tenant Delay” means any act or omission of Tenant or its agents, employees, vendors or contractors that actually delays the Substantial Completion of the Landlord Work, including: (i) Tenant’s failure to furnish
information or approvals within any time period specified in this Lease, including the failure to prepare or approve preliminary or final plans by any applicable due date; (ii) Tenant’s selection of non-building standard equipment or
materials; (iii) changes requested or made by Tenant to previously approved plans and specifications; or (iv) performance of work in the Premises by Tenant or Tenant’s contractor(s) during the performance of the Landlord Work.
Landlord shall provide Tenant with written notice of any alleged Tenant Delay and a one (1) Business Day cure period; if such Tenant Delay is not cured within said one (1) Business Day period, a Tenant Delay shall be deemed to have
occurred commencing as of the date of such notice to Tenant. 
  

 D-3 

 5. Costs. 
 (A) Change Orders and Cost Overruns. Landlord’s approval (not to be unreasonably withheld, conditioned or delayed) is required in advance of all changes to, and deviations from, the Approved Construction
Documents (each, a “Change Order”), including any (i) omission, removal, alteration or other modification of any portion of the Landlord Work, (ii) additional architectural or engineering services,
(iii) changes to materials, whether building standard materials, specially ordered materials, or specially fabricated materials, or (iv) cancellation or modification of supply or fabrication orders. Except as otherwise expressly provided
in this Work Letter, all costs of the Landlord Work in excess of the Construction Allowance including Change Orders requested by Tenant and approved by Landlord which increase the cost of the Landlord Work over the Construction Allowance
(collectively, “Cost Overruns”) shall be paid by Tenant to Landlord within 10 days of receipt of Landlord’s invoice. In addition, at Landlord’s election, Landlord may require Tenant to prepay any projected Cost
Overruns within 10 days of receipt of Landlord’s invoice for same. Landlord may stop or decline to commence all or any portion of the Landlord Work until such payment (or prepayment) of Cost Overruns is received. On or before the Commencement
Date, and as a condition to Tenant’s right to take possession of the Premises, Tenant shall pay Landlord the entire amount of all Cost Overruns, less any prepaid amounts. Tenant’s failure to pay, when due, any Cost Overruns or the cost of
any Change Order shall constitute an event of default under the Lease, subject to the cure period specified in Article 18 of the Lease. 
 (B) Construction Management Fee. Within 10 days following the date of invoice, Tenant shall, for supervision and administration of the construction and installation of the Landlord Work, pay Landlord a construction management fee
equal to 4% of the aggregate contract price for the hard costs of the Landlord Work, which may be paid from the unused portion of the Construction Allowance (if any). Tenant’s failure to pay such construction management fee when due shall
constitute an event of default under the Lease. 
 6. Acceptance. Concurrently with Landlord’s delivery of the Premises to Tenant, a
representative of Landlord and a representative of Tenant shall perform a walk-through inspection of the Premises to identify any “punchlist” items (i.e., minor defects or conditions in the Landlord Work that do not impair Tenant’s
ability to utilize the Premises for the purposes permitted hereunder), which items Landlord shall repair or correct no later than thirty (30) days after the date of such walk-through (unless the nature of such repair or correction is such that
more than thirty (30) days are required for completion, in which case Landlord shall commence such repair or correction work within such thirty (30) day period and diligently prosecute the same to completion). By taking possession of the
Premises, Tenant agrees and acknowledges that (i) the Premises are usable by Tenant as intended; (ii) Landlord has no further obligation to perform any Landlord Work or other construction (except repairs of latent defects as provided in
Section 3(B) of the Lease and punchlist items, if any agreed upon by Landlord and Tenant in writing); and (iii) both the Building and the Premises are satisfactory in all respects. 
  

 D-4 

 EXHIBIT E 
 FORM OF LETTER OF CREDIT 
 [See Attached] 
  

 E-1 

 EXHIBIT F 
 MODIFIED BOMA STANDARD 
 Calculations in this report use the Building Owners and Managers Association
International (BOMA) Standards as a guideline. The BOMA method provides general information on how to measure Usable and Rentable Area for Office Buildings, but does not provide detailed guidelines for dealing with a variety of situations that arise
when measuring and apportioning areas that are part of a building. Furthermore, the BOMA standard does not specifically address the measurement of Industrial, Retail, or Garden Office Style Buildings. Since we have found consistency throughout the
building to be an important aspect of measuring, Stevenson Systems has developed the additional methodology and definitions necessary to supplement BOMA’s guidelines. 
 Following is a list of the parameters used when measuring and apportioning the areas in this building. 
 MEASUREMENT 

  

	•	 	 Gross Area is measured to the inside face of the perimeter glass and the inside face of the perimeter wall. 

  

	•	 	 The following are included in Gross Area: Complex common share of Shower/Locker Room. 

  

	•	 	 Corridor configuration on multi-tenant floors comply with the optimum corridor for exiting to stairways as determined by the architectural plans or by the building
owner. Any extensions to this corridor configuration will be treated as Usable Area and apportioned to the tenants causing the extension. Deletions of the existing corridor or changes in corridor width will change the Tenant Factor and will result
in a change to this report. 

 APPORTIONMENT 
  

	•	 	 Areas apportioned to all tenants in the building are identified as Building Common, they include: Floor B – Elevator Lobby, Elevator Machine Room, Main
Electrical Room, Telecom Room and Mechanical Room. Floor 1 – North Lobby , Elevator Lobby, Exit Corridor and Shower/Locker Room. 

  

	•	 	 The following areas are included in Floor Non-Use and Building Non-Use. These areas are included in Gross Area, but have not been apportioned to any tenants: Floor
B – Elevator Lobby and Mail Box. 

  

	•	 	 Areas apportioned to more than one building are identified as Complex Common. They include the: Floor 1 – Shower/Locker Room located in the 12265 building.

  

 F-1 

 CALCULATIONS 
  

	•	 	 For the purpose of tenant calculations, the Tenant Factors (Add-On) are calculated on a Floating (or variable by floor) basis for multi-tenant and single tenant
floors. NOTE: Stevenson Systems must be notified of any changes to the building which would affect the Rentable or Usable Area of the project. Any changes to the building will result in a change of the Tenant Factor for all tenants on the floor
where the change occurred. 

  

 F-2 

 RIDER NO. 1 
 OPTION TO EXTEND 
 A. Renewal Period. Tenant may, at its option, extend the Term for one renewal period
of five years (the “Renewal Period”) by written notice to Landlord (the “Renewal Notice”) given no earlier than 18 nor later than 12 months prior to the expiration of the Term, provided that at the
time of such notice and at the commencement of such Renewal Period, (i) Tenant remains in occupancy of the Premises, and (ii) no uncured event of default exists under the Lease. The Base Rent payable during the Renewal Period shall be at
the Market Rental Rate (as defined below). Except as provided in this Rider No. 1, all terms and conditions of the Lease shall continue to apply during the Renewal Period. 
 B. Acceptance. Within 30 days of the Renewal Notice, Landlord shall notify Tenant of the Base Rent for such Renewal Period (the “Rental Notice”). For a period not to exceed 30
days after the date of the Rental Notice (the “Negotiation Period”), both parties shall negotiate on a diligent, good-faith basis to arrive at an agreement concerning the Market Rental Rate. If at the end of the Negotiation
Period Landlord and Tenant are unable to agree on the Market Rental Rate, Landlord shall deliver to Tenant Landlord’s proposal for such terms (“Landlord’s Proposal”) and Tenant shall deliver to Landlord
Tenant’s proposal for such terms (“Tenant’s Proposal”). Tenant shall have a period of 15 days after the end of the Negotiation Period (“Tenant’s Decision Period”) to elect to
(i) accept Landlord’s Proposal by written notice (the “Acceptance Notice”) to Landlord, (ii) withdraw its renewal request by written notice (“Withdrawal Notice”) to Landlord, or
(iii) notify Landlord that it has elected to renew the term of this Lease and elected to proceed to arbitration in accordance with Paragraph D below (“Arbitration Notice”). If Tenant timely delivers its Acceptance
Notice (or is deemed to have accepted Landlord’s Proposal), Landlord and Tenant shall, within 30 days after receipt, execute a lease amendment reasonably satisfactory to Landlord and Tenant confirming the Base Rent and other terms applicable
during the Renewal Period. If Tenant delivers a Withdrawal Notice, then Tenant’s option to extend shall automatically expire and be of no further force or effect. If Tenant fails timely to deliver its Acceptance Notice or its Arbitration Notice
(as applicable), and if such failure continues for a period of 5 Business Days after written notice thereof by Landlord, then Tenant shall be deemed to have elected to accept Landlord’s Proposal. 
 C. Market Rental Rate. The “Market Rental Rate” is the rate (or rates) a willing tenant would pay and a willing landlord would
accept for a comparable new lease or renewal transaction in comparable space and in a Comparable Building as of the commencement date of the applicable term, neither being under any compulsion to lease and both having reasonable knowledge of the
relevant facts, with a reasonable period of time in which to consummate a transaction. In calculating the Market Rental Rate, all relevant factors will be taken into account, including the location and quality of the Building, lease term, amenities
of the Project, condition of the space and any concessions and allowances commonly being offered by Landlord for comparable transactions in the Project and by other landlords of Comparable Buildings, taking into account the location and quality of
the Comparable Building, lease term, amenities of that project, condition of the space and any concessions and allowances commonly being offered by that landlord. Although the determination of Market Rental Rate shall be made at a point in time

  

 Rider No. 1-i 

 
prior to the commencement date for the applicable Renewal Period, such determination is to be made based on Landlord’s and Tenant’s (or the
Qualified Panel’s (defined below)) opinion of what the Market Rental Rate should be at the time the rate being determined will go into effect. 
 D.
Arbitration. If Tenant delivers an Arbitration Notice to Landlord prior to the expiration of Tenant’s Decision Period (or the 5 Business Day cure period), then the term of this Lease shall be renewed and Landlord and Tenant shall
proceed to arbitration in accordance with the procedure set forth below. Landlord and Tenant shall commence arbitration proceedings in accordance with the Commercial Arbitration Rules of the American Arbitration Association and, at least 6 months
prior to the expiration of the initial term, Landlord shall submit Landlord’s Proposal in writing and Tenant shall submit Tenant’s Proposal in writing, together with the supporting data that was used to calculate such proposals, to a panel
of 3 qualified independent licensed commercial real estate brokers or real estate appraisers who (i) are licensed under the laws of the State of California, (ii) have been active over the ten (10) year period ending on the date of
appointment to the panel in the leasing or appraising of multi-story office buildings in the Carmel Valley/Del Mar Heights area of San Diego County, (iii) are recognized as a market expert in office leasing or appraisal of office buildings,
(iv) have not represented either Landlord or Tenant during the preceding five years or in connection with this Lease, and (v) have general experience and competence in determining market rates for office space comparable to the Premises,
and being familiar with the Commercial Arbitration Rules of the American Arbitration Association (a “Qualified Panel”). The Qualified Panel shall be selected as follows: Tenant shall select 1 panel member, Landlord shall
select 1 panel member, and the 2 panel members so selected shall select a third within 30 days after Tenant delivers the Arbitration Notice. If either Landlord or Tenant fails to select its panel member within such 30 day period, then the panel
member selected by the other party shall select the other 2 panel members. Within 20 days after the proposals are submitted, the Qualified Panel shall hold a hearing during which Landlord and Tenant may present evidence in support of their
respective proposals. Within 3 days after the date of the hearing, the Qualified Panel will determine the Market Rental Rate provided the Qualified Panel may select only Landlord’s Proposal or Tenant’s Proposal (and no other amount) as the
Market Rental Rate, which proposal so selected shall be the Market Rental Rate for the applicable Renewal Period. The Qualified Panel’s determination shall be binding on Landlord and Tenant and may be enforced by a court of competent
jurisdiction. The cost of such arbitration shall be paid by the party whose proposal was not selected. Within 30 days after the Qualified Panel’s determination of the Market Rental Rate, Landlord and Tenant shall execute a mutually acceptable
amendment to this Lease specifying that this Lease has been extended at a rate equal to the determined Market Rental Rate. If the foregoing arbitration process is not completed prior to the commencement of the applicable Renewal Period, Tenant shall
continue to pay Base Rent at the rates in effect prior to such Renewal Period until such time as the arbitration process is complete, at which time Tenant will pay Landlord, or Landlord will pay Tenant, the amounts necessary to adjust the payments
made prior to such date to be equal to the Market Rental Rate determined by such arbitration process. 
  

