Document:

Office Lease

 Exhibit 10.5 
 OFFICE LEASE 
 BAY CENTER OFFICES 
 Emeryville, California 
 BAY CENTER OFFICE, LLC 
 as 
 LANDLORD, 
 and 
 JAMBA JUICE COMPANY

 as 
 TENANT

 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page
	 1.
	  	Definitions	  	1
	 2.
	  	Lease of Premises	  	8
	 3.
	  	Term; Condition and Acceptance of Premises	  	9
	 4.
	  	Rent	  	13
	 5.
	  	Calculation and Payments of Escalation Rent	  	14
	 6.
	  	Impositions Payable by Tenant	  	16
	 7.
	  	Use of Premises	  	16
	 8.
	  	Building Services	  	19
	 9.
	  	Maintenance of Premises	  	23
	 10.
	  	Alterations to Premises	  	23
	 11.
	  	Liens	  	26
	 12.
	  	Damage or Destruction	  	26
	 13.
	  	Eminent Domain	  	28
	 14.
	  	Insurance	  	29
	 15.
	  	Waiver of Subrogation Rights	  	31
	 16.
	  	Tenant’s Waiver of Liability and Indemnification	  	32
	 17.
	  	Assignment and Subletting	  	33
	 18.
	  	Rules and Regulations	  	37
	 19.
	  	Entry of Premises by Landlord; Use of Common Areas	  	37
	 20.
	  	Default and Remedies	  	38
	 21.
	  	Subordination, Attornment and Nondisturbance	  	41
	 22.
	  	Sale or Transfer by Landlord; Lease Non-Recourse	  	42
	 23.
	  	Estoppel Certificate	  	43
	 24.
	  	No Light, Air, or View Easement	  	43
	 25.
	  	Holding Over	  	43
	 26.
	  	Security Deposit	  	44
	 27.
	  	Waiver	  	46
	 28.
	  	Notices and Consents; Tenant’s Agent for Service	  	46
	 29.
	  	Tenant’s Authority	  	46
	 30.
	  	Automobile Parking	  	47
	 31.
	  	Tenant to Furnish Financial Statements	  	48
	 32.
	  	Communications and Computer Lines and Equipment	  	49
	 33.
	  	Expansion Right	  	51
	 34.
	  	Right to Terminate	  	53
	 35.
	  	Miscellaneous	  	54
	 36.
	  	Roof Top License	  	58

 OFFICE LEASE 
 Bay Center Offices 
 Emeryville, California 
 BASIC LEASE INFORMATION 
  

			
	Lease Date:	  	July 28, 2006 (for reference purposes only)
		
	Landlord:	  	Bay Center Office, LLC, a Delaware limited liability company
		
	Tenant:	  	Jamba Juice Company, a California corporation
		
	Premises:	  	Approximately 35,635 square feet of Rentable Area located on the entire 2nd floor and a portion of the ground floor of the Building, as shown on the Floor Plans attached to this Lease as Exhibit A.
		
	Term:	  	Ten (10) years.
		
	Commencement Date	  	January 1, 2007, subject to extension as provided in Section 3.1.3 and Section 3.1.4.
		
	Expiration Date:	  	The last day of the month in which the tenth (10th)
anniversary of the Commencement Date occurs, subject to the right to extend the term pursuant to Section 3.2.
		
	Base Rent:	  	Eighty One Thousand Two Hundred Forty Seven and 80/100 Dollars ($81,247.80) per month for the period commencing on the Commencement Date until the last day of the twelfth (12th) full calendar
month following the Commencement Date and subject thereafter to increases as specified in Section 4.1.2.
		
	Base Year:	  	2007
		
	Tenant’s Percentage Share:	  	29.28% (calculated based upon 121,716 square feet of Rentable Area in the Building as of the Lease Date).
		
	Permitted Use:	  	General office, product design and testing, including installation of a commercial kitchen and walk-in cooler/freezer, and administrative use.
		
	Security Deposit:	  	$132,344.00
		
	Parking/Number of Minimum Spaces:	  	118 unassigned parking stalls as described in Article 30 of the Lease.

  

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	Tenant’s Address:	  	Before the Commencement Date:
		
		  	Jamba Juice Company
		  	1700 17th Avenue
		  	San Francisco, CA 94103
		  	Attn: Lease Administration
		
		  	Following the Commencement Date:
		
		  	Jamba Juice Company
		  	6475 Christie Avenue
		  	Emeryville, CA 94608
		  	Attn: Lease Administration
		
		  	With a copy to (whether before or after the Commencement Date):
		
		  	Cox, Castle & Nicholson LLP
		  	555 Montgomery Street, Suite 1500
		  	San Francisco, CA 94111
		  	Attn: Scott Brooks
		
	Landlord’s Address:	  	Bay Center Office, LLC
		  	c/o TMG Partners
		  	100 Bush Street, 26th Floor
		  	San Francisco, CA 94104
		  	Attn: Lynn Tolin
		
	Brokers:	  	
		
	 Landlord’s Broker:
	  	Colliers International
		
	 Tenant’s Broker:
	  	Studley, Inc.

 Exhibits and Addenda: 
  

			
	Exhibit A:	  	Floor Plan(s) of Premises
	Exhibit B:	  	Legal Description of the Land
	Exhibit C:	  	Work Letter Agreement
	Exhibit D:	  	Confirmation of Term
	Exhibit E:	  	Information Regarding Hazardous Materials
	Exhibit F:	  	Bay Center Offices Rules and Regulations
	Exhibit G-1:	  	Depiction of Location of Exterior Signage
	Exhibit G-2:	  	Exterior Flag Signage
	Exhibit G-3	  	Conditions of Approval
	Exhibit H:	  	Janitorial Specifications
	Exhibit I:	  	Depiction of Parking

  

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 OFFICE LEASE 
 THIS LEASE is made and entered into by and between Landlord and Tenant as of the Lease Date. Landlord and Tenant hereby agree as follows: 
 1. Definitions. 
 1.1 Terms Defined. The following terms have the meanings set
forth below. Certain other terms have the meanings set forth in the Basic Lease Information or elsewhere in this Lease. 
 Alterations: Alterations, additions or other improvements to the Premises made by or on behalf of Tenant (but not including the Tenant Improvements). 
 Anti-Terrorism Law: Any Requirements relating to terrorism, anti-terrorism, money-laundering or anti-money laundering activities,
including without limitation the United Sates Bank Secrecy Act the United States Money Laundering Control Act of 1986, Executive Order No. 13224, and Title 3 of the USA Patriot Act and any regulations promulgated under any of them. 

Base Operating Expenses and Base Real Estate Taxes: The Operating Expenses and the Real Estate Taxes allocable to the Base Year,
including for purposes of the Real Estate Taxes, any reduction in Real Estate Taxes obtained by Landlord after the date hereof as a result of a commonly called Proposition 8 application. 
 Base Building: The foundation, floor slabs, ceilings, roof, columns, beams, shafts, stairs, stairwells, escalators, elevators, base
building restrooms and all common areas (collectively, the “Building Structure”), and the Base Building mechanical, electrical, life safety, plumbing, sprinkler and HVAC systems installed or furnished by Landlord (collectively, the
“Building Systems”). 
 Building: The office building consisting of a five-story office tower located on the
Land, and commonly known as 6475 Christie Avenue, Emeryville, California. 
 Control or Controlled: Ownership of
more than fifty percent (50%) of all of the voting stock of a corporation or more than fifty percent (50%) of all of the legal and equitable interest in any other business entity. 
 CPI: The Consumer Price Index, All Urban Consumers, for San Francisco-Oakland-San Jose, California for All Items (1982-1984=100)
(Series ID Number CUURA422SA0) published by the Bureau of Labor Statistics of the United States Department of Labor. If the base year of the CPI is changed, then all calculations pursuant to this Lease that require use of the CPI shall be made by
using the appropriate conversion factor published by the Bureau of Labor Statistics (or successor agency) to correlate to the base year of the CPI herein specified. If no such conversion factor is published, then Landlord shall, if possible, make
the necessary calculation to achieve such conversion. If such conversion is not in Landlord’s reasonable judgment possible, or if publication of the CPI is discontinued, or if the basis of 