 Rider No. 1-ii 

 RIDER NO. 2 
 RIGHT OF FIRST REFUSAL 
 Provided this Lease is then in full force and effect and no event of
default, (beyond the expiration of all applicable notice and cure periods), as defined in Article 18 of this Lease, is then in existence, Tenant shall have the right of first refusal as hereinafter described to lease that portion of the space
to be leased to a prospective tenant (the “Offered Space”) which is all or part of Suite 280 (the “Right of First Refusal Space”), containing approximately 3,253 rentable square feet (more specifically
shown on Exhibit AA attached hereto) at such time as Landlord engages in negotiations with a prospective tenant, exercisable at the following times and upon the following conditions: 
 1. If Landlord receives a signed lease letter of intent from a prospective tenant to lease the Offered Space, Landlord shall notify Tenant of such fact
and shall include in such notice the rent, term, and other terms (including, but not limited to, finish out, moving allowances and design fees) at which Landlord is prepared to offer such Offered Space to such prospective tenant. Tenant shall have a
period of five (5) Business Days from the date of delivery of the notice to notify Landlord whether Tenant elects to exercise the right granted hereby to lease the Offered Space. If Tenant fails to give any notice to Landlord within the
required five (5) Business Day period, Tenant shall be deemed to have waived its right to lease the Offered Space. 
 2. If Tenant so
waives its right to lease the Offered Space (either by giving written notice thereof or by failing to give any notice), Landlord shall have the right to lease the Offered Space to the prospective tenant and upon the execution of such lease between
Landlord and the prospective tenant this Right of First Refusal as to the Offered Space shall thereafter be null, void and of no further force or effect. 
 3. If Landlord does not enter into a lease with such prospective tenant covering the Offered Space, Landlord shall not thereafter engage in other lease negotiations with respect to the Right of First Refusal Space
without first complying with the provisions of this Rider No. 2. 
 4. Upon the exercise by Tenant of its right of first refusal as
provided in this Rider No. 2, Landlord and Tenant shall, within fifteen (15) days after Tenant delivers to Landlord notice of its election, enter into an amendment to the Lease incorporating the Offered Space into the Premises for the
rent, for the term, and containing such other terms and conditions as Landlord notified Tenant pursuant to paragraph 1 above. 
 5. Any
assignment (other than in connection with a Permitted Transfer) or the subletting by Tenant of any portion of the Premises pursuant to Article 11 of this Lease shall terminate the right of first refusal of Tenant contained herein. The right of first
refusal granted herein is personal to Cardium Therapeutics, Inc., and any transferee under a Permitted Transfer, and shall not be assignable to any other person or entity. 
 6. The right of first refusal of Tenant contained herein shall be subject and subordinate to any rights of renewal, expansion or extension existing under
any other tenant 

  

 Rider No. 2-i 

 
leases for the Building as of the date of this Lease. As of the Effective Date, Pillsbury Winthrop Shaw Pittman LLP (the third-floor tenant of the Building)
has certain expansion rights and rights of first refusal as to 4,000 to 5,000 Rentable Square Feet on the Second Floor of the Building. 
  

 Rider 2-ii 

 EXHIBIT AA 
 DEPICTION OF RIGHT OF FIRST REFUSAL SPACE 
 

 
  

 Rider 2-iii 

 RIDER NO. 3 
 INSURANCE WAIVER 
 TERMS AND CONDITIONS 
 The Lease requires that Tenant obtain (1) flood and earthquake insurance and (2) business interruption insurance. Tenant has (a) indicated
that, as of the Effective Date, it will not carry property insurance endorsed to cover risk of casualty from flood or earthquake, and (b) represented that the risk of business interruption or losing the use of the Premises will not
significantly impact its ability to meet its present and future financial obligations, including those owing, or that will be owed, to Landlord. Tenant, therefore, does not currently wish to carry such insurance. 
 Landlord waives the requirements that Tenant obtain flood and earthquake insurance and business interruption insurance. TENANT
WAIVES ALL LIABILITIES, OBLIGATIONS, DAMAGES, PENALTIES, CLAIMS, ACTIONS, COSTS, CHARGES
AND EXPENSES, INCLUDING REASONABLE ATTORNEYS’ FEES AND OTHER PROFESSIONAL FEES
AGAINST THE LANDLORD PARTIES ARISING FROM OR ATTRIBUTABLE TO FLOOD, EARTHQUAKE,
AND/OR BUSINESS INTERRUPTION OR LOSS OF USE OF THE PREMISES, AND,
TO THE EXTENT SUCH LIABILITIES, OBLIGATIONS, DAMAGES, PENALTIES, CLAIMS, ACTIONS,
COSTS, CHARGES AND EXPENSES WOULD HAVE BEEN COVERED HAD TENANT ACTUALLY
PURCHASED THE INSURANCE REQUIRED UNDER SECTION 14 OF THIS LEASE, TENANT SHALL
INDEMNIFY AND DEFEND THE LANDLORD PARTIES AGAINST ALL LIABILITIES, OBLIGATIONS,
DAMAGES, PENALTIES, CLAIMS, ACTIONS, COSTS, CHARGES AND EXPENSES, INCLUDING REASONABLE
ATTORNEYS’ FEES AND OTHER PROFESSIONAL FEES ARISING FROM OR ATTRIBUTABLE TO
FLOOD, EARTHQUAKE, AND/OR BUSINESS INTERRUPTION OR LOSS OF USE OF THE
PREMISES. In addition, Landlord, in entering into the Lease, is relying on Tenant’s representation that any business interruption or loss of use of the Premises will not significantly impact Tenant’s ability to meet its
financial obligations, including those owing, or that will be owed, to Landlord. 
 The provisions of this Rider 3 are personal to the named
Tenant, and may not be assigned to anyone other than a Permitted Transferee. Landlord may require any other transferee to carry one or more of the types of insurance covered by this Rider 3. 
  

 Rider 3-iShare Purchase Agreement, dated September 1, 2005

 Exhibit 4.4 
 EXECUTION COPY 
 CGEN DIGITAL MEDIA COMPANY LIMITED 
 SERIES A PARTICIPATING PREFERRED SHARE 
 PURCHASE AGREEMENT 
 (Sale by the Company of 
 Series A Participating Preferred Shares 
 Aggregate Sale Price US$5,000,000)

 September 1, 2005 

 TABLE OF CONTENTS 
  

							
	  	  	 	  	 	  	Page
			
	 1.
	  	Basic Terms of Purchase and Sale	  	
				
		  	1.1	  	Purchase and Sale of Series A Shares	  	
				
		  	1.2	  	The Closing	  	
				
		  	1.3	  	Additional Closing(s)	  	2
			
	 2.
	  	Representations and Warranties of the Company	  	3
				
		  	2.1	  	Organization Good Standing and Qualification	  	3
				
		  	2.2	  	Authorization	  	3
				
		  	2.3	  	Capitalization, Share Incentive Plan	  	4
				
		  	2.4	  	Subsidiaries	  	4
				
		  	2.5	  	Compliance with Other Instruments	  	5
				
		  	2.6	  	Consents	  	5
				
		  	2.7	  	Permits	  	5
				
		  	2.8	  	Litigation	  	5
				
		  	2.9	  	Patents and Other Intangible Assets	  	6
				
		  	2.10	  	Marketing Rights	  	7
				
		  	2.11	  	Agreements, Action	  	7
				
		  	2.12	  	Brokers or Finders	  	8
				
		  	2.13	  	No Conflict of Interest	  	8
				
		  	2.14	  	Rights of Registration	  	9
				
		  	2.15	  	Corporate Documents and Minute Books	  	9
				
		  	2.16	  	Title to Property and Assets	  	9
				
		  	2.17	  	Financial Statements	  	9
				
		  	2.18	  	Changes	  	10
				
		  	2.19	  	Employment Benefit Plans	  	11
				
		  	2.20	  	Tax, Tax Returns and Payments	  	11
				
		  	2.21	  	Insurance	  	12
				
		  	2.22	  	Labor Agreements and Actions	  	12
				
		  	2.23	  	Environmental and Safety Laws	  	13
				
		  	2.24	  	No Other Business	  	13

							
				
		  	2.25	  	Other Representations and Warranties Relating to CGEN PRC	  	13
				
		  	2.26	  	Disclosure and Accuracy of Information	  	14
				
		  	2.27	  	Reliance	  	14
				
		  	2.28	  	Warranties Separate and Independent	  	14
				
		  	2.29	  	Knowledge	  	14
			
	 3.
	  	Representations and Warranties of the Investor	  	14
				
		  	3.1	  	Authorization	  	14
				
		  	3.2	  	Purchase Entirely for Own Account	  	14
				
		  	3.3	  	Investment Experience	  	15
				
		  	3.4	  	No Public Market	  	15
				
		  	3.5	  	Brokers or Finders	  	15
				
		  	3.6	  	Compliance with Laws	  	15
			
	4.	  	Conditions to Investors’ Obligations at Closing	  	15
				
		  	4.1	  	Accuracy of Representations and Warranties	  	15
				
		  	4.2	  	Performance	  	16
				
		  	4.3	  	Compliance Certificate	  	16
				
		  	4.4	  	Qualifications and Consents	  	16
				
		  	4.5	  	Proceedings and Documents	  	16
				
		  	4.6	  	Opinion of Company Counsel	  	16
				
		  	4.7	  	Board of Directors	  	16
				
		  	4.8	  	Registration Rights Agreement	  	16
				
		  	4.9	  	Shareholders’ Agreement	  	16
				
		  	4.10	  	Officer’s Certificate	  	17
				
		  	4.11	  	No Material Adverse Change	  	17
				
		  	4.12	  	No Litigation	  	17
				
		  	4.13	  	Payment of Expenses	  	17
				
		  	4.14	  	Share Certificates	  	17
				
		  	4.15	  	Shareholder Loan Repayment	  	17
				
		  	4.16	  	Other Long-term Liabilities	  	17
				
		  	4.17	  	Option Agreement	  	17
				
		  	4.18	  	Carrefour Agreement	  	17
				
		  	4.19	  	Software License Usage Agreement	  	17
				
		  	4.20	  	Share Option Pool	  	18

  

 ii 

							
		  	4.21	  	Minimum Commitment	  	18
			
	 5.
	  	Conditions of the Company’s Obligations at Closing	  	18
				
		  	5.1	  	Representations and Warranties True at Closing	  	18
				
		  	5.2	  	Qualifications	  	18
				
		  	5.3	  	Covenants	  	18
				
		  	5.4	  	Registration Rights Agreement	  	18
				
		  	5.5	  	Shareholders’ Agreement	  	18
			
	6.	  	Affirmative Covenants of the Company	  	18
				
		  	6.1	  	Accounting and Reserves	  	19
				
		  	6.2	  	Payment of Taxes and Claims	  	19
				
		  	6.3	  	Availability of Ordinary Shares for Conversion	  	19
				
		  	6.4	  	Governing Instruments	  	19
				
		  	6.5	  	Employment Contracts	  	19
				
		  	6.6	  	Service Agreement	  	19
			
	 7.
	  	Miscellaneous Provisions	  	20
				
		  	7.1	  	Inconsistent Agreements	  	20
				
		  	7.2	  	Survival; Termination	  	20
				
		  	7.3	  	Transfer of Successors and Assigns	  	20
				
		  	7.4	  	Governing Law and Jurisdiction	  	20
				
		  	7.5	  	Counterparts	  	20
				
		  	7.6	  	Titles and Subtitles	  	20
				
		  	7.7	  	Notices	  	20
				
		  	7.8	  	Expenses	  	21
				
		  	7.9	  	Attorneys’ Fees	  	21
				
		  	7.10	  	Amendments and Waivers	  	21
				
		  	7.11	  	Severability	  	21
				
		  	7.12	  	Delays or Omissions	  	21
				
		  	7.13	  	Entire Agreement	  	22
				
		  	7.14	  	Further Assurances	  	22
				
		  	7.15	  	Specific Performance	  	22
				
		  	7.16	  	Understanding Among Investors	  	22
				
		  	7.17	  	Publicity	  	22
				
		  	7.18	  	Confidentiality and Non-Disclosure.	  	22

  

 iii 

 SCHEDULES AND EXHIBITS 
  

			
	 Designation
	  	 Description

		
	 Schedule I
	  	Investors
		
	 Schedule II
	  	Schedule of Exceptions
		
	 Schedule III
	  	Corporate Particulars
		
	 Schedule IV
	  	Corporate Particulars of Subsidiaries
		
	 Schedule V
	  	Leased Property
		
	 Schedule VI
	  	Notice Schedule
		
	 Exhibit A
	  	Form of Amended and Restated Memorandum and Articles of Association
		
	 Exhibit B
	  	Form of Registration Rights Agreement
		
	 Exhibit C
	  	Form of Shareholders’ Agreement
		
	 Exhibit D
	  	Company’s Shareholders
		
	 Exhibit E
	  	Form of Opinion of Company’s Cayman Islands Counsel
		
	 Exhibit F
	  	Form of Opinion of Company’s PRC Counsel

  

 iv 

 CGEN DIGITAL MEDIA COMPANY LIMITED 
 SERIES A PARTICIPATING PREFERRED SHARES PURCHASE AGREEMENT 
 THIS SERIES A
PARTICIPATING PREFERRED SHARES PURCHASE AGREEMENT (the “Agreement”) is made and entered into as of the 1st day of September, 2005, by and among CGEN Digital Media Company Limited, an exempted company with limited liability
under the laws of the Cayman Islands (the “Company”), and each of the other parties listed on Schedule I hereto, (each of whom is referred to as an “Investor”). 
 WHEREAS, the Company desires to sell to the Investors at the Closing (as defined in Section 1.2 below), in accordance with the terms hereof
and for an aggregate cash consideration up to Five Million Dollars (US$5,000,000), up to (i) Forty-Eight Million, Five Hundred Thirty-Eight Thousand Nine Hundred Seventy-Seven (48,538,977) of its authorized but unissued Series A
Participating Preferred Shares, par value US$.01 per share (the “Series A Shares”), which are convertible into the Company’s ordinary shares, par value US$.01 (the “Ordinary Shares” and, together
with the Series A Shares, the “Securities”). 
 WHEREAS, subject to the terms and conditions of this Agreement, the
Investors desire to purchase the Series A Shares from the Company in the amounts set forth on Schedule I hereto. 
 IT IS HEREBY
AGREED AS FOLLOWS: 
 1. Basic Terms of Purchase and Sale. 
 1.1 Purchase and Sale of Series A Shares. 
 The Company shall adopt on or before the date of the
Closing an Amended and Restated Memorandum and Articles of Association in the form attached hereto as Exhibit A (the “Restated Articles”). The rights, preferences and privileges of the Series A Shares will be as
provided in the Restated Articles. 
 Subject to the terms and conditions of this Agreement, each of the Investors agrees, severally and not
jointly, to purchase from the Company at the Closing, and the Company agrees to sell and issue to each of the Investors at the Closing, that number of Series A Shares as is set forth opposite such Investor’s name on Schedule I with the
aggregate amount to be paid by each Investor for the Series A Shares to be acquired by such Investor being as stated on Schedule I opposite such Investor’s name. The Company’s agreements with each of the Investors constitute
separate sales, and each sale of the Series A Shares to each of the Investors is a separate sale. 
 1.2 The Closing. (a) The
closing of the sale and purchase of the Series A Shares pursuant to this Agreement shall take place at the offices of Weil, Gotshal & Manges LLP, 4101 CITIC Square, 1168 Nanjing Rd. (W), Shanghai, on or about September 8, 2005, at
10:00 a.m., Shanghai time, or at such other time and place as the Company and each of the Investors may mutually agree (the “Closing”). 

 (b) At the Closing, the Company shall deliver to each Investor a certificate representing that number of
the Series A Shares set forth on Schedule I opposite the name of such Investor against payment of the purchase price therefor (in the amount set forth opposite such Investor’s name on Schedule I) by bank check, wire transfer of
immediately available funds, cancellation of indebtedness, or such other form of payment as shall be mutually agreed upon by such Investor and the Company. In the event that payment by an Investor is made, in whole or in part, by cancellation of
indebtedness, then such Investor shall surrender to the Company for cancellation at the Closing any evidence of such indebtedness or shall execute an instrument of cancellation in form and substance reasonably acceptable to the Company. In addition,
the Company at the Closing shall deliver to any Investor choosing to pay any part of the purchase price of the Series A Shares by cancellation of indebtedness, a check in the amount of any interest accrued on such indebtedness through the Closing.
If, at the Closing, any of the conditions specified in Section 4 of this Agreement have not been fulfilled, each of the Investors shall, at its election, be relieved of all of its obligations under this Agreement. 
 1.3 Additional Closing(s). 
 (a)
Condition of Additional Closing(s). At any time and from time to time during the thirty (30) day period immediately following the Closing (the “Additional Closing Period”), the Company may, at one or more
additional closings (each an “Additional Closing”), without obtaining the signature, consent or permission of any of the Investors, offer and sell to other investors (“New Investors”), at a price per
Series A Share equal to that paid by Investors at the Closing, up to that number of Series A Shares that is equal to Eight-Three Million (83,000,000) Series A Shares less the number of Series A Shares actually issued and sold by the Company at
the Closing. 
 (b) Amendments. The Company and the New Investors purchasing Series A Shares at each Additional Closing will execute
counterpart signature pages to this Agreement, the Registration Rights Agreement and Shareholders’ Agreement, each of which is referred to in Section 2.2, and such New Investors will, upon delivery to the Company of such signature
pages, become parties to, and bound by, this Agreement, the Registration Rights Agreement and the Shareholders’ Agreement each to the same extent as if they had been Investors at the Closing. Immediately after each Additional Closing,
Schedule I to this Agreement will be amended to list the New Investors purchasing Series A Shares hereunder and the number of Series A Shares purchased by each New Investor under this Agreement at each such Additional Closing. The Company
will promptly furnish to each Investor copies of the amendments to Schedule I referred to in the preceding sentence. 
 (c) Status
of New Investors. Upon the completion of each Additional Closing as provided in this Section 1.3, each New Investor will be deemed to be an “Investor” for all purposes of this Agreement and an “Investor” for all
purposes of the Registration Rights Agreement and the Shareholders’ Agreement. 
 (d) The Company’s agreements with each of the
Investors and Additional Investors constitute separate sales, and each sale of the Series A Shares to each of the Investors and each of the Additional Investors is a separate sale. Any breach or non-compliance with any of the terms of 

  

 2 

 
this Agreement by any Investor or Additional Investor shall not in any way effect the rights and obligations of any of the other Investors or Additional
Investors. 
 2. Representations and Warranties of the Company. 
 The Company hereby represents and warrants to each Investor that, except as set forth on the Schedule of Exceptions attached hereto as Schedule II (which exceptions shall be deemed to be representations and
warranties as if made hereunder), each of the matters set out in this Section 2 is true and correct as at the date of this Agreement. 
 2.1 Organization Good Standing and Qualification. Schedule III sets out the full corporate particulars of the Company. Schedule IV sets out full corporate particulars of each of the subsidiaries of the Company (the
“Subsidiaries”) and Shanghai CGEN Digital Media Network Co., Ltd., a company organized under the laws of the People’s Republic of China (“OpCo”). The Company, the Subsidiaries and OpCo shall be
collectively referred to as the “Group”. The details of each member of the Group as set out in Schedules III and IV are true and accurate. Each member of the Group is duly organized, validly existing and in good
standing (or equivalent status in the relevant jurisdiction) under, and by virtue of, the laws of the place of its incorporation or establishment and has the requisite corporate power and authority to carry on its business as now conducted and as
proposed to be conducted. Each member of the Group is duly qualified to transact business and is in good standing in each jurisdiction in which the failure so to qualify could reasonably be expected to have a material adverse effect on its, or the
Group’s business, operations, operating results, properties, assets, condition, liabilities or ability to perform any of its obligations under any contract or agreement (“Material Adverse Effect”). 
 2.2 Authorization. The Company has all requisite corporate power to execute and deliver this Agreement and to carry out and perform its
obligations under this Agreement. All corporate action on the part of the Company, its officers, directors and shareholders necessary for the authorization, execution and delivery of this Agreement, the Restated Articles, the Registration Rights
Agreement in the form attached as Exhibit B (the “Registration Rights Agreement”), the Shareholders’ Agreement in the form attached as Exhibit C (the “Shareholders’ Agreement”),
and, together with the Restated Articles and the Registration Rights Agreement, the “Related Agreements”), the performance of all obligations of the Company hereunder and thereunder and the authorization, issuance and
delivery of the Securities has been taken or will be taken prior to the Closing, and this Agreement, the Restated Articles and the Related Agreements constitute valid and legally binding obligations of the Company, enforceable against the Company in
accordance with their respective terms, except (i) as limited by applicable bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance, and other laws of general application affecting the rights of creditors generally, as limited
by laws relating to the availability of specific performance, injunctive relief, or other equitable remedies, and (ii) to the extent the indemnification provisions contained in the Registration Rights Agreement may be limited by applicable
securities laws. The Series A Shares, when issued in compliance with the provisions of this Agreement, will be validly issued and will be fully paid and non-assessable and will have the rights, preferences and privileges described in the Restated
Articles. The Ordinary Shares issuable upon conversion of the Series A Shares have been duly and validly reserved and, when issued in compliance with the provisions of this Agreement and the Restated Articles will be validly issued, fully paid and
non-assessable. The Securities will be free of any liens, charges or encumbrances 

  

 3 

 
other than those created by or imposed upon the holders thereof through no action of the Company, and the Securities will be free of restrictions on
transfer, other than the restrictions on transfer under this Agreement and the Related Agreements under applicable securities laws. 
 2.3
Capitalization, Share Incentive Plan. 
 As at the date of this Agreement and immediately prior to Closing, the authorized and issued
capital of the Company is as set out in Schedule III. The authorized capital of the Company consists, or will consist, contemporaneously with, or immediately following the Closing, of: 
 (i) Preferred Shares. Two Hundred Million (200,000,000) Preferred Shares, par value US$.01, of which One Hundred Million
(100,000,000) shares have been designated Series A Shares. The rights, privileges and preferences of the Series A Shares are as stated in the Restated Articles. 
 (ii) Ordinary Shares. Three Hundred Million (300,000,000) Ordinary Shares, par value US$.01, of which One Hundred Six Million
Eight Hundred Seventy-Six Thousand Three Hundred Fifty-Five (106,876,355) are issued and outstanding and One Hundred Thirty Million (130,000,000) shall be reserved for issuance upon conversion of issued and outstanding shares of Series A
Shares. 
 (iii) Issued Shares. A true and complete list of (x) the Company’s shareholders and their holdings
and (y) those Persons (as defined below) holding options, warrants or other rights to purchase any class of the Company’s share capital (excluding conversion privileges of the Series A Shares) and their holdings is set forth in
Exhibit D to this Agreement. All of the issued and outstanding shares of the Company as of the Closing (including the Series A Shares) are duly authorized, validly issued, fully paid and non-assessable and were issued in compliance with
applicable securities laws. 
 (iv) Voting and Other Agreements. Except for (A) conversion privileges of the
Series A Shares and (B) options to purchase an aggregate of up to 6,876,355 Ordinary Shares to be granted or reserved for issuance to present or former employees, officers or consultants of the Company pursuant to a share option plan to be
approved prior to Closing, there are no outstanding options, warrants, rights (including conversion or preemptive rights) or agreements, orally or in writing, for the purchase, redemption or acquisition from the Company of any shares of its share
capital. Except as otherwise contemplated herein, the Company is not a party or subject to any agreement or understanding, and, to the best of the Company’s knowledge, there is no agreement or understanding between any individual partnership,
limited liability company, joint venture, corporation, association trust or any other entity or organization (collectively, a “Person”) that affects or relates to (A) the voting or giving of written consents with respect
to any security of the Company (including, without limitation, any voting agreements, voting trust agreements, shareholder agreements or similar agreements) or the voting by a director of the Company or (B) the sale, transfer or other
disposition with respect to any security of the Company. 
 2.4 Subsidiaries. The Company does not currently own or control, directly
or indirectly, any interest in any other corporation, association or other business entity other than in 
  