  

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calculating the CPI is materially changed, then the term “CPI” shall mean (a) comparable statistics on the cost of living, as computed by an
agency of the United States Government performing a function similar to the Bureau of Labor Statistics, or (b) if none, by a substantial and responsible periodical or publication of recognized authority most closely approximating the result
which would have been achieved by the CPI, as may be determined by Landlord in the exercise of its reasonable good faith business judgment. 
 Encumbrance: Any ground lease or underlying lease, or the lien of any mortgage, deed of trust, or any other security instrument now or hereafter affecting or encumbering the Project, or any part thereof or
interest therein. 
 Encumbrancer: The holder of the beneficial interest under an Encumbrance. 
 Environmental Laws: All Requirements relating to the environment, health and safety, or the use, generation, handling, emission,
release, discharge, storage or disposal of Hazardous Materials. 
 Escalation Rent: Tenant’s Percentage Share of
the total dollar increase, if any, in Operating Expenses and in Real Estate Taxes, allocable to each calendar year, or part thereof, after the Base Year, over the amount of Base Operating Expenses and Base Real Estate Taxes. If the Building or the
Project is less than one hundred percent (100%) occupied during any part of any year (including the Base Year), Landlord shall make an appropriate adjustment of the variable components of Operating Expenses and Real Estate Taxes for that year,
as reasonably determined by Landlord using sound accounting and management principles, to determine the amount of Operating Expenses and Real Estate Taxes that would have been incurred during such year if the Building (or the Project, as the case
may be) had been one hundred percent (100%) occupied during the entire year (and, if applicable, if the Tenant Improvements in the Building had been fully constructed and the Land, the Building, the Project, and all Tenant Improvements in the
Building and the Project had been fully assessed for Real Estate Tax purposes). This amount shall be considered to have been the amount of Operating Expenses and Real Estate Taxes for that year. For purposes hereof, “variable components”
include only those component expenses that are affected by variations in occupancy levels. 
 Executive Order No.
13224: Executive Order No. 13224 on Terrorist Financing effective September 24, 2001, and relating to “Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism,” as may be
amended from time to time. 
 Force Majeure Event: Any strike, lockout, inability to secure customary materials,
supplies or labor through ordinary sources despite commercially reasonable efforts to do so, failure of power, riot, insurrection, act of terrorism, war, fire or other casualty or other reason of a nature beyond the reasonable control of a party to
this Lease obligated for performance under this Lease (financial inability excepted). 
 Hazardous Materials:
Petroleum, asbestos, polychlorinated biphenyls, radioactive materials, radon gas, mold, or any chemical, material or substance now or hereafter 

  

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defined as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,”
“pollutants,” “contaminants,” “extremely hazardous waste,” “restricted hazardous waste” or “toxic substances,” or words of similar import, under any Environmental Laws. 
 Impositions: Taxes, assessments, charges, excises and levies, business taxes, licenses, permits, inspection and other authorization
fees, transit development fees, assessments or charges for housing funds, service payments in lieu of taxes and any other fees or charges of any kind at any time levied, assessed, charged or imposed by any federal, state or local entity,
(i) upon, measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture, fixtures or other personal property located in the Premises, or the cost or value of any alterations, additions or other improvements
to the Premises made by or on behalf of Tenant during the initial improvement of the Premises pursuant to and governed by the Work Letter and any subsequent Alterations; (ii) upon, or measured by, any Rent payable hereunder, including any gross
receipts tax; (iii) upon, with respect to or by reason of the development, possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; (iv) upon this
Lease transaction, or any document to which Tenant is a party creating or transferring any interest or estate in the Premises; or (v) to the extent not included in Operating Expenses, costs, fees and other expenses incurred in connection with
providing transportation services as provided by the Owner Participation Agreement, as amended, affecting the Project. Impositions do not include Real Estate Taxes, franchise, transfer, inheritance or capital stock taxes, or income taxes measured by
the net income of Landlord from all sources, unless any such taxes are levied or assessed against Landlord as a substitute for, in whole or in part, any Imposition. 
 Land: The parcel of land described on Exhibit B attached to this Lease. 
 Lease Year: Each consecutive twelve (12) month period during the Term of this Lease, provided that the last Lease Year shall
end on the Expiration Date. 
 Major Alterations: Alterations which (i) may affect the structural portions of the
Building, (ii) may affect or interfere with the Building roof, walls, elevators, heating, ventilating, air conditioning, electrical, plumbing, telecommunications, security, life-safety or other Building Systems, (iii) may affect the use
and enjoyment by other tenants or occupants of the Building of their premises, (iv) may be visible from outside the Premises, (v) utilize materials or equipment which are inconsistent with Landlord’s standard building materials and
equipment for the Building, (vi) result in the imposition on Landlord of any requirement to make any alterations or improvements to any portion of the Building (including handicap access and life safety requirements) in order to comply with
Requirements, or (vii) materially increase the cost to clean, maintain or repair, or increase the cost to relet, the Premises. 
 Minor Alterations: Alterations (i) that are not Major Alterations, (ii) that do not require the issuance of a building or other governmental permit, authorization or approval, (iii) that do not require work to be
performed outside the Premises in order to comply with Requirements, and (iv) the cost of which does not exceed Fifty Thousand Dollars ($50,000.00) in any one instance. 
  

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 Net Worth: The excess of total assets over total liabilities, determined in
accordance with generally accepted accounting principles, excluding, however, from the determination of total assets, goodwill and other intangibles. 
 Operating Expenses: All costs of management, ownership, operation, maintenance, repair and replacement of the Project, including, but not limited to, the following: (i) salaries, wages, benefits and other
payroll expenses of employees engaged in the operation, maintenance or repair of the Project; (ii) property management fees and expenses; (iii) rent (or rental value) and expenses for Landlord’s and any property manager’s offices
in the Project; (iv) electricity, natural gas, water, waste disposal, sewer, heating, lighting, air conditioning and ventilating and other utilities; (v) janitorial, maintenance, security, life safety and other services, such as alarm
service, window cleaning and elevator maintenance and uniforms for personnel providing services; (vi) repair and replacement, resurfacing or repaving of paved areas, sidewalks, curbs and gutters (except that any such work which constitutes a
capital improvement shall be included in Operating Expenses only in the manner provided in clause (xv) below); (vii) landscaping, ground keeping, management, operation, and maintenance and repair of all public, private and park areas
adjacent to the Building; (viii) materials, supplies, tools and rental equipment; (ix) license, permit and inspection fees and costs; (x) insurance premiums and costs (including an imputed commercially reasonable insurance premium if
Landlord self-insures, or a proportionate share if Landlord insures under a “blanket” policy), and the deductible portion of any insured loss (not in excess of Fifty Thousand Dollars ($50,000)) under Landlord’s insurance;
(xi) sales, use and excise taxes; (xii) legal, accounting and other professional services for the Project, including costs, fees and expenses of contesting the validity or applicability of any Requirement relating to the Building;
(xiii) all assessments and other amounts payable to EmeryBay Commercial Association and any similar entity in connection with the use of the Covered Parking Area; (xiv) depreciation on personal property, including exterior window draperies
provided by Landlord and floor coverings in the common areas and other public portions of the Project, and/or rental costs of leased furniture, fixtures, and equipment; (xv) the cost of any capital improvements to the Building or to the Project
made at any time that are intended in Landlord’s reasonable judgment as cost-saving or labor-saving devices, or to reduce or eliminate other Operating Expenses or to effect other economies in the operation, maintenance, or management of the
Building or the Project, or that are necessary or appropriate in Landlord’s reasonable judgment for the health and safety of occupants of the Building or the Project, or that are required under any Requirements which were not applicable to the
Building or the Project as of the date of this Lease, all such costs amortized over such period as Landlord shall reasonably determine based upon the reasonably anticipated useful life of the applicable item at an interest rate of ten percent
(10%) per annum, or, if applicable, the rate paid by Landlord on funds borrowed for the purpose of constructing or installing such capital improvements; and (xvi) costs, fees and other expenses incurred in connection with providing
transportation services as provided by the Owner Participation Agreement, as amended, affecting the Project. Operating Expenses shall not include any of the following : (A) Real Estate Taxes (which are separately defined below); (B) legal
fees, brokers’ commissions or other costs incurred in the negotiation, termination, or extension of leases or in proceedings involving a specific tenant; (C) depreciation, except as set forth above; (D) interest, amortization or other
payments on loans to Landlord except as a component of amortization as set forth above; and (E) the cost of capital improvements, except as set forth in clause (xv) above; (F) rent or other amounts payable under any ground lease or
master lease, or costs, fees, points or other expenses 