 4 

 
the Subsidiaries. No Person other than the Company holds any option, warrant or other right to purchase any class of any share capital of any of the
Subsidiaries. All of the issued and outstanding shares of each of the Subsidiaries are duly authorized, validly issued, fully paid and non-assessable and were issued in compliance with applicable securities laws. 
 2.5 Compliance with Other Instruments. No member of the Group is in violation or default of any provisions of (i) its Articles and Memorandum
of Association (or equivalent charter documents) or (ii) any instrument, contract, undertaking, understanding, indenture or agreement to which it is a party or by which it is bound (each a “Contract”) or of any judgment,
order, writ, decree, statute, rule or regulation applicable to such member of the Group, except where any such violation or default could not reasonably be expected to result in (x) the Group member’s loss of any right granted under any
Contract or (y) a Material Adverse Effect. The execution, delivery and performance of this Agreement, the Related Agreements and the consummation of the transactions contemplated hereby and thereby will not result in any violation, or
constitute a default, by any member of the Group under any such Contract, judgment, order, writ, decree, statute, rule or regulation or an event that results in the creation of any lien, charge or encumbrance upon any assets of any member of the
Group whether with or without the passage of time or the giving of notice, or both. 
 2.6 Consents. No consent, approval, license,
order or authorization of, or registration, qualification, designation, declaration or filing with, any governmental authority or any party to a Contract or any other third party is required by any member of the Group in connection with (x) the
valid execution and delivery of this Agreement and the Related Agreements, (y) the offer and sale of the Securities or (z) the consummation of the transactions contemplated by this Agreement and the Related Agreements, except such filings
as may be required under applicable securities laws, which filings will be timely filed within the applicable periods therefor and (iii) such as would not have a Material Adverse Effect. 
 2.7 Permits. Each member of the Group has all franchises, permits, licenses and any similar authority as necessary for the conduct of its business
as now being conducted by it, except for those franchises, permits, licenses or similar authority the failure of which to obtain could not reasonably be expected to have a Material Adverse Effect. No member of the Group is in material default under
any of such franchises, permits, licenses or other similar authority. The execution, delivery and performance of and compliance with this Agreement and Related Agreements and the issuance of the Securities will not result in suspension, revocation,
impairment, forfeiture or non-renewal of any such franchise, permit, license or similar authority that could reasonably be expected to result in a Material Adverse Effect. 
 2.8 Litigation. There is no action, suit, proceeding or investigation pending or, to the Company’s knowledge, currently threatened in writing
against the Company or any of its properties nor is the Company aware that there is any basis for the foregoing, including, without limitation, any action, suit, proceeding or investigation that questions the validity of this Agreement or any
Related Agreement or any action to be taken in connection herewith or therewith. Neither the Company nor any of its properties is a party or subject to the provisions of any order, writ, injunction, judgment or decree of any court or government
agency or instrumentality. There is no action, suit, proceeding or investigation by the Company currently pending or which the Company currently intends to initiate. 
  

 5 

 2.9 Patents and Other Intangible Assets. All patents and patent rights, entity models, trademarks
and trademark rights, trade names and trade name rights, service marks and service mark rights, service names and service name rights, brand names, internet domain names and sub-domains, inventions, processes, formulas, copyrights and copyright
rights, trade dress, business and product names, logos, slogans, trade secrets, industrial models, processes, designs, methodologies, computer programs (including all source codes), license rights to use packaged software and related documentation,
technical information, manufacturing, engineering and technical drawings, know-how and all pending applications for and registrations of patents, entity models, trademarks, service marks, copyrights and internet domain names and sub-domains
(collectively, “Intellectual Property”) used in the business or businesses of any member of the Group: 
 (a) is owned by the Company or relevant member of the Group as the sole legal and beneficial owner, free of any license or encumbrance in favor of a third party (the “Group’s Intellectual Property”); or

 (b) is used by the Group in accordance with the terms of a current license from the owner of that Intellectual Property
(“Licensed IP”). 
 (c) None of the Group’s Intellectual Property has been wrongfully or
unlawfully acquired by the Group. Each of the registrations (and applications therefor) of the Group’s Intellectual Property is valid. Neither any member of the Group nor any other Person has breached or alleged a breach of any of the licenses
under the Licensed IP during the six years preceding the date of this Agreement. The Group’s Intellectual Property, and the validity or subsistence of the Group’s right, title and interest therein, is not the subject of any current,
pending or threatened challenge, claim or proceedings, including for opposition, cancellation, revocation or rectification, and has not during the period of six years prior to Closing been the subject of any challenge, claim or proceeding, and to
the Company’s knowledge there are no facts or matters that might give rise to any such challenge, claim or proceeding. The Group has taken commercially reasonable efforts to preserve the Group’s Intellectual Property and without
limitation, all renewal fees regarding the Group’s Intellectual Property due on or before Closing have been paid in full. No member of the Group has entered into any agreement, arrangement or understanding (whether legally enforceable or not)
for the licensing, or otherwise permitting the use or exploitation, of the Group’s Intellectual Property or that prevents, restricts or otherwise inhibits the Group’s freedom to use and exploit the Group’s Intellectual Property. To
the Company’s knowledge, none of the Group’s Intellectual Property is currently being infringed by any third party or has been so infringed during the six-year period preceding Closing and no third party has threatened any such
infringement. No third party has, during the two years preceding the date of this Agreement made, threatened or brought any challenge, claim or proceedings in relation to the Group’s use of the Licensed IP (and to the Company’s knowledge
there are no facts or matters that might give rise to any such challenge, claim or proceedings). To the Company’s knowledge, the carrying on of the Group’s business or businesses as presently constituted does not require any licenses or
consents from (except for standard end-user agreements with respect to commercially readily available intellectual property such as “off the shelf” computer software and for Licensed IP), or the making of royalty or similar payments to,
any third party, no member of the Group uses or needs to use any processes or is engaged in any activities that infringe any Intellectual Property belonging to any third party and no member of the Group has within the six years preceding this
Agreement used 

  

 6 

 
any Intellectual Property in a way that which has infringed or infringes the Intellectual Property rights of a third party. The Company is not aware that any
of its employees is obligated under any contract (including licenses, covenants or commitments of any nature) or other agreement, or subject to any judgment, decree or order of any court, that would interfere with the use of such employees’
best efforts to promote the interest of the Group or that would conflict with the Group’s business as conducted. Neither the execution nor delivery of this Agreement, nor the carrying on of the Group’s business by the employees of the
Group as conducted will, to the Company’s knowledge, conflict with or result in a breach of the terms, conditions, or provisions of, or constitute a default under, any contract, covenant or instrument under which any such employee is now
obligated. The Company does not believe it is or will be necessary to use any inventions of any of its employees (or persons it currently intends to hire) made prior to their employment with the Group. 
 2.10 Marketing Rights. No member of the Group has granted rights to market or sell its products to any other Person and no member of the Group is
bound by any agreement that affects any such member of the Group’s exclusive right to market or sell its products. 
 2.11
Agreements, Action. 
 Neither the Company nor any member of the Group is a party to or bound by: 
 (i) any note, bond debenture or other evidence of indebtedness, or any Contract, judgment, order, writ, decree, commitment or
understanding under which it has borrowed any money or issued any note, bond, debenture or other evidence of indebtedness, or any mortgage, pledge, security agreement, deed of trust, financing statement or other document granting any lien,
encumbrance or security interest (including liens, encumbrances or security interests upon properties acquired under conditional sales, capital leases and other title retention or security devices), or any guaranty or endorsement (other than
endorsements for collection in the ordinary course of business) of, or other contingent obligations in respect of, indebtedness for borrowed money or other liabilities or obligations of others, in any separate case in excess of US$500,000 in
principal amount or US$1,000,000 in the aggregate; 
 (ii) any Contract, judgment, order, writ, decree, commitment,
arrangement or understanding relating to any joint venture, partnership or sharing of profits or losses with any Person or entity or permitting any Person or entity to use any technology, know-how or proprietary information of the Company;

 (iii) any Contract, instrument, judgment, order, writ, decree, commitment for the future purchase by any member of the
Group of any materials, equipment, services or supplies that (A) involves the payment of more than US$500,000, (B) continues for a period of more than twelve months, (C) by its terms requires the Company to purchase the entire output
or services of a supplier or (D) provides that any supplier will be the exclusive supplier of the Group; 
 (iv) any
Contract, instrument, judgment, order, writ or decree for the sale or other disposition by the Group of its assets or properties other than in the ordinary course of business, or for the merger, or consolidation of any member of the Company with any
other 

  

 7 

 
Person; 
 (v) any Contract,
instrument, judgment, order, writ or decree containing covenants purporting to limit the freedom of the Group to compete in any line of business or in any geographic area; 
 (vi) any Contract, instrument, judgment, order, writ or decree not elsewhere specifically disclosed pursuant to this Agreement involving
the payment or receipt by any member of the Group of more than US$500,000 per year or US$1,000,000 over the term thereof; 
 (vii) any Contract with a consultant which provides for payment during the term of the Contract of more than US$500,000; or 
 (viii) any Contract with any employee of the Group that provides for payment of US$500,000 or more per annum. 
 True and complete copies of all
Contracts identified in Section 2.11 of Schedule II (collectively, the “Scheduled Contracts”) have been made available to counsel for the Investors. The Company has not received any written notification of
any breach, or default under any of the Scheduled Contracts. 
 No member of the Group has (i) declared or paid any dividends, or authorized or made any
distribution upon or with respect to any class or series of its share capital, (ii) other than as expressly set forth in the Financial Statements (as defined below in Section 2.17), incurred any indebtedness for money borrowed or
incurred any other liabilities individually in excess of US$500,000 or in excess of US$1,000,000 in the aggregate, (iii) made any loans or advances to any Person or entity other than ordinary advances for travel expenses for employees in the
ordinary course of business, or (iv) sold, exchanged or otherwise disposed of any of its assets or rights other than in the ordinary course of business. 
 No member of the Group is a party to or bound by any Contract, or subject to any restriction under its Charter or other constitutional documents that will have a Material Adverse Effect on its business as currently conducted. 
 2.12 Brokers or Finders. Except as shown on the Schedule of Exceptions, no member of the Group has incurred, and will not incur, directly or
indirectly, as a result of any action taken by the Company, any liability for brokerage or finders’ fees or agents’ commissions or any similar charges in connection with this Agreement and the Related Agreements. 
 2.13 No Conflict of Interest. Except as described in the Financial Statements, no member of the Group is indebted, directly or indirectly, to any
of its officers, directors or shareholders in any amount whatsoever other than in connection with expenses or advances of expenses incurred in the ordinary course of business. None of the officers, directors or shareholders of any member of the
Group is indebted to such member of the Group, or any other member of the Group or, to the Company’s knowledge, have any direct or indirect ownership interest in any firm or corporation with which any member of the Group is affiliated or with
which any member of the Group has a business relationship, or any firm or corporation that competes 

  