  

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in connection with any financing or refinancing of all or any part of the Project; (G) costs of correcting any non-compliance of the Project or any part
thereof with applicable Requirements in effect as of the Commencement Date; (H) cost for which Landlord is reimbursed, receives a credit or is otherwise compensated (other than tenant reimbursements for Operating Expenses); (I) costs of
repair or restoration required due to casualty damage or condemnation (other than commercially reasonable insurance deductible amounts); (J) reserves for anticipated future expenses beyond the current year; (K) advertising, marketing or
promotional expenses; (L) interest or penalties incurred as a result of Landlord’s failure to pay any bill as it shall become due unless non-payment is due to Tenant’s default hereunder; (M) costs related to the operation of
Landlord as an entity rather than the operation of the Project (including, without limitation, costs of formation of the entity, internal accounting unrelated to operation or management of the Project, legal matters related solely to the maintenance
of Landlord as an entity and/or preparation of tax returns) or costs associated with marketing or selling the Project or any interest therein, or converting the Project to a different form of ownership; (N) costs and disbursements, and other
expenses incurred in connection with leasing, renovating, or improving space for tenants or other occupants or prospective tenants or occupants of the Project or costs (including, without limitation, permit, license, and inspection fees) incurred in
renovating or otherwise improving or decorating, painting or redecorating space for tenants or other occupants or vacant space; (O) costs of any services sold to tenants or other occupants for which Landlord is entitled to be reimbursed by such
tenants or other occupants as an additional charge or rental over and above the base rent and escalation rent payable under the lease with such tenant or other occupant; (P) any costs of charitable or political contributions; (Q) costs
incurred by Landlord for use of any portion of the Project for special events, such as, by way of example and without limitation, shows, kiosks, filming, private parties or events; (R) costs of entertainment, dining or travel expenses;
(S) gifts, flowers or similar items provided to Tenant, other tenants, vendors, prospective tenants, agents or third parties or the cost of tenant relation parties not expressly authorized in writing by Tenant; (T) overhead and profit
increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in the Building to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis
for comparable buildings; or (U) expenses in connection with goods or services provided to other tenants’ premises when, as to the Premises, Tenant is required under this Lease to separately pay for or provide such goods or services, such
as, by way of illustration and not in limitation, costs of after-hours HVAC to other tenants’ premises if Tenant is separately charged for after-hours HVAC service to the Premises. In addition, if in any “Comparison Year” (as
hereinafter defined) following the Base Year, a new Operating Expense category (such as, by way of example only and without limitation, earthquake insurance or concierge services) is included in Operating Expenses which was not included in the
Operating Expenses during the Base Year, then the cost of such new item shall be added to the Operating Expenses for the Base Year for purposes of determining the amounts payable by Tenant as Escalation Rent under this Lease for such Comparison
Year, and during each subsequent Comparison Year, the same amount shall continue to be included in the computation of Operating Expenses for the Base Year, resulting in Operating Expenses for each such Comparison Year including (as to such category
of Operating Expenses) only the increase in the cost of such new Operating Expense category over the Base Year, as so adjusted. However, if in any Comparison Year thereafter, such new category item is not included in Operating Expenses, then no such
addition shall be made to Operating Expenses for the Base Year. Conversely, when 

  

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a category of Operating Expenses that was originally included in the Operating Expenses during the Base Year is, in any Comparison Year, no longer included
in Operating Expenses, then the cost of such item shall be deleted from the calculation of Operating Expenses during the Base Year for purposes of determining the amounts payable by Tenant for such Comparison Year. The same amount shall continue to
be deleted from the calculation of Operating Expenses for the Base Year for each Comparison Year thereafter that the Operating Expense category is so not included. If such category of Operating Expenses is again included in the Operating Expenses
for any Comparison Year, then the amount of said Operating Expense category originally included in the Operating Expenses for the Base Year shall again be added back to the Operating Expenses for the Base Year. Subject to the provisions of this
definition, the determination of Operating Expenses shall otherwise be made by Landlord in accordance with generally accepted accounting principles and practices consistently applied. The term “Operating Expenses” shall include the
following (without duplication): (1) 100% of Operating Expenses, as defined above, paid or incurred with respect to the Building; and (2) the Building’s allocable share of Operating Expenses that pertain to the common areas (including
parking areas) of the Project in general. However, the Operating Expenses to which Tenant contributes as a part of Escalation Rent shall in no event include any Operating Expenses paid or incurred with respect to (X) any of the Other Buildings,
or (Y) such Other Buildings’ respective allocable share of Operating Expenses that pertain to the common areas (including parking areas) of the Project in general. 
 Other Buildings: The two other office buildings located on the Land. 
 Project: The Land, the Building (including, without limitation, the Base Building), the Other Buildings, the surface parking lot
behind the Building and the Other Buildings, landscaping, paved walkways, driveways and all other improvements at any time located on the Land, and all appurtenances related thereto, and the ground floor of the enclosed parking facility adjacent to
the Land (the “Covered Parking Area”) and all ground level common area associated with the Covered Parking Area, together with ingress thereto and egress therefrom. The Project is sometimes referred to as “Bay Center” or
“Bay Center Offices.” 
 Real Estate Taxes: All taxes, assessments and charges now or hereafter levied or
assessed upon, or with respect to, the Building, the Project or any portion thereof, or any personal property of Landlord used in the operation thereof or located therein, or Landlord’s interest in the Building, the Project or such personal
property, by any federal, state or local entity, including: (i) all real property taxes and general and special assessments; (ii) charges, fees or assessments for transit, housing, day care, open space, art, police, fire or other
governmental services or benefits to the Building or the Project; (iii) service payments in lieu of taxes; (iv) any tax, fee or excise on the use or occupancy of any part of the Building or the Project, or on rent for space in the Building
or the Project; (v) any other tax, fee or excise, however described, that may be levied or assessed as a substitute for, or as an addition to, in whole or in part, any other Real Estate Taxes; and (vi) reasonable fees and expenses,
including those of consultants or attorneys, incurred in connection with proceedings to contest, determine or reduce Real Estate Taxes. Real Estate Taxes do not include: (A) franchise, inheritance or capital stock taxes, or income taxes
measured by the net income of Landlord from all sources, unless any such taxes are levied or assessed against Landlord as a substitute for, in whole or in part, any Real Estate Tax; (B) Impositions and all similar amounts payable by tenants of
the Building or the Project under their leases; and (C) penalties, fines, interest or charges due for late 

  

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payment of Real Estate Taxes by Landlord. If any Real Estate Taxes are payable, or may at the option of the taxpayer be paid, in installments, such Real
Estate Taxes shall, together with any interest that would otherwise be payable with such installment, be deemed to have been paid in installments, amortized over the maximum time period allowed by applicable law. The term “Real Estate
Taxes” shall include the following (without duplication): (1) 100% of Real Estate Taxes, as defined above, paid or incurred with respect to the Building; and (2) the Building’s allocable share of Real Estate Taxes that pertain to
the common areas (including parking areas) of the Project in general. However, the Real Estate Taxes to which Tenant contributes as a part of Escalation Rent shall in no event include any Real Estate Taxes paid or incurred with respect to
(X) any of the Other Buildings, or (Y) such Other Buildings’ respective allocable share of Real Estate Taxes that pertain to the common areas (including parking areas) of the Project in general. 
 Related Company: (i) An entity which Controls, is Controlled by, or is under common Control with Tenant; or (ii) an
entity into or with which Tenant is merged or consolidated or (iii) any entity to which all or substantially all (at least ninety percent (90%)) of Tenant’s stock or other equity interests or Tenant’s assets are transferred.