 8 

 
with the Group. No member of the Group is a guarantor or indemnitor of any indebtedness of any other Person. None of the officers, directors or shareholders
of any member of the Group is directly or indirectly interested in any Contract with a member of the Group. None of the officers, directors or shareholders of any member of the Group or any affiliate of any such Person has had, either directly or
indirectly, any interest in (a) any Person that purchases from or sells, licenses or furnishes to a member of the Group any goods, property, proprietary assets, Intellectual Property or other property rights or services; or (b) any
Contract or agreement to which a member of the Group is a party or by which it may be bound or affected 
 2.14 Rights of
Registration. Except as contemplated in the Registration Rights Agreement, no member of the Group has granted or agreed to grant to any Person any registration rights, including piggyback rights, that are pari passu or senior to the
registration rights to be granted pursuant to the Registration Rights Agreement. 
 2.15 Corporate Documents and Minute Books. The
copy of the minute books of the Company provided to the counsel for the Investors contains minutes of all material meetings of directors (including committees thereof) and shareholders and all material actions by written consent without a meeting by
the directors and shareholders since the date of incorporation and reflects all actions by the directors (and any committee of directors) and shareholders with respect to all transactions referred to in such minutes accurately in all material
respects. 
 2.16 Title to Property and Assets. (a) Each member of the Group owns its property and assets free and clear of all
mortgages, liens, loans and encumbrances, except such mortgages, encumbrances, loans and liens that arise in the ordinary course of business and do not materially impair such member of the Group’s ownership or use of such property or any
assets. With respect to the property and assets it leases, including the leased property described on Schedule V, the relevant member of the Group is in compliance in all material respects with such leases and, to the Company’s
knowledge, holds a valid leasehold interest free of any material liens, claims, loans or encumbrances and is in compliance with such leases. 
 (b) Each member of the Group owns or has a valid right to use all its property and assets necessary for its business as now conducted, including the leased property described on Schedule V, and, to its knowledge, without any
infringement of the rights of others. There are no outstanding options, licenses or agreements of any kind granted by any member of the Group relating to any of its property or assets, nor is any member of the Group bound by or a party to any
options, licenses or agreements of any kind with respect to any of the property or assets of any other Person except, in either case, for standard end-user agreements with respect to commercially readily available intellectual property such as
“off the shelf” computer software. 
 2.17 Financial Statements. (a) The Company has delivered to the Investors its
unaudited consolidated financial statements (including balance sheet and profit and loss statement and statement of cash flows, the “Financial Statements”) as of and for the six months ended June 30, 2005 (the
“Balance Sheet Date”). The Financial Statements fairly present in all material respects the financial condition and operating results of the Company as of the dates, and for the periods, indicated therein. Except as set forth
in the Financial Statements, no member of the Group has any liabilities, contingent or otherwise, other than (i) liabilities incurred in the ordinary course of business subsequent to the Balance Sheet Date and (ii) obligations under
contracts and 

  

 9 

 
commitments incurred in the ordinary course of business, which, in both cases, individually or in the aggregate would not have a Material Adverse Effect.

 (b) The Company has delivered to the Investors the audited financial statements (including balance sheet and profit and loss statement and
statement of cash flows) of OpCo as of and for the nine months ended September 30, 2004, its unaudited consolidated financial statements (including balance sheet and profit and loss statement and statement of cash flows, as of and for the nine
months ended June 30, 2005 (the “OpCo Financial Statements”) which fairly present in all material respects the financial condition and operating results of OpCo as of the dates, and for the periods, indicated therein. Except as
set forth in such financial statements, OpCo has no liabilities, contingent or otherwise, other than (i) liabilities incurred in the ordinary course of business subsequent to June 30, 2005 and (ii) obligations under contracts and
commitments incurred in the ordinary course of business, which, in both cases, individually or in the aggregate would not have a Material Adverse Effect. 
 2.18 Changes. For the purposes of this Section, the Financial Statements shall be deemed to include the OpCo Financial Statements. Since the Balance Sheet Date, there has not been: 
 (i) any change in the business, assets, properties, liabilities, condition or operating results of the Group from that reflected in the
Financial Statements, except changes in the ordinary course of business that could not result in a Material Adverse Effect; 
 (ii) any damage, destruction or loss, whether or not covered by insurance, materially and adversely affecting the business, assets, properties, liabilities or condition or operating results of the Group; 
 (iii) any waiver (or partial waiver) or compromise by any member of the Group of a valuable right or of a material debt owed to it;

 (iv) any satisfaction or discharge of any lien, claim or encumbrance or payment of any obligation by any member of the
Group, except in the ordinary course of business that is not material to the business, properties or condition of such member of the Group; 
 (v) any material change to a Contract entered into by any member of the Group; 
 (vi) any
change in any compensation arrangement or agreement with any employee, officer, director, shareholder, consultant or finder of any member of the Group; 
 (vii) any sale, assignment or transfer of Group’s Intellectual Property; 
 (viii) any
sale, assignment or transfer of any tangible assets of the Group, except in the ordinary course of business; 
 (ix) any
resignation or termination of employment of any officer or key employee of the Group; 
  

 10 

 (x) receipt of notice that there has been a loss of, or order cancellation by, any major
customer of any member of the Group or cancellation or discontinuance by any major supplier or service provider of any member of the Group; 
 (xi) any mortgage, pledge, transfer of a security interest in, or lien, created by any member of the Group with respect to any of its properties or assets, except liens for taxes not yet due or payable; 
 (xii) any payment, loan, advance or guaranty made by any member of the Group to, or any sale, transfer or lease of any properties or
assets by any member of the Group or any other agreement or arrangement entered into by any member of the Group with or for the benefit of, its employees, officers, directors or shareholders other than travel advances to employees or directors made
in the ordinary course of its business consistent with past practice; 
 (xiii) any declaration, setting aside or payment or
other distribution in respect to any of the share capital of any member of the Group, or any direct or indirect redemption, purchase or other acquisition of any of such share capital by any member of the Group; 
 (xiv) any change in the line of business of any member of the Group; 
 (xv) any debt, obligation (other than contracts with the Group’s customers in the ordinary course of business), or liability
incurred, assumed or guaranteed by any member of the Group individually in excess of US$500,000; or 
 (xvi) any arrangement
or commitment by any member of the Group to do any of the above items described in this Section 2.18. 
 2.19 Employment
Benefit Plans. No member of the Group is a party to or bound by any currently effective employment contract, deferred compensation arrangement, bonus plan, incentive plan, profit sharing plan, retirement agreement or other employee or consultant
compensation plan or agreement. No employee of any member of the Group has been granted the right to continued employment by such member of the Group or to any material compensation following termination of employment with such member of the Group.

 2.20 Tax, Tax Returns and Payments. (a) Each member of the Group has filed or caused to be filed all required Tax Returns (as
defined below) with the appropriate governmental agencies in all jurisdictions in which such Tax Returns are required to be filed by each member of the Group and all Taxes (as defined below) shown on such Tax Returns payable by such entity have been
properly accrued or paid to the extent such Taxes have become due or are being contested in good faith, and for which reserves therefor have been established by the Group in accordance with generally accepted accounting principles. No member of the
Group has executed any waiver or extensions of any statute of limitations on the assessment or collection of any Tax or with respect to any liability arising therefrom. None of the income Tax Returns for any member of the Group has been audited by
any taxing authority. For purposes of this Section 2.20, “Taxes” means any central, provincial or local taxes, assessments, interest, penalties, deficiencies, fees and other governmental charges or impositions;
and “Tax Return” means any central, provincial or local tax return, report, statement and other similar filings required to be filed by any member of the Group with respect to Taxes. 
  

 11 

 (b) The provisions for taxes in the respective Financial Statements are sufficient for the payment of all
accrued and unpaid applicable taxes of the relevant member of the Group, whether or not assessed or disputed as of the date of each such balance sheet. There have been no examinations or audits of any tax returns or reports by any applicable
governmental authority, except during routine annual inspection of the Subsidiaries incorporated in the People’s Republic of China (“PRC”) by the relevant PRC governmental authorities. Since the Balance Sheet Date, none
of the members of the Group has incurred any taxes, assessments or governmental charges other than in the ordinary course of business and each member of the Group has made adequate provisions on its books of account for all taxes, assessments and
governmental charges with respect to its business, properties and operations for such period. No member of the Group has entered into or been engaged in or been a party to any transaction or any transaction or series of transactions or scheme or
arrangement of which the main or dominant purpose or one of the main or dominant purposes was the avoidance or deferral of or reduction in the liability to tax of such member of the Group. No tax scheme in effect, as previously applied in the
Financial Statements has been illegal under any applicable laws. 
 2.21 Insurance. Each member of the Group has in full force and
effect insurance policies in amounts customary for companies similarly situated and nothing has been done or omitted to be done by or on behalf of such member of the Group that would make any policy of insurance void or voidable or enable the
insurers to avoid the same and there is no claim outstanding under any such policy and to the Company’s knowledge there are no circumstances likely to give rise to such a claim or result in an increased rate of premium. All information
furnished in obtaining or renewing the insurance policies of any member of the Group was accurate in all material respects when given and any change in that information required to be given was correctly given in all material respects. No member of
the Group is in default under any of these policies or suffered any uninsured losses or waived any rights of material or substantial value or allowed any insurances to lapse. The Company has not been refused any insurance coverage sought or applied
for, and the Company has not been notified in writing that it will be unable to renew its existing insurance coverage. 
 2.22 Labor
Agreements and Actions. No member of the Group is bound by or subject to any written or oral, express or implied, contract, commitment or arrangement (including, without limitation, collective bargaining agreements) with any labor union, and no
labor union has requested or, to the knowledge of the Company, has sought to represent any of the employees, representatives or agents of any member of the Group. There is no strike or other labor dispute involving any member of the Group pending,
or to the knowledge of the Company, threatened, that could reasonably be expected to have a Material Adverse Effect. Each member of the Group has complied in all material respects with all applicable laws related to employment. No member of the
Group has engaged in any unfair labor practice that could reasonably be expected to result in a Material Adverse Effect. No member of the Group has a present intention to terminate the employment of any officer or key employee, or any group of key
employees. 
 2.23 Environmental and Safety Laws. To the Company’s knowledge, no member of the Group is in violation in any
material respect with any applicable statute, law or regulation relating to the environment or occupational health and safety that would have a material adverse effect on its employees, and to its knowledge, no material expenditures are or will be
required in order to comply with any such existing statute, law or regulation. 
  

 12 

 2.24 No Other Business. The Company was formed solely to acquire and hold an equity interest in
CGEN Media Tech. Co., Ltd., a company organized under the laws of Hong Kong (“CGEN Media”) and CGEN Digital Tech (Shanghai) Co., Ltd., a company organized under the laws of the PRC (“CGEN PRC”)
(indirectly through its ownership of CGEN HK). Since their formation, the Company and the CGEN HK have not engaged in any business and have not incurred any liability except in the ordinary course of their business of acquiring and holding the
equity interest of CGEN HK and CGEN PRC, respectively. 
 2.25 Other Representations and Warranties Relating to CGEN PRC. 

(i) The constitutional documents and certificates and related material Contracts of CGEN PRC are valid and have been duly approved or
registered (as applicable) by competent PRC governmental authorities. 
 (ii) All material consents, approvals, authorizations
or licenses requisite under the PRC law for the due and proper establishment and operation of CGEN PRC have been duly obtained from the relevant PRC governmental authorities and are in full force and effect. 
 (iii) All filings and registrations with the PRC governmental authorities required in respect of CGEN PRC and its operations including,
without limitation, the registrations with Foreign Economic Relations and Trade Commission, State Administration of Industry and Commerce, State Administration for Foreign Exchange, tax bureau and customs authorities have been duly completed in
accordance with the relevant PRC rules and regulations. 
 (iv) CGEN PRC has complied with all relevant PRC laws and
regulations regarding the contribution and payment of its registered share capital, the payment schedule of which has been approved by the relevant PRC government authorities. There are no outstanding rights of, or commitments made by, the Company
or CGEN PRC to sell any equity interest in CGEN PRC. 
 (v) CGEN PRC is not in receipt of any letter or notice from any
relevant PRC governmental authority notifying it of revocation of any licenses issued to it for non-compliance or the need for compliance or remedial actions in respect of the activities carried out by CGEN PRC. 
 (vi) CGEN PRC has conducted its business activities within the permitted scope of business or has otherwise operated its business in
material compliance with all relevant legal requirements and with all requisite licenses and approvals granted by competent PRC governmental authorities. 
 (vii) As to licenses and approvals requisite for the conduct of any part of CGEN PRC’s business which are subject to periodic renewal, no member of the Group is aware of any grounds on which such requisite
renewals will not be granted by the relevant PRC governmental authorities. 
 (viii) With regard to employment and staff or
labor, CGEN PRC has complied with all applicable PRC laws and regulations in all material respects, including without 

  

 13 

 
limitation, laws and regulations pertaining to welfare funds, social benefits, medical benefits, insurance, retirement benefits, pensions or the like.