 Rent: Base Rent, Escalation Rent and all other additional charges and amounts payable by Tenant in accordance with
this Lease. 
 Requirements: All laws, including Environmental Laws, ordinances, rules, regulations, orders, decrees,
permits, and requirements of courts and governmental authorities now or hereafter in effect, including the Americans With Disabilities Act (42 U.S.C. § 12101 et seq.) and Title 24 of the California Code of Regulations and all
regulations and guidelines promulgated thereunder; the provisions of any insurance policy carried by Landlord or Tenant on any portion of the Project, or any property therein; the requirements of any independent board of fire underwriters; any
directive or certificate of occupancy issued pursuant to any law by any public officer or officers applicable to the Building; the provisions of all recorded documents affecting any portion of the Building, as any such document may be amended from
time to time; and all life safety programs, procedures and rules from time to time or at any time implemented or promulgated by Landlord. 
 Tenant Improvements: Alterations, additions or other improvements, if any, made by Landlord on behalf of Tenant during the initial improvement of the Premises pursuant to and governed by the provisions of the
Work Letter. 
 Tenant Parties: Tenant, all persons or entities claiming by, through or under Tenant, and their
respective employees, agents, contractors, licensees, invitees, representatives, officers, directors, shareholders, partners, and members. 
 Tenant’s Percentage Share: The percentage figure specified in the Basic Lease Information. Landlord and Tenant acknowledge that Tenant’s Percentage Share has been obtained by dividing the Rentable
Area of the Premises, as specified in the Basic Lease Information, by the total Rentable Area of the Building, as specified in the Basic Lease Information, and multiplying the resulting quotient by one hundred (100). In the event Tenant’s
Percentage Share is changed during a calendar year by reason of a change in the Rentable Area 

  

 7 

 
of the Premises or a change in the total Rentable Area of the Building, Tenant’s Percentage Share shall thereafter mean the result obtained by dividing
the then Rentable Area of the Premises by the then total Rentable Area of the Building and multiplying such quotient by one hundred (100). For the purposes of determining Tenant’s Percentage Share of Escalation Rent, Tenant’s Percentage
Share shall be determined on the basis of the number of days during such calendar year at each such Percentage Share. 
 Term: The period from the Commencement Date to the Expiration Date. 
 USA Patriot Act: The
“Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001” (Public Law 107-56), as may be amended from time to time. 
 Wattage Allowance: The product obtained by multiplying the Rentable Area of the Premises by 0.6518 KWH per month, but in no event
less than six (6) watts of connected load per square feet of Rentable Area of the Premises for all electrical power exclusive of HVAC (as defined below) and Building standard lighting. “Lighting Wattage Allowance” is the product
obtained by multiplying the Rentable Area of the Premises by 0.39 KWH per month. 
 Work Letter: The agreement attached
hereto as Exhibit C, which sets forth the respective responsibilities of Landlord and Tenant regarding the design and construction of alterations, additions and improvements to prepare the Premises for occupancy by Tenant. 
 1.2 Basic Lease Information. The Basic Lease Information is incorporated into and made a part of this Lease. Each reference in this
Lease to any Basic Lease Information shall mean the applicable information set forth in the Basic Lease Information, except that in the event of any conflict between an item in the Basic Lease Information and this Lease, this Lease shall control.

 1.3 Certain Defined Terms. The parties acknowledge that the Rentable Area of the Premises and the Building have been
finally determined by the parties as part of this Lease for all purposes, including the calculation of Tenant’s Percentage Share and will not, except as otherwise provided in this Lease, be changed. 
 2. Lease of Premises. Landlord leases to Tenant and Tenant leases from Landlord the Premises, together with the non-exclusive right to use, in
common with others, the lobbies, entrances, stairs, elevators, plazas, pedestrian walkways, restrooms, and other public portions of the Building, and all parking areas (subject to the parking area use rights as specified in this Lease), walkways,
driveways and other exterior common areas of the Project, all subject to the terms, covenants and conditions set forth in this Lease. All the windows and exterior walls of the Premises, the terraces adjacent to the Premises, if any, and any space in
the Premises used for shafts, columns, projections, stacks, pipes, conduits, ducts, electric utilities, sinks or other Building facilities and any non-public portions of the Building (such as the roof), and the use thereof and access thereto through
the Premises for the purposes of management, operation, maintenance and repairs, are reserved to Landlord. 
  

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 3. Term; Condition and Acceptance of Premises. 
 3.1 Initial Term and Acceptance of Premises. 
 3.1.1 Initial Term. This Lease shall be effective as of the Lease Date. Except as hereinafter provided, and unless sooner
terminated or extended pursuant to the provisions of this Lease, the Term of this Lease shall commence on the Commencement Date and end on the Expiration Date. 
 3.1.2 Condition of Premises. Except as provided in this Section 3.1.2 and Sections 7.3 and 7.6.1 and
except as described in the Work Letter, Tenant agrees to accept the Premises in their “as-is” condition, without any representations or warranties by Landlord, and with no obligation of Landlord to make any alterations or improvements to
the Premises or to provide any tenant improvement allowance. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the suitability of the Premises or the Building for the
conduct of Tenant’s business. Landlord shall exercise commercially reasonable efforts (without any obligation to engage overtime labor or commence any litigation) to cause Landlord’s Work as described in the Work Letter to be substantially
complete on or before September 28, 2006 (the “Target Completion Date”). “Substantially complete” or “substantial completion” of Landlord’s Work as used in this Section 3.1.2 shall mean that
Landlord’s Work has been completed except for items of the type customarily found on an architectural punch list, the correction or completion of which will not materially interfere with the construction of the Tenant Improvements pursuant to
the Work Letter. 
 3.1.3 Delay in Completion of Landlord’s Work. 
 (a) If Landlord fails to cause the Landlord’s Work to be substantially complete on or before the Target Completion Date (regardless
of whether such failure is the result of one or more Force Majeure Events (as defined in Section 35.18)), then the Commencement Date shall be extended for the number of days completion of the Landlord’s Work is delayed beyond the
Target Completion Date. 
 (b) If Landlord fails to cause the Landlord’s Work to be substantially complete on or before
January 1, 2007, which date shall be subject to extension for delay in substantial completion of Landlord’s Work resulting from the occurrence of one or more Force Majeure Events (such date, as it may be so extended, is referred to herein
as the “Outside Completion Date”), Tenant shall have the right to deliver a notice to Landlord (a “Termination Notice”) electing to terminate this Lease effective upon the date occurring five (5) business days following
receipt by Landlord of the Termination Notice (the “Effective Termination Date”). The Termination Notice must be delivered by Tenant to Landlord, if at all, not earlier than the Outside Completion Date nor later than five (5) business
days after the Outside Completion Date. 
 The extension of the Commencement Date pursuant to Section 3.1.3(a) and Tenant’s right to
terminate this Lease pursuant to Section 3.1.3(b) shall be Tenant’s sole and exclusive remedies at law or in equity for the failure of Landlord to cause the Landlord’s Work to be substantially complete by the Outside Completion
Date, and Tenant expressly agrees that Landlord shall not 

  

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be deemed in default or otherwise liable for any claims, liabilities or damages (including consequential damages) incurred by Tenant by reason of or in
connection with such failure. At Landlord’s option, the termination right contained in this Section 3.1.3(b) shall not be exercisable, or, if exercised, shall not be effective, if on the date of exercise of such right Tenant is in
default of any obligations under this Lease beyond any applicable cure period. 
 3.1.4 Delay in Completion of Tenant
Improvements. If the completion of the Tenant Improvements is delayed due to a Force Majeure Event or Landlord Delay, the Commencement Date shall be extended for the number of days completion of the Tenant Improvements is actually delayed as a
result of such Force Majeure Event or Landlord Delay. For purposes of this Lease, the term “Landlord Delay” shall mean any actual delay in the completion of the Tenant Improvements to the extent such delay is proximately caused by the
failure of Landlord to approve or disapprove of drawings, plans, or other required submissions relating to the design or construction of the Tenant Improvements in accordance with and within the time specified in the Work Letter for such approval or
disapproval, except to the extent delay under this Section 3.1.4 is attributable to Tenant Delay or to any Force Majeure Event; and provided that no period of Landlord Delay shall commence until Tenant shall have provided written notice
to Landlord specifying the facts and circumstances alleged to constitute such Landlord Delay, and the same shall continue without cure or correction for one (1) business day following such notice. For the purposes of this Lease, the term
“Tenant Delay” shall mean any delay in the completion of the Tenant Improvements to the extent such delay is proximately caused by the act, omission, neglect or failure of Tenant, Tenant’s Architect, General Contract or any of their
respective agents, employees, contractors or subcontractors. 
 3.1.5 Commencement Memorandum. In the event that the
Commencement Date is extended as permitted pursuant to Section 3.1.4, Tenant shall execute and deliver to Landlord, within ten (10) days after request, a Confirmation of Term in the form as set forth in Exhibit D attached to
this Lease. 
 3.2 Option to Extend. 
 3.2.1 Exercise of Option to Extend Term. Tenant shall have one (1) option (the “Extension Option”) to extend the
initial Term for an additional period of five (5) years (the “Extended Term”) provided that the following conditions are satisfied: (i) as of the date of delivery of the Election Notice (as defined below), Tenant is not in
economic or material default under this Lease, beyond any applicable notice and cure period expressly set forth in this Lease; (ii) as of the end of the initial Term, Tenant is not in economic or material default under this Lease, beyond any
applicable notice and cure period expressly set forth in this Lease; and (iii) Tenant has not previously been in economic or material default under this Lease, beyond any applicable notice and cure period expressly set forth in this Lease, more
than twice during the one (1) year period immediately preceding the date that Tenant delivers the Election Notice. To exercise Tenant’s option with respect to the Extended Term, Tenant shall give notice to Landlord not more than eighteen
(18) months and not less than twelve (12) months prior to the expiration of the initial Term (“Election Notice”). 
 3.2.2 Fair Market Rent. If Tenant properly and timely exercises Tenant’s Extension Option pursuant to Section 3.2.1 above, the Extended Term shall be upon all 

  

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of the same terms, covenants and conditions of this Lease; provided, however, that the Base Rent applicable to the Premises for the Extended Term shall be
one hundred percent (100%) of the “Fair Market Rent” for space comparable to the Premises as of the commencement of the Extended Term. “Fair Market Rent” shall mean the annual rental being charged for space comparable to the
Premises in buildings comparable to the Building located in Emeryville, Oakland and Berkeley, California, taking into account location, condition, available parking, existing improvements, any improvements to be made, any rental abatement
concessions and tenant improvement allowances and the allocation of any brokerage commission costs. Fair Market Rent shall reflect the then prevailing rental structure for comparable space in Emeryville, Oakland and Berkeley, California. For
example, if at the time the Fair Market Rent is being determined, the prevailing rent structure for comparable space for comparable lease terms includes periodic rental adjustments or CPI escalations, the Fair Market Rent shall reflect such rental
structure. Tenant shall pay all leasing commissions and consulting fees payable in connection with such extensions to the extent arising out of a contractual relationship between Tenant and a broker or consultant and Landlord shall pay all leasing
commissions or consulting fees to the extent arising out of a contractual relationship between Landlord and a broker or consultant. 
 3.2.3 Determination of Rent. Within forty-five (45) days after the date of the Election Notice, Landlord and Tenant shall negotiate in good faith in an attempt to determine Fair Market Rent for the Extended Term. If they are
unable to agree within said forty-five (45) day period, then the Fair Market Rent shall be determined as provided in Section 3.2.4 below. 
 3.2.4 Appraisal. If it becomes necessary to determine the Fair Market Rent for the Premises by appraisal, the real estate appraiser(s) indicated in this Section 3.2.4, each of whom shall be members
of the American Institute of Real Estate Appraisers, shall have at least five (5) years experience appraising office space located in the vicinity of the Premises, and shall be appointed and shall act in accordance with the following
procedures: 
 If the parties are unable to agree on the Fair Market Rent within the allowed time, either party may demand an
appraisal by giving written notice to the other party, which demand to be effective must state the name, address and qualifications of an appraiser selected by the party demanding the appraisal (“Notifying Party”). Within fifteen
(15) days following the Notifying Party’s appraisal demand, the other party (“Non-Notifying Party”) shall either approve the appraiser selected by the Notifying Party or select a second properly qualified appraiser by giving
written notice of the name, address and qualification of said appraiser to the Notifying Party. If the Non-Notifying Party fails to select an appraiser within the fifteen (15) day period, the appraiser selected by the Notifying Party shall be
deemed selected by both parties and no other appraiser shall be selected. If two (2) appraisers are selected, they shall select a third appropriately qualified appraiser within fifteen (15) days following selection of the second appraiser.
If the two (2) appraisers fail to select a third qualified appraiser, the third appraiser shall be appointed by the then presiding judge of the county where the Premises are located upon application by either party. 
 If only one appraiser is selected, that appraiser shall notify the parties in simple letter form of its determination of the Fair Market
Rent for the Premises within 

  

 11 

 
fifteen (15) days following his or her selection, which appraisal shall be conclusively determinative and binding on the parties as the appraised Fair
Market Rent. 
 If multiple appraisers are selected, the appraisers shall meet not later than fifteen (15) days
following the selection of the last appraiser. At such meeting, the appraisers shall attempt to determine the Fair Market Rent for the Premises as of the commencement date of the Extended Term by the agreement of at least two (2) of the
appraisers. 
 If two (2) or more of the appraisers agree on the Fair Market Rent for the Premises at the initial
meeting, such agreement shall be determinative and binding upon the parties hereto and the agreeing appraisers shall forthwith notify both Landlord and Tenant of the amount set by such agreement. If multiple appraisers are selected and two
(2) appraisers are unable to agree on the Fair Market Rent for the Premises, each appraiser shall submit to Landlord and Tenant his or her respective independent appraisal of the Fair Market Rent for the Premises, in simple letter form, within
fifteen (15) days following appointment of the final appraiser. The parties shall then determine the Fair Market Rent for the Premises by averaging the appraisals; provided that any high or low appraisal, differing from the middle appraisal by
more than ten percent (10%) of the middle appraisal, shall be disregarded in calculating the average. 
 If only one
(1) appraiser is selected, then each party shall pay one-half (1/2) of the fees and expenses of that appraiser. If three (3) appraisers are selected, each party shall bear the fees and expenses of the appraiser it selects and one-half
(1/2) of the fees and expenses of the third appraiser. 
 3.2.5 Restriction on Assignment. The Extension Option
shall be personal to Jamba Juice Company, a California corporation (“Original Tenant”) or its Permitted Transferee (as defined in Section 17.9.1, below), and shall terminate upon any assignment of this Lease or any sublease of
the Premises. 
 3.2.6 Amendment to Lease. Immediately after the Fair Market Rent has been determined, the parties
shall enter into an amendment to this Lease setting forth the Base Rent for the Extended Term and the new expiration date of the Term of the Lease. All other terms and conditions of the Lease shall remain in full force and effect and shall apply
during the Extended Term, except that: (i) there shall be no further option to extend the Term beyond a date five (5) years after the expiration of the initial Term, (ii) there shall be no rent concessions, and (iii) there shall
be no construction allowance, tenant improvement allowance or similar provisions. 
 3.3 Early Entry. If Tenant takes
possession of or enters into the Premises prior to the Commencement Date for any reason, including for the purposes of preparing the Premises for Tenant’s occupancy pursuant to the Work Letter, such possession or entry shall be subject to all
of the terms, covenants and conditions of this Lease, including Tenant’s insurance obligations contained in Article 14 and Tenant’s indemnity obligations contained in Article 16, but excluding Tenant’s obligation to pay Base Rent,
Escalation Rent or charges for use of the parking to which Tenant is entitled pursuant to this Lease. 
  