 2.26 Disclosure and Accuracy of Information. Each member of the Group has fully provided the Investors with all the relevant
information that the Investors have requested for deciding whether to subscribe for the Securities. All information contained in this Agreement (including the Recitals, Exhibits and the Schedules) and the other documents referred to herein (except
such information as provided by the Investors) and the Related Agreements is true, accurate and complete in all respects and not misleading in any respect. 
 2.27 Reliance. The Company acknowledges that the Investors have entered into this Agreement in reliance upon the representations and warranties given by them and that they are given with the intention of
inducing the Investors to enter into this Agreement. 
 2.28 Warranties Separate and Independent. Each of the warranties is separate
and independent and, except as provided in the Schedule of Exceptions, is not limited: (a) by reference to any other paragraph of Section 2; or (b) by anything in this Agreement, and none of the warranties shall be treated as
qualified by any constructive knowledge on the part of the Investors or any of their respective agents. Each of the warranties is without prejudice to any other warranty and, except where expressly stated otherwise, no provision contained in this
Agreement shall govern or limit the extent or application of any other warranty. A reference made to a particular part of a document when making a disclosure under the Schedule of Exceptions of any matter shall not be treated as a disclosure of the
whole document. 
 2.29 Knowledge. Any knowledge, information, belief or awareness (as applicable) of the Company includes knowledge,
information, belief or awareness that it would have if the principal executive and financial officers of the Company had made diligent enquiries. 
 3.
Representations and Warranties of the Investor. 
 Each Investor, severally and not jointly, hereby represents and warrants to the
Company as follows: 
 3.1 Authorization. This Agreement and the Related Agreements, when executed and delivered by such Investor, will
each constitute a valid and legally binding obligation of such Investor, enforceable in accordance with its terms, except (i) as limited by applicable bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance, and any other laws
of general application affecting enforcement of creditors rights generally, and as limited by laws relating to the availability of specific performance, injunctive relief or other equitable remedies and (ii) to the extent the indemnification
provisions contained in the Registration Rights Agreement may be limited by applicable securities laws. 
 3.2 Purchase Entirely for Own
Account. This Agreement is made with the Investor in reliance upon the Investor’s representation to the Company, which by the Investor’s execution of this Agreement the Investor hereby confirms, that the Securities to be acquired by
the Investor will be acquired for investment for the Investor’s own account, not as a nominee or agent, and not with a view to the resale or distribution of any part thereof in violation of securities laws. The Investor 

  

 14 

 
represents that it has the requisite power and authority to enter into, execute, deliver and perform this Agreement. 
 3.3 Investment Experience. Each Investor represents that such Investor is experienced in evaluating and investing in private placement
transactions of securities of companies in a similar stage of development to the Company and acknowledges that such Investor is able to fend for himself, herself or itself, can bear the economic risk of such Investor’s investment, and has such
knowledge and experience in financial and business matters that such Investor is capable of evaluating the merits and risks of the investment in the Securities. The Investor has had the opportunity to inquire of the Company and its senior management
regarding information the Investor believes is necessary for it to make an informed decision in purchasing the Securities, has received all information so requested and has had the opportunity to conduct such due diligence review as it has deemed
appropriate. 
 3.4 No Public Market. The Investor acknowledges that the Securities must be held indefinitely. The Investor
understands that no public market now exists for any of the securities issued by the Company, that the Company has made no assurances that a public market will ever exist for the Securities. 
 3.5 Brokers or Finders. Except as disclosed in the Schedule of Exceptions, the Company will not incur, directly or indirectly, as a result of any
action taken by the Investor, any liability for brokerage or finders’ fees or agents’ commissions or any similar charges in connection with this Agreement. Each Investor agrees to indemnify and hold harmless the Company and each other
Investor from any commission or compensation in the nature of a finder’s fee (and the costs and expenses of, defending against such liability or asserted liability) for which such indemnifying Investor or any of its officers, employees or
representatives is responsible. 
 3.6 Compliance with Laws. Such Investor is satisfied as to the full observance of the securities
laws of such Investor’s jurisdiction in connection with any invitation to subscribe for the Securities or any transaction contemplated by this Agreement, including (i) the legal requirements of such Investor’s jurisdiction for the
purchase of the Securities and (ii) any governmental or other consents that may be relevant to the purchase, holding, redemption, sale or transfer of the Securities. Such Investor’s subscription and payment for, and such Investor’s
continued beneficial ownership of, the Securities will not violate any applicable securities laws of such Investor’s jurisdiction. 
 4.
Conditions to Investors’ Obligations at Closing. 
 The obligations of each of the Investors under this Agreement are subject
to the fulfillment, or the waiver by each of the Investors, of the conditions set forth in this Section 4 on or before the Closing. 
 4.1 Accuracy of Representations and Warranties. Each representation and warranty of the Company contained in this Agreement shall be true in all material respects on and as of the date of the Closing with the same effect as though
such representation and warranty had been made on and as of that date. The Ordinary Shares into which the Series A Shares are convertible shall represent not less than 28.2353% of the share capital of the Company at the time of Closing. 

  

 15 

 
Immediately prior to the Closing, the Company shall provide each of the Investors with a new Schedule of Exceptions, updated for such Closing. 
 4.2 Performance. The Company shall have performed and complied in all material respects with all covenants, agreements, obligations and conditions
contained in this Agreement that are required to be performed or complied with by it on or before the Closing. 
 4.3 Compliance
Certificate. The chief executive officer of the Company shall deliver to the Investors at the Closing a certificate certifying that the conditions specified in Sections 4.1 and 4.2 have been fulfilled. 
 4.4 Qualifications and Consents. All authorizations, approvals or permits, if any, of any governmental authority or regulatory body and all
consents and approvals of any third party that are required in connection with the lawful consummation of the transactions provided for herein and in the Related Agreements (including, without limitation, the lawful issuance and sale of the
Securities pursuant to this Agreement) shall be obtained and effective as of the Closing without the imposition of any obligations, liabilities or conditions adverse to the Company or any Investor. Without limiting the generality of the foregoing,
each of the Company’s existing shareholders shall have waived any preemptive right or right of first offer (or any comparable right) any such shareholder may have to purchase any of the Securities. 
 4.5 Proceedings and Documents. All corporate and other proceedings in connection with the transactions contemplated by this Agreement and the
Related Agreements at the Closing and all documents incident thereto shall be reasonably satisfactory in form and substance to the Investors’ counsel, and the Investors’ counsel shall have received all such counterpart original and
certified or other copies of such documents as it may reasonably request. 
 4.6 Opinion of Company Counsel. The Investors shall have
received from (i) Conyers, Dill & Pearman, special Cayman Islands counsel for the Company, a legal opinion dated as of the Closing, in the form of Exhibit E; and (ii) Grandall Legal Group, special PRC counsel to the Group,
a legal opinion dated as of the Closing, in the form of Exhibit F. 
 4.7 Board of Directors. The Restated Articles shall
reflect that the size of the Board of Directors of the Company shall be set at five (5) voting members and two (2) non-voting observers. As of the Closing, the Board of Directors of the Company shall consist of Y.S. CHAN, Guan Yong TIAN, a
nominee of the holders of Ordinary Shares, two nominees of holders of Series A Share as voting members (of whom at least one shall be nominated by S.I. Technology Venture Capital Limited) and up to two non-voting observers, one of whom shall be
nominated by Sumitomo Corporation Equity Asia Limited. 
 4.8 Registration Rights Agreement. The Company and each of the other
Investors shall have executed and delivered the Registration Rights Agreement. 
 4.9 Shareholders’ Agreement. Each holder of
Ordinary Shares listed on Exhibit D (the “Principal Shareholders”) and each of the other Investors shall have executed and delivered the Shareholders’ Agreement. 
  

 16 

 4.10 Officer’s Certificate. The Company’s Secretary shall have delivered to each
Investor a certificate dated as of the Closing and signed by the Secretary certifying, among other things, copies of the Board of Directors and shareholder resolutions approving the transactions contemplated by this Agreement and the Related
Agreements and true and correct copies of the Restated Articles and the By-laws. 
 4.11 No Material Adverse Change. Since the
execution of this Agreement, there shall not have occurred any event or condition which has had, or could reasonably be expected to have, a material adverse change in the business, assets, properties, liabilities or condition of the Company.

 4.12 No Litigation. There shall not be any action, suit, proceeding or investigation of or before any governmental authority
pending or threatened (i) with respect to this Agreement, the Related Agreements or any of the transactions contemplated hereby or thereby or (ii) which could reasonably be expected to result in a Material Adverse Effect. 
 4.13 Payment of Expenses. The Company shall have paid all fees and expenses in accordance with Section 7.8 hereof. 
 4.14 Share Certificates. At the Closing, the Company shall have tendered to each Investor a certificate representing shares of Series A Shares in
accordance with Schedule I hereof, all in form and substance reasonably satisfactory to such Investor. 
 4.15 Shareholder
Loan Repayment. The Company shall have provided documentary evidence and pro forma financial statements to the Investors showing that a loan from certain shareholders of the Company to the Company in the amount of approximately RMB18.0 million
as shown on the Company’s most recent balance sheet has been discharged. 
 4.16 Other Long-term Liabilities. The Company shall
have provided documentary evidence and pro forma financial statements to the Investors showing that (a) the loan to OpCo of approximately RMB16.22 million as shown on the Company’s most recent balance sheet has been discharged and the
amount thereof converted to sales; (b) the loan to OpCo of approximately RMB13.78 million as shown on the Company’s most recent balance sheet has been discharged and the amount thereof converted to share capital; and (c) OpCo has been
released from liability for the amount guaranteed by OpCo in the amount of approximately US$1.5 million. 
 4.17 Option Agreement.
CGEN PRC shall have entered into an agreement with Shanghai CGEN Digital Media Network Co., Ltd. (“Shanghai CGEN”) providing for the option of CGEN PRC to purchase on terms satisfactory to the Investors at Closing sufficient
share capital to control Shanghai CGEN. 
 4.18 Carrefour Agreement. The Company or a subsidiary thereof shall have provided evidence
that it has entered into an agreement with the Carrefour Group or its subsidiary in the PRC to be the sole provider of in-store electronic screen-based advertising in Carrefour hypermarkets in the PRC, subject to any confidentiality restrictions in
such agreement. 
 4.19 Software License Usage Agreement. CGEN PRC shall have entered into a Software License Usage Agreement with
Shanghai CGEN Info. Systems Co., Ltd. on terms that 

  

 17 

 
are satisfactory to the Investors. 
 4.20
Share Option Pool. Prior to Closing, the Company’s Board of Directors shall have approved a plan granting or reserving for issuance options to purchase Ordinary Shares, which plan shall be for present or former employees, officers or
consultants of the Company and shall contain upon Closing an amount of reserved Ordinary Shares not exceeding 4% of the Company’s total Ordinary Shares after giving effect to exercise or conversion of all securities of the Company exercisable
for or convertible into Ordinary Shares. 
 4.21 Minimum Commitment. The Company shall have received pursuant to this Agreement
commitments to purchase Series A Shares in an amount not less than US$5.0 million. 
 If at the Closing the Company fails to tender to the
Investors the documents specified herein which are required to be delivered to the Investors at the Closing or if at the Closing any of the conditions specified in this Section 4 have not been fulfilled to each Investor’s
satisfaction, or waived by each Investor, such Investor shall, at its election, be relieved of all further obligations under this Agreement. 
 5.
Conditions of the Company’s Obligations at Closing. 
 The obligations of the Company under Section 1 of this
Agreement are subject to the fulfillment, or waiver by the Company, of each of the following conditions on or before the Closing. 
 5.1
Representations and Warranties True at Closing. The representations and warranties of the Investors contained in Section 3 hereof shall be true in all material respects on and as of the date of the Closing with the same effect as
though said representations and warranties had been made on and as of that date. 
 5.2 Qualifications. All authorizations, approvals
or permits, if any, of any governmental authority or regulatory body that are required in connection with the lawful issuance and sale of the Securities pursuant to this Agreement shall be obtained and effective as of the date of the Closing.

 5.3 Covenants. All covenants, agreements and conditions contained in this Agreement to be performed by the Investors on or prior to
the date of the Closing shall have been performed or complied with. 
 5.4 Registration Rights Agreement. Each Investor shall have
executed and delivered the Registration Rights Agreement. 
 5.5 Shareholders’ Agreement. Each Investor shall have executed and
delivered the Shareholders’ Agreement. 
 6. Affirmative Covenants of the Company. 
 The Company hereby covenants and agrees with the Investors as follows: 
  

 18 

 6.1 Accounting and Reserves. The Company shall maintain a standard and uniform system of
accounting and shall keep proper books and records and accounts in which full, true and correct entries shall be made of its transactions, all in accordance with generally accepted accounting principles applied on a consistent basis through all
periods, and shall set aside on such books for each fiscal year all such proper reserves for depreciation, obsolescence, amortization, bad debts and other purposes in connection with its operations as are required by such principles so applied.

 6.2 Payment of Taxes and Claims. The Company shall pay and discharge promptly all lawful taxes, assessments and governmental
charges or levies imposed upon it or upon its income or profits or upon any of its properties, real, personal or mixed, before the same shall become delinquent, as well as all lawful claims for labor, materials and supplies which, if unpaid, would
by law become a lien or charge upon its properties; provided that if both of the following conditions are met in any instance, the Company shall not be obligated, to pay or discharge, or to cause to be paid or discharged, such tax,
assessment, charge, levy or claim: (i) if and for so long as the Company is contesting in good faith by appropriate proceedings the amount, applicability or validity thereof, and (ii) if the Company has set aside on its books reserves
deemed by it in accordance with generally accepted accounting principles to be adequate with respect to such tax, assessment, charge, levy or claim. 
 6.3 Availability of Ordinary Shares for Conversion. The Company shall at all times reserve and keep available out of its authorized but unissued Ordinary Shares, such number of its duly authorized Ordinary
Shares as shall be sufficient to effect the conversion of the Series A Shares. If at any time the number of authorized but unissued Ordinary Shares shall not be sufficient to effect the conversion of the Series A Shares, or otherwise comply with the
terms of this Agreement or any Related Agreement, the Company shall forthwith take such corporate action as may be necessary to increase its authorized but unissued Ordinary Shares to such number of shares as shall be sufficient for such purposes.

 6.4 Governing Instruments. The Company shall not amend the Restated Articles in any manner adverse to the rights of the holders of
the Series A Shares. 
 6.5 Employment Contracts. Within six months following Closing, the Company shall use its best efforts to enter
into employment contracts with a person acting as chief financial officer and another person acting as chief operating officer, on terms that are satisfactory to the Investors. 
 6.6 Service Agreement. CGEN PRC shall enter into the following agreements with OpCo on terms that are reasonably satisfactory to the Investors as
soon as practicable after Closing, but in any event not more that 2 months after Closing: 
 (i) Technical Consulting and
Service Agreement; 
 (ii) Market Development and Customer Support Service Agreement; and 
 (iii) Share Pledge; 
  

 19 

 7. Miscellaneous Provisions. 
 7.1 Inconsistent Agreements. The Company shall not, and it shall cause each of its subsidiaries not to, enter into any agreement containing any provision that would (a) be violated or breached by the
exercise or performance by the Company or its subsidiary of any of their respective rights or obligations under this Agreement or any Related Agreement or (b) impair in any material respect the ability of the Company or any subsidiary to comply
with the terms of this Agreement or any Related Agreement. 
 7.2 Survival; Termination. Subject to the last sentence of this
Section 7.2, the warranties, representations and covenants of the Company and the Investors contained in or made pursuant to this Agreement shall survive the execution and delivery of this Agreement and shall in no way be limited,
diminished or affected by any investigation made by or on behalf of the Investors. This Agreement, including the representations, warranties and covenants made herein, will terminate on the closing of a Qualified Public Offering (as such term is
defined in the Restated Articles). 
 7.3 Transfer of Successors and Assigns. The terms and conditions of this Agreement shall inure
to the benefit of and be binding upon the respective successors and assigns of the parties hereto. This Agreement may not be assigned by any party hereto without the prior written consent of the other parties to this Agreement; provided,
however, that this Agreement may be assigned to any affiliate of an Investor or any subsequent holder of any Securities. Nothing in this Agreement, express or implied, is intended to confer upon any party other than the parties hereto or their
respective permitted successors and assigns any rights, remedies, obligations, or liabilities under or by reason of this Agreement, except as expressly provided in this Agreement. 
 7.4 Governing Law and Jurisdiction. It is the intention of the parties that the internal laws of Hong Kong, as such laws are applied to agreements
between Hong Kong residents entered into and to be performed entirely within Hong Kong, shall govern this Agreement in all respects, whether or not all parties hereto are residents of Hong Kong and the parties hereto shall submit to the
non-exclusive jurisdiction of the courts of Hong Kong. 
 7.5 Counterparts. This Agreement may be executed in two or more
counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. 
 7.6
Titles and Subtitles. The titles and subtitles used in this Agreement are used for convenience only and are not to be considered in construing or interpreting this Agreement. 
 7.7 Notices. 
 (a) All notices,
requests, demands and other communications under this Agreement or (i) in connection herewith shall be given to or made upon (i) the Investors at each such Investors address set forth on Schedule VI with a copy to counsel to such
Investor indicated thereon; and (ii) the Company at CGEN Digital Media Company Limited, Suite 3293-94, Tower B, City Center of Shanghai, No. 100 Zunyi Rd., Shanghai 200051; fax: +86 21 6237 1918, attention: Chief Executive Officer, with a
copy to Weil, Gotshal & Manges LLP, 4101 CITIC Square, 1168 Nanjing Rd. (W), Shanghai; fax: +86 21 5292 9166, attention: David Meredith, Esq. 
  

 20 

 (b) All notices, requests, demands and other communications given or made in accordance with the
provisions of this Agreement shall be in writing, and shall be sent by airmail, return receipt requested, or by facsimile with confirmation of receipt, and shall be deemed to be given or made when receipt is so confirmed. 
 (c) Any party may, by written notice to the Company, alter its address or respondent, and such notice shall be considered to have been given three
(3) days after the airmailing or faxing thereof. 
 7.8 Expenses. Each of the Company and the Investors shall bear their own
expenses incurred with respect to this Agreement, the Related Agreements and the transactions contemplated hereby and thereby; provided, however, the Company will pay at the Closing the reasonable out-of-pocket expenses of the Investors,
including, without limitation, the reasonable fees and expenses of one firm of counsel to the Investors, attributable to the negotiation, execution and delivery of this Agreement, the Related Agreements or the transactions contemplated hereby,
transaction fees and travel expenses in an amount not exceeding US$50,000. 
 7.9 Attorneys’ Fees. If any action at law or in
equity (including arbitration) is necessary to enforce or interpret the terms of this Agreement or any Related Agreement, the prevailing party shall be entitled to reasonable attorneys’ fees, costs and necessary disbursements in addition to any
other relief to which such party may be entitled as determined by such court, equity or arbitration proceeding. 
 7.10 Amendments and
Waivers. Any term of this Agreement may be amended only with the written consent of the Company and the holders of a majority of the Ordinary Shares issued or issuable upon conversion of the Series A Shares. Any amendment or waiver effected in
accordance with this Section 7.10 shall be binding upon each of the Investors and each transferee of the Securities, each future holder of all such securities and the Company. 
 7.11 Severability. If one or more provisions of this Agreement are held to be unenforceable under applicable law, portions of such provisions, or
such provisions in their entirety, to the extent necessary, shall be severed from this Agreement and the balance of the Agreement shall be interpreted as if such provision were so excluded and shall be enforceable in accordance with its terms.

 7.12 Delays or Omissions. No delay or omission to exercise any right, power or remedy accruing to any holder of any of the
Securities, upon any breach or default of the Company under this Agreement shall impair any such right, power or remedy of such holder nor shall it be construed to be a waiver of any such breach or default, or an acquiescence therein, or of or in
any similar breach or default thereafter occurring; nor shall any waiver of any single breach or default be deemed a waiver of any other breach or default theretofore or thereafter occurring. Any waiver, permit, consent or approval of any kind or
character on the part of any holder of any breach or default under this Agreement, or any waiver on the part of any holder of any provisions or conditions of this agreement, must be in writing and shall be effective only to the extent specifically
set forth in such writing. All remedies, either under this Agreement or by law or otherwise afforded to any holder shall be cumulative and not alternative. 
  

 21 

 7.13 Entire Agreement. This Agreement and the documents referred to herein constitute the entire
agreement between the parties hereto pertaining to the subject matter hereof, and any and all other written or oral agreements existing between the parties hereto are expressly canceled. 
 7.14 Further Assurances. Upon request of any of the Investors, all parties hereto agree to promptly execute and deliver all such other instruments
and take all such other actions as any Investor may reasonably request from time to time in order to effectuate and carry out the purposes, privileges, restrictions, rights and duties of the parties and the other provisions of this Agreement and the
Related Agreements. 
 7.15 Specific Performance. The parties hereby declare that it is impossible to measure in money the damages
that will accrue to a party hereto by reason of a failure to perform any of the obligations under this Agreement and that a breach hereof shall cause irreparable injury and, in addition to any other right or remedy available to the parties hereto at
law or in equity, any injured party hereunder shall be entitled to enforcement by court injunction or specific performance of the obligations of the parties hereunder, without the necessity for posting a bond. Notwithstanding the foregoing sentence,
nothing herein shall be construed as prohibiting any injured party hereunder from also pursuing any other rights or remedies for such breach or threatened breach, including receiving damages and attorneys’ fees. The election of any remedy shall
not be construed as a waiver on the part of any injured party hereunder of any right such party may otherwise have at law or in equity, which rights and remedies shall be cumulative. 
 7.16 Understanding Among Investors. The decision of each Investor to purchase Securities pursuant to this Agreement has been made by such Investor
independently of any other Investor and independently of any statements or opinions as to the condition (financial or otherwise) of the Company that may have been made or given by any other Investor or by any agent or employee of any other Investor.
Each Investor acknowledges that no other Investor has acted as agent for such Investor in connection with making its investment hereunder and that no other Investor will be acting as agent of such Investor in connection with monitoring its
investment hereunder. 
 7.17 Publicity. Except as may be required by applicable law, the Company shall not use the name of, or make
reference to, any Investor or any of its affiliates in any press release or in any public manner without such Investor’s prior written consent. 
 7.18 Confidentiality and Non-Disclosure. 
 (a) The Investors acknowledge that the Company could be
irreparably damaged if trade secrets concerning the business and affairs of the Company were disclosed to or utilized on behalf of any person. Each of the Investors covenants and agrees to and with the Company that, except as otherwise provided in
this Agreement, it will not, at any time, directly or indirectly, without the prior written consent of the Company, divulge, and will not authorize any of its partners, shareholders, directors, officers, employees or agents to divulge, to any person
any trade secrets if such release is intended for, or may result in, its public dissemination. The foregoing requirements of confidentiality shall not apply to information: (i) that is now or in the future becomes freely available to the public
through no fault of or action by the using or disclosing party and not in violation of any confidentiality obligation owed by any other Person; (ii) that is the 

  

 22 

 
possession of the using or disclosing party prior to the time such information was obtained from the Company or that is independently acquired by the using
or disclosing party without the aid, application or use of such other information; (iii) that is obtained by the using or disclosing party in good faith without knowledge of any breach of a secrecy arrangement from a third party; or
(iv) that is required to be disclosed by applicable law or order of government agency or self-regulatory body (including, without limitation, the Hong Kong Stock Exchange). 
 (b) Non-Disclosure of Terms. The terms and conditions of this Agreement, the Related Agreements and all exhibits and schedules attached hereto and
thereto (collectively, the “Financing Terms”), including their existence, shall be considered confidential information and shall not be disclosed by any party hereto to any third party except in accordance with the provisions
set forth below; provided that such confidential information shall not include any information that is in the public domain other than by the breach of the confidentiality obligations hereunder. 
 (c) Press Releases, Etc. Any press release issued by any party hereto or any member of the Group shall not disclose any of the Financing Terms and
the final form of such press release shall be approved in advance in writing by the Investors. No other announcement regarding any of the Financing Terms in a press release, conference, advertisement, announcement, professional or trade publication,
mass marketing materials or otherwise to the general public may be made without the Investors’ prior written consent. 
 (d)
Permitted Disclosures. Notwithstanding the foregoing, any party may disclose any of the Financing Terms to its current or bona fide, employees, bankers, lenders, partners, accountants and attorneys and other professional advisers, in each
case only where such persons or entities are under appropriate non-disclosure obligations. Without limiting the generality of the foregoing, the Investors shall be entitled to disclose the Financing Terms for the purposes of fund reporting or
inter-fund reporting or to its fund manager, other funds managed by its fund manager and their respective auditors, directors, officers, employees, shareholders or investors. 
 (d) Legally Compelled Disclosure. In the event that any party is requested or becomes legally compelled (including without limitation, pursuant to
securities laws and regulations) to disclose the existence of this Agreement and exhibits and schedules attached to such agreement, or any of the Financing Terms hereof in contravention of the provisions of this Section 7.18, such party
(the “Disclosing Party”) shall provide the other parties (the “Non-Disclosing Parties”) with prompt written notice of that fact and use all reasonable efforts to seek (with the cooperation and
reasonable efforts of the other parties) a protective order, confidential treatment or other appropriate remedy. In such event, the Disclosing Party shall furnish only that portion of the information that is legally required and shall exercise
reasonable efforts to keep confidential such information to the extent reasonably requested by any Non-Disclosing Party. 
 (e)
Notices. All notices required under this section shall be made pursuant to Section 7.7 of this Agreement. 
  