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 4. Rent. 
 4.1 Payments and Adjustments of Base Rent. 
 4.1.1 Obligation to Pay Base Rent. Tenant shall pay Base Rent to Landlord, in advance, in equal monthly installments, commencing on
or before the Commencement Date, and thereafter on or before the first day of each calendar month during the Term. If the Commencement Date is other than the first day of a calendar month, Base Rent for the initial fractional calendar month at the
commencement of the Term shall be paid upon the Commencement Date, prorated on the basis of a thirty (30) day month. 
 4.1.2 CPI Adjustments to Base Rent. The Base Rent payable hereunder shall be subject to increase, effective on the first anniversary of the Commencement Date and annually thereafter during the initial Lease Term (each, a “Rent
Adjustment Date”), in accordance with the terms of this Section 4.1.2. The Base Rent, as adjusted, shall thereafter be payable by Tenant until the next following Rent Adjustment Date. The Base Rent shall be increased, effective as
of each Rent Adjustment Date, to equal the Base Rent payable by Tenant during the twelve (12) month period preceding such Rent Adjustment Date multiplied by a fraction, the numerator of which equals the Anniversary Index (as defined below) and
the denominator of which equals the Base Index (as defined below); provided, however, in no event shall the Base Rent increase as of any Rent Adjustment Date by more than five percent (5%) per annum, over the Base Rent most recently in effect
prior to such Rent Adjustment Date. For purposes hereof, the “Anniversary Index” shall mean the CPI published most recently preceding the applicable Rent Adjustment Date and the “Base Index” shall mean the CPI published for the
corresponding calendar month of the previous year (or if no CPI was published for the corresponding calendar month in the previous year, the CPI for the first month thereafter for which a CPI value was published shall be used, and the result
annualized). When the Base Rent payable as of each Rent Adjustment Date is determined, Landlord shall promptly give Tenant written notice of such adjusted Base Rent and the manner in which it was computed. If Landlord fails to give such notice prior
to any Rent Adjustment Date, such failure shall not constitute a default on the part of Landlord, nor prejudice Landlord’s right to give such notice at a later date. In that event, Tenant shall pay, with the Base Rent payable in the following
month, any unpaid increase in Base Rent, as so adjusted, for the period beginning on the Rent Adjustment Date and ending on the last day of the month in which such notice is given. 
 4.2 Manner of Rent Payment. All Rent shall be paid by Tenant without notice, demand, abatement, deduction or offset (except as
permitted under Section 3.1.3(a), Section 8.4, and Section 12.1), in lawful money of the United States of America, payable to Landlord, at Landlord’s Address as set forth in the Basic Lease Information, or to
such other person or at such other place as Landlord may from time to time designate by notice to Tenant. 
 4.3 Additional
Rent. All Rent not characterized as Base Rent or Escalation Rent shall constitute additional rent, and if payable to Landlord shall, unless otherwise specified in this Lease, be due and payable thirty (30) days after Tenant’s receipt
of Landlord’s invoice therefor. Landlord shall provide to Tenant supporting documentation of such Additional Rent as reasonably requested by Tenant. 
  

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 4.4 Late Payment of Rent; Interest. Tenant acknowledges that late payment by
Tenant of any Rent will cause Landlord to incur administrative costs not contemplated by this Lease, the exact amount of which are extremely difficult and impracticable to ascertain based on the facts and circumstances pertaining as of the Lease
Date. Accordingly, if any Rent is not paid by Tenant within five (5) days after the date when due on more than two (2) occasions in any calendar year during the Term, then Tenant shall pay to Landlord, with such Rent, a late charge equal
to five percent (5%) of such Rent. Any Rent, other than late charges, due Landlord under this Lease, if not paid when due, shall also bear interest from the date due until paid, at the rate of the greater of (i) ten percent (10%) per
annum, or (ii) four percent (4%) plus the prime rate (or base rate) reported in the Money Rates column or section of The Wall Street Journal as being the base rate on corporate loans at large U.S. money center commercial banks; provided,
however, that if such rate of interest shall exceed the maximum rate allowed by law, the interest rate shall be automatically reduced to the maximum rate of interest permitted by applicable law. The parties acknowledge that such late charge and
interest represent a fair and reasonable estimate of the administrative costs and loss of use of funds Landlord will incur by reason of a late Rent payment by Tenant, but Landlord’s acceptance of such late charge and/or interest shall not
constitute a waiver of Tenant’s default with respect to such Rent or prevent Landlord from exercising any other rights and remedies provided under this Lease, at law or in equity. 
 5. Calculation and Payments of Escalation Rent. During each full or partial calendar year of the Term subsequent to the Base Year (each such
subsequent calendar year, a “Comparison Year”), Tenant shall pay to Landlord Escalation Rent to Landlord in accordance with the following procedures: 
 5.1 Payment of Estimated Escalation Rent. During the months of November or December of the Base Year and November or December of
each subsequent calendar year, or as soon thereafter as practicable, Landlord shall give Tenant notice of its estimate of Escalation Rent due for the next ensuing calendar year. On or before the first day of each month during such next ensuing
calendar year commencing at least thirty (30) days following receipt of such estimate notice, Tenant shall pay to Landlord in advance, in addition to Base Rent, one-twelfth (1/12th) of such estimated Escalation Rent. In the event such
notice is given after December 1st of any year during the Term, (a) Tenant shall continue to pay Escalation Rent on the basis of the prior calendar year’s estimate until the month commencing at least thirty (30) days after such
notice is given, (b) subsequent payments by Tenant shall be based on the estimate of Escalation Rent set forth in Landlord’s notice, and (c) with the first monthly payment of Escalation Rent based on the estimate set forth in
Landlord’s notice, Tenant shall also pay the difference, if any, between the amount previously paid for such calendar year and the amount which Tenant would have paid through the month in which such notice is given, based on Landlord’s
noticed estimate or, in the alternative, if such amount previously paid by Tenant for such calendar year through the month in which such notice is given exceeds the amount which Tenant would have paid through such month based on Landlord’s
noticed estimate, Landlord shall credit such excess amount against the next monthly payments of Escalation Rent due from Tenant. If at any time Landlord reasonably determines that the Escalation Rent for the current calendar year will vary from
Landlord’s estimate by more than five percent (5%), Landlord may, by notice to Tenant, revise its estimate for such calendar year commencing at least thirty (30) days thereafter, and subsequent payments by Tenant for such calendar year
shall be based upon such revised estimate. 
  

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 5.2 Escalation Rent Statement and Adjustment. Within one hundred twenty
(120) days after the close of each calendar year, or as soon thereafter as practicable (but in no event later than one hundred eighty (180) days after the close of each calendar year unless Landlord is appealing or contesting any Operating
Expenses, in which case the date for delivery shall be within 30 days following the completion of such appeal or contest), Landlord shall deliver to Tenant a statement of the actual Escalation Rent for such calendar year, accompanied by a statement
prepared by Landlord showing in reasonable detail the Operating Expenses and the Real Estate Taxes comprising the actual Escalation Rent. If Landlord’s statement shows that Tenant owes an amount less than the payments previously made by Tenant
for such calendar year, Landlord shall credit the difference first against any sums then owed by Tenant to Landlord and then against the next payment or payments of Rent due Landlord, except that if a credit amount is due Tenant after termination of
this Lease, Landlord shall pay to Tenant any excess remaining after Landlord credits such amount against any sums owed by Tenant to Landlord. If Landlord’s statement shows that Tenant owes an amount more than the payments previously made by
Tenant for such calendar year, Tenant shall pay the difference to Landlord within thirty (30) days after delivery of the statement. 
 5.3 Inspection of Operating Expenses Records. In the event Tenant disputes the amount of the actual Escalation Rent set forth in the statement delivered by Landlord to Tenant pursuant to
Section 5.2, Tenant shall have the right, at Tenant’s sole cost, after five (5) business days prior written notice to Landlord, to inspect at Landlord’s property management office during normal business hours
Landlord’s books and records concerning the Escalation Rent set forth in such statement; provided, however, Tenant shall have no right to conduct such inspection, have an inspection performed by the Accountant as described below, or object to
or otherwise dispute the amount of the Operating Expenses and the Real Estate Taxes set forth in any statement, unless Tenant does so within nine (9) months immediately following Landlord’s delivery of the particular statement in question
(the “Review Period”); provided, further, that notwithstanding any such timely objection, dispute, and/or inspection, and as a condition precedent to Tenant’s exercise of its right of objection, dispute, and/or inspection as set forth
in this Section 5.3, Tenant shall not be permitted to withhold payment of, and Tenant shall timely pay to Landlord, the full amounts as required by the provisions of this Article 5 in accordance with such statement provided, however,
such payment may be made under protest pending the outcome of any inspection which may be performed by the Accountant as described below. If after such inspection, Tenant still disputes the amount of the Escalation Rent set forth in the statement,
Tenant shall have the right and within ninety (90) days thereafter, to cause an independent certified public accountant, as selected by Tenant and approved by Landlord (the “Accountant”), which approval shall not be unreasonably
withheld, conditioned or delayed, to commence and complete an inspection of Landlord’s books and records to determine the proper amount of the Escalation Rent incurred and amounts payable by Tenant for the calendar year which is the subject of
such statement. Such Accountant shall be engaged by Tenant on a non-contingency fee basis. If such inspection reveals that Landlord has over-charged Tenant, then Landlord shall credit against Tenant’s rental obligations next falling due the
amount of such over-charge. If the inspection reveals that the Tenant was undercharged, then within thirty (30) days after the results of such inspection are made available to Tenant, Tenant shall reimburse to Landlord the amount of such
under-charge. The payment by Tenant of any amounts pursuant to this Article 5 shall not preclude Tenant from questioning the correctness of any statement provided by Landlord at any time during the Review Period, but the failure of Tenant to object
in 

  

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writing thereto, conduct and complete its inspection and request that Landlord have the Accountant conduct the inspection as described above prior to the
expiration of the Review Period shall be conclusively deemed Tenant’s approval of the statement in question and the amount of Escalation Rent shown thereon. The results of any such inspection shall be kept strictly confidential by Tenant and
the Accountant, and Tenant and the Accountant must agree in their contract for such services, to such confidentiality restrictions and shall specifically agree that the results shall not be made available to any other tenant of the Project. All
costs and expenses of Tenant’s Accountant shall be paid by Tenant unless it is finally determined that Landlord’s statement overstated the actual Operating Expenses and Real Estate Taxes for the applicable calendar year by five percent
(5%) or more, in which case Landlord shall pay the reasonable costs of Tenant’s Accountant for the inspection of Landlord’s records, up to a maximum amount of Ten Thousand Dollars ($10,000.00). 
 5.4 Proration for Partial Year. If the Commencement Date is other than the first day of a calendar year or if this Lease terminates
other than on the last day of a calendar year (other than due to an Event of Default), the amount of Escalation Rent for such fractional calendar year shall be prorated on a daily basis. Upon such termination, Landlord may, at its option, calculate
the adjustment in Escalation Rent prior to the time specified in Section 5.2 above. Tenant’s obligation to pay Escalation Rent, as set forth in Section 5.2, above, shall survive the expiration or termination of this
Lease. 
 6. Impositions Payable by Tenant. Tenant shall pay all Impositions prior to delinquency. If billed directly to Tenant,
Tenant shall pay such Impositions and concurrently deliver to Landlord evidence of such payments. If any Impositions are billed to Landlord or included in bills to Landlord for Real Estate Taxes or other charges, then Tenant shall pay to Landlord
all such amounts within thirty (30) days after delivery of Landlord’s invoice therefor. If applicable law prohibits Tenant from reimbursing Landlord for an Imposition, but Landlord may lawfully increase the Base Rent to account for
Landlord’s payment of such Imposition, the Base Rent payable to Landlord shall be increased to net to Landlord the same return without reimbursement of such Imposition as would have been received by Landlord with reimbursement of such
Imposition. Tenant’s obligation to pay Impositions which have accrued and remain unpaid upon the expiration or earlier termination of this Lease shall survive the expiration or earlier termination of this Lease. 
 7. Use of Premises. 
 7.1 Permitted Use. The Premises shall be used solely for the Permitted Use and for no other use or purpose. 
 7.2 No Violation of Requirements. Tenant shall not do or permit to be done, or bring or keep or permit to be brought or kept, in or about the Premises, or any other portion of the Building or the Project, anything which (i) is
prohibited by, will in any way conflict with, or would invalidate any Requirements; or (ii) would cause a cancellation of any insurance policy carried by Landlord or Tenant, or give rise to any defense by an insurer to any claim under any such
policy of insurance, or increase the existing rate of or adversely affect any insurance policy carried by Landlord, or subject Landlord to any liability or responsibility for injury to any person or property; or (iii) will in any way obstruct
or interfere with the rights of other tenants or 

  

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occupants of the Project, or injure or annoy them. If Tenant does or permits anything to be done which increases the cost of any of Landlord’s
insurance, or which results in the need, in Landlord’s reasonable judgment, for additional insurance by Landlord or Tenant with respect to any portion of the Premises, the Building or the Project, then Tenant shall reimburse Landlord, within
thirty (30) days following written demand therefor accompanied by reasonable supporting documentation, for any such additional costs or the costs of such additional insurance, and/or procure such additional insurance at Tenant’s sole cost
and expense. Exercise by Landlord of such right to require reimbursement of additional costs (including the costs of procuring of additional insurance) shall not limit or preclude Landlord from prohibiting Tenant’s impermissible use of the
Premises or from invoking any other right or remedy available to Landlord under this Lease. 
 7.3 Compliance with Legal,
Insurance and Life Safety Requirements. Tenant, at its cost and expense, shall promptly comply with all Requirements which relate to or arise out of: (i) Tenant’s particular use of or activities in the Premises, as opposed to general
office use, (ii) the Tenant Improvements and any Alterations, (iii) the Base Building but only to the extent such obligations are triggered by the Tenant Improvements or any Alterations, or Tenant’s particular use of or activities in
the Premises; and (iv) any acts or omissions of Tenant or any other Tenant Parties. The judgment of any court of competent jurisdiction, or the admission of Tenant in any action or proceeding involving Tenant, whether or not Landlord is party
thereto, that Tenant is in non-compliance with any Requirement shall be conclusive of that fact. Notwithstanding the foregoing, Landlord shall be responsible for complying with all Requirements which relate to or arise out of Landlord’s Work
and all Requirements which relate to the Base Building, provided that Landlord’s failure to comply with such Requirements would prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would otherwise
materially adversely affect Tenant’s use of or access to the Premises, and provided further, that nothing contained herein shall be deemed to prohibit Landlord from obtaining a variance or relying upon a grandfathered right in order to achieve
such compliance. Any costs or expenses incurred by Landlord under this Section 7.3 (other than those relating to Landlord’s Work) shall be included in Operating Expenses to the extent not excluded from the definition of Operating
Expenses; provided, however, that if Landlord’s compliance pursuant to this Section 7.3 shall be required as a result of Tenant’s particular use of or activities in the Premises, the Tenant Improvements or Alterations to the
Premises, Tenant shall reimburse Landlord for the cost of such compliance within thirty (30) days after request. 
 7.4
No Nuisance. Tenant shall not (i) do or permit anything to be done in or about the Premises, or any other portion of the Project, which would injure or annoy, or obstruct or interfere with the rights of, Landlord or other occupants of
the Project, or others lawfully in or about the Project; (ii) use or allow the Premises to be used in any manner inappropriate for comparable office buildings in Emeryville, Oakland and Berkeley, California, or for any improper or objectionable
purposes (provided that Landlord agrees that the operations of Tenant in accordance with the Permitted Use shall not constitute a violation of this Section); or (iii) cause, maintain or permit any nuisance or waste in, on or about the Premises,
or any other portion of the Project. 
  

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 7.5 Hazardous Materials. 
 7.5.1 Compliance with Environmental Laws. Without limiting the generality of Section 7.3 above, Tenant and all other
Tenant Parties shall at all times comply with all applicable Environmental Laws with respect to the use and occupancy of any portion of the Project pursuant to this Lease. Tenant and all other Tenant Parties shall not generate, store, handle, or
otherwise use, or allow, the generation, storage, handling, or use of, Hazardous Materials in the Premises or transport the same through the Project, except for limited quantities of standard office, kitchen, janitorial or other cleaning supplies
required for Tenant’s operation in accordance with the Permitted Use, or as otherwise permitted in the Rules and Regulations (such supplies being referred to herein as “Customary Permitted Materials”). Tenant shall use and dispose of
such Hazardous Materials in strict compliance with all applicable Requirements, including all Environmental Laws. In the event of a release of any Hazardous Materials caused by, or due to the act or neglect of, Tenant or any other Tenant Parties
(other than Customary Permitted Materials), Tenant shall immediately notify Landlord and take such remedial actions as Landlord may direct in Landlord’s sole discretion as necessary or appropriate to abate, remediate and/or clean up the same.
If so elected by Landlord by notice to Tenant, Landlord shall take such remedial actions on behalf of Tenant at Tenant’s sole cost and expense. In any event, Landlord shall have the right, without liability or obligation to Tenant, to direct
and/or supervise Tenant’s remedial actions and to specify the scope thereof and specifications therefor. Tenant and the other Tenant Parties shall use, handle, store and transport any Hazardous Materials in accordance with applicable
Environmental Laws, and shall notify Landlord of any notice of violation of Environmental Laws which it receives from any governmental agency having jurisdiction. In no event shall Landlord be designated as the “generator” on, nor shall
Landlord be responsible for preparing, any manifest relating to Hazardous Materials generated or used by Tenant or any other Tenant Parties. 
 7.5.2 California Health & Safety Code Section 25359. Additional information regarding environmental conditions at the Project is included in Exhibit E to this Lease, which is attached
hereto and incorporated by reference herein. 
 7.6 Special Provisions Relating to The Americans With Disabilities Act of
1990. 
 7.6.1 Allocation of Responsibility to Landlord. As between Landlord and Tenant, Landlord shall be
responsible that the Landlord’s Work (to the extent applicable to the Landlord’s Work) and the public entrances, stairways, corridors, elevators and elevator lobbies and other public areas in the Building comply with the requirements of
Title III of the Americans with Disabilities Act of 1990 (42 U.S.C. 12181, et seq., The Provisions Governing Public Accommodations and Services Operated by Private Entities), and all regulations promulgated thereunder, and all amendments, revisions
or modifications thereto now or hereafter adopted or in effect in connection therewith (hereinafter collectively referred to as the “ADA”), and to take such actions and make such alterations and improvements as are necessary for such
compliance. All costs incurred by Landlord in discharging its responsibilities under this Section 7.6.1 shall be included in Operating Expenses as provided in Section 1.1. 
 7.6.2 Allocation of Responsibility to Tenant. As between Landlord and Tenant, Tenant, at its sole cost and expense, shall be
responsible that the Premises, the Tenant Improvements, all Alterations to the Premises, Tenant’s use and occupancy of the Premises, and 

  

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Tenant’s performance of its obligations under this Lease, comply with the requirements of the ADA, and to take such actions and make such Alterations as
are necessary for such compliance; provided, however, that Tenant shall not make any such Alterations except upon Landlord’s prior written consent pursuant to the terms and conditions of this Lease. Tenant shall protect, defend, indemnify and
hold Landlord harmless from and against any claim, demand, cause of action, obligation, liability, loss, cost or expense (including reasonable attorneys’ fees) which may be asserted against or incurred by Landlord as a result of Tenant’s
failure in any respect to comply with its obligations set forth in this Section 7.6.2. Tenant’s indemnity obligations set forth in the immediately preceding sentence shall survive the expiration or earlier termination of this Lease.

 7.6.3 General. Notwithstanding anything in this Lease to the contrary, no act or omission of Landlord, including any
approval, consent or acceptance by Landlord or Landlord’s agents, employees or other representatives, shall be deemed an agreement, acknowledgment, warranty, or other representation by Landlord that Tenant has complied with the ADA or that any
action, alteration or improvement by Tenant complies or will comply with the ADA or constitutes a waiver by Landlord of Tenant’s obligations to comply with the ADA under this Lease or otherwise. Any failure of Landlord to comply with the
obligations of the ADA shall not relieve Tenant from any obligations under this Lease or constitute or be construed as a constructive or other eviction of Tenant or disturbance of Tenant’s use and possession of the Premises. 
 8. Building Services. 
 8.1 Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Term, subject to any limitations imposed by governmental rules, regulations and guidelines applicable
thereto: 
 8.1.1 Landlord shall provide heating, ventilation and air conditioning (“HVAC”) when necessary for
normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday (collectively, the “Building Hours”), except for the date of observance of New Year’s Day, Martin Luther King Day, Independence
Day, Labor Day, Memorial Day, Thanksgiving Day, the day immediately following Thanksgiving Day, Christmas Day and, at Landlord’s discretion, other State of California or nationally recognized legal holidays which are observed by other
comparable buildings in the area of Emeryville, Oakland and Berkeley, California (collectively, the “Holidays”). 
 8.1.2 Landlord shall cause to be furnished to Tenant electricity up to the Wattage Allowance for lighting and the operation of electrically-powered office equipment. 
 8.1.3 Landlord shall bear the cost of replacement of lamps, starters and ballasts for Building standard lighting fixtures within the
Premises. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 
 8.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the common areas of the Building. 
  

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 8.1.5 Landlord shall provide janitorial services to the Premises, except the dates of
observance of the Holidays, in and about the Premises and window washing services in a manner consistent with other comparable buildings in the vicinity of the Building and not less than the specification attached hereto as Exhibit H.

 8.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours,
shall have at least one elevator available at all other times, including on the Holidays. 
 8.1.7 Landlord shall provide
nonexclusive freight elevator service subject to scheduling by Landlord. 
 8.1.8 Tenant shall cooperate fully with Landlord
at all times and abide by all regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 
 8.2 Overstandard Tenant Use. Tenant shall not, without Landlord’s prior consent, which consent shall not be unreasonably
withheld, conditioned or delayed, (i) install in the Premises (A) lighting and equipment, the aggregate average daily power usage of which exceeds the Wattage Allowance, or which requires a voltage above capacities of the existing
applicable panel for those circuits that are currently being used for Tenant’s Premises, (B) heat-generating equipment (other than normal office equipment) or lighting other than lights standard for the Building, or (C) supplementary
air conditioning facilities, or (ii) permit occupancy levels in excess of one person per one hundred fifty (150) square feet of Rentable Area. If, pursuant to this Section 8.2, heat-generating equipment (other than normal
office equipment) or lighting other than Building standard lights are installed or used in the Premises, or occupancy levels are greater than set forth above, or if the Premises or fixtures therein are reconfigured by Alterations, and such
equipment, lighting, occupancy levels or Premises reconfiguration affects the temperature otherwise maintained by the Building air conditioning system, or if equipment is installed in the Premises which requires a separate temperature-controlled
room, Landlord may, at Landlord’s election after notice to Tenant or upon Tenant’s request, install supplementary air conditioning facilities in the Premises, or otherwise modify the ventilating and air conditioning serving the Premises,
in order to maintain the temperature otherwise maintained by the Building air conditioning system or to serve such separate temperature-controlled room. Tenant shall pay the cost of any transformers, additional risers, panel boards and other
facilities if, when and to the extent required to furnish power for, and all maintenance and service costs of, any supplementary air conditioning facilities or modified ventilating and air conditioning, or for lighting and/or equipment the power
usage of which exceeds the standards set forth in this Section 8.2. The capital, maintenance and service costs of such facilities and modifications shall be paid by Tenant as Rent. Landlord