 23 

 (f) This Section 7.18 shall survive the termination of this Agreement and the other Related
Documents. 
  

 24 

 IN WITNESS WHEREOF, the parties hereto have executed this Series A Participating Preferred Share
Purchase Agreement with the intent and agreement that the same shall be effective as of the day and year first written above. 
  

					
		 		 	COMPANY:
			
	 Address:
 Suite 3293-94, Tower B, City Center of
Shanghai
 No. 100 Zunyi Rd.
 Shanghai 200051, P.R. China

 Fax: +86 21 6237 1918
	 		 	CGEN DIGITAL MEDIA COMPANY LIMITED
	Attention: CEO	 		 	/s/
		 		 	 By:
 Title:

			
	 Address:
 26/F, Harcourt House
 39 Gloucester Road
 Wanchai, Hong Kong
 Fax: +852 2520 0128
	 		 	S.I. TECHNOLOGY VENTURE CAPITAL LIMITED
	Attn: Philip P. Zhai, PhD	 		 	/s/
		 		 	 By:
 Title:

			
	 Address:
 Suite 602, 6th Floor
 One International Finance Centre
 One Harbour View Street, Central

Hong Kong
 Fax: +852 2295 0600
	 		 	SUMITOMO CORPORATION EQUITY ASIA LIMITED
	Attention: Joe Chang	 		 	/s/
		 		 	 By:
 Title:

					
	 Address:
 Suite 3293-94, Tower B, City Center of
Shanghai
 No. 100 Zunyi Rd.
 Shanghai 200051, P.R. China

 Fax: +86 21 6237 1918
	 		 	NEW MEDIA TECHNOLOGY LTD.
	Attention: CEO	 		 	/s/
		 		 	 By:
 Title:

  

	
	 SIGNED, SEALED and DELIVERED by
  
 /s/
  
 in
the presence of:-

	
	  
	Signature of Witness

  

					
	Name of Witness	 		 	
			
	 Address:
 Suite 3293-94, Tower B, City Center of
Shanghai
 No. 100 Zunyi Rd.
 Shanghai 200051, P.R. China

	 		 	CHAN YI SING
	Fax: +86 21 6237 1918	 		 	/s/
		 		 	 By:
 Title:

 Schedule I 
  

					
	 Investor
	 	 Series A Shares to be Purchased
	 	 Total Purchase Price

	 S.I. Technology Venture
 Capital Limited
	 	33,977,284	 	US$3,500,000
			
	 Sumitomo Corporation
 Equity Asia Limited
	 	9,707,795	 	US$1,000,000
			
	 New Media Technology Ltd. 
	 	4,368,508	 	US$450,000
			
	 CHAN Yi Sing
	 	485,390	 	US$50,000
			
	 Total:
	 	48,538,977	 	US$5,000,000

 Schedule II 
 Schedule of Exceptions 
 Section 2.4 
 The Company has the following subsidiaries: 
  

	 	1.	CGEN Media Tech. Co., Ltd., a company organized under the laws of Hong Kong. 

  

	 	2.	CGEN Digital Tech. (Shanghai) Co., Ltd. , a company organized under the laws of the People’s Republic of China. 

 Section 2.10 
 A Group member had a contract with Media Nation
for Media Nation to act as sales agent, which contract has been terminated. 
 Section 2.11: Scheduled Contracts 
  

	 	1.	The financial statements of the Group disclose a liability for a bank loan of approximately RMB17 million. A liability for a loan of approximately RMB8 million, in accordance with
the closing conditions in Section 4 of the Agreement, is expected to be converted prior to Closing. A liability for a shareholder loan of approximately RMB10 million, in accordance with the closing conditions in Section 4 of the Agreement
is expected to be converted into share capital prior to Closing. A liability for approximately US$1.5 million is guaranteed by OpCo and in accordance with the closing conditions in Section 4 of the Agreement is expected to be discharged prior
to Closing. The foregoing transactions are referred to as the “Restructuring Transactions”. 

  

	 	2.	OpCo licenses software and IP from Shanghai CGEN Info. Systems Co., Ltd. 

  

	 	3.	The Company has leased office space in the ordinary course of business on customary terms and conditions. 

  

	 	4.	Any other applicable agreements or contracts otherwise disclosed in this Schedule 

 Section 2.12 
 The Company incurred advisory fees to Dragonrise Capital Group in connection with the sale of the Series A Shares.

 Section 2.13 
 Please see the Service Agreement
between the WFOE and the PRC company. OpCo licenses software and IP from Shanghai CGEN Info. Systems Co., Ltd., a company affiliated with shareholders and the Chairman of the Company. A liability for approximately US$1.5 million is guaranteed by
OpCo and in accordance with the closing conditions in Section 4 of the Agreement is expected to be discharged prior to Closing. 
 Section 2.16

 The Company has leased office space in the ordinary course of business on customary terms and conditions. OpCo licenses software and IP from Shanghai
CGEN Info. Systems Co., Ltd. 
 Section 2.17 

 A liability for approximately US$1.5 million is guaranteed by OpCo and in accordance with the closing conditions in
Section 4 of the Agreement is expected to be discharged prior to Closing. 
 Section 2.18 
 Please see the Restructuring Transactions. 
 Section 2.19

 In accordance with the closing conditions in Section 4 of this Agreement, the Company expects to approve a share option plan meeting the
conditions described in the Agreement. 
 Section 4.9: Principal Shareholders executing the Shareholders’ Agreement: 
 CHAN Yi Sing 
 New Media Technology Ltd. 

 Schedule III 
 Particulars of the Company 
  

							
	 Name
	 	 :
	 	CGEN DIGITAL MEDIA COMPANY LIMITED
			
	 Place of Incorporation
	 	 :
	 	Cayman Islands
			
	 Registration No.
	 	 :
	 	CR-145540
			
	 Date of Incorporation
	 	 :
	 	24 February 2005
			
	 Registered Address
	 	 :
	 	4th Floor, P.O. Box 2804, George Town, Grand Cayman, Cayman Islands
			
	 Authorised Share Capital
	 	 :
	 	1,000,000
			
	 Issued Share Capital
	 	 :
	 	1,000,000
				
	 Shareholders
	 	 :
	 	Name	  	Number of Shares held
		 		 	New Media Technology Ltd.	  	900,000
		 		 	CHAN Yi Sing	  	100,000
			
	 Directors
	 	 :
	 	CHAN Yi Sing, CAO Xiao Feng
			
	 Company Secretary
	 	 :
	 	N/A
			
	 Registered Agent
	 	 :
	 	Offshore Incorporations (Cayman) Limited

  

 30 

 Schedule IV 
 Particulars of the Subsidiaries 
  

							
	 Name
	  	:	  	CGEN Media Technology Co., Ltd.
			
	 Place of Incorporation
	  	:	  	Hong Kong
			
	 Registration No.
	  	:	  	875785
			
	 Date of Incorporation
	  	:	  	17 December 2003
			
	 Registered Address
	  	:	  	 Unit 1, 6/F, Grand City Plaza, 1-17 Sai Lau Kok Road,
 Tsuen Wan New Territories, Hong Kong

			
	 Authorised Share Capital
	  	:	  	HK$10,000
			
	 Issued Share Capital
	  	:	  	HK$10,000
				
	 Shareholders
	  	:	  	Name	  	Percentage of Shares held
		  		  	CGEN Digital Media Co., Ltd.	  	100%
			
	 Directors
	  	:	  	CHAN Yi Sing, TIAN Guan Yong
			
	 Company Secretary
	  	:	  	CorpiSs Limited

  

 31 

 Schedule IV Continued 
 PRC Wholly Foreign-Owned Enterprise 
  

			
	 Name:
	  	 CGEN Digital Technology (Shanghai) Co., Ltd.

		
	 Approval Number:
	  	 Shangwaizihuzhangduzi Zi (2005) No. 1260

		
	 Registration Number:
	  	 Qiduhupuzong Zi No. 320829 (Pudong)

		
	 Nature of Enterprise:
	  	 WFOE

		
	 Place of Incorporation:
	  	 Room 2207, No. 200 Zhangheng Road, Shanghai

		
	 Total Investment:
	  	 US$1.2 million

		
	 Registered Capital:
	  	 US$1 million

		
	 Paid-up Registered Capital:    
	  	 nil

		
	 Registered Office:
	  	 Room 2207, No. 200 Zhangheng Road, Shanghai

		
	 Business Scope:
	  	 Design, develop, produce and sell self-produced products, provide relevant technology consulting services regarding design, test and
maintenance of computer system integration

		
	 Date of Incorporation:
	  	 29 August 2005

		
	 Operating Term:
	  	 20 Years

		
	 Legal Representative:
	  	 CHAN Yi Sing

		
	 General Manager:
	  	 CHAN Yi Sing

		
	 Branches and Subsidiaries:        
	  	 N/A

  
 List of Shareholders and Percentage of
Equity Interest: 
  

							
	 Name of Shareholder
	  	Contribution (RMB)	  	Form of
Contribution	  	Percentage (%)
	 CGEN Media Technology Co., Ltd.
	  		  		  	100
		  	 	  	 	  	 
	 TOTAL
	  		  		  	
		  	 	  	 	  	 

 Schedule V 
 Leased Property 
 Address: Room 3293-94, Tower B, City Center of Shanghai, No.100 Zunyi Road, Shanghai 200051
China 
 Duration: 15 August 2005 to 14 August 2007 
 Landlord: LONGVIEW ASSETS LIMITED 
  

 Schedule VI 
 Notice Schedule 
 S.I. Technology Venture Capital Limited 
 26/F, Harcourt House 
 39 Gloucester Road 
 Wanchai, Hong Kong 
 Tel: +852 2529 5652 
 Fax: +852 2520 0128 
 Attn: Philip P. Zhai, PhD. 
 Sumitomo Corporation Equity Asia Limited 
 Suite 602, 6th Floor 

One International Finance Centre 
 One Harbour View Street 
 Central 
 Hong Kong 
 Tel: +852 2295 0300 
 Fax: +852 2295 0600 
 Attn: Joe Chang 
 with a copy to: 
 Preston Gates Ellis 
 35th Floor, Two International Finance Centre

 8 Finance Street, Central 
 Hong Kong 
 Fax: +852 2511 9515 
 Attn: Stephen Man, Esq. 
  

 EXHIBIT A 
 FORM OF AMENDED AND RESTATED MEMORANDUM 
 AND ARTICLES OF ASSOCIATION 
  

 EXHIBIT B 
 FORM OF REGISTRATION RIGHTS AGREEMENT 
  

 EXHIBIT C 
 FORM OF SHAREHOLDERS’ AGREEMENT 
  

 EXHIBIT D 
 SHAREHOLDERS AND PERSONS HOLDING OPTIONS, WARRANTS, ETC. 
  

 EXHIBIT E 
 FORM OF OPINION OF COMPANY’S CAYMAN ISLANDS COUNSEL 
  

 EXHIBIT F 
 FORM OF OPINION OF COMPANY’S PRC COUNSEL

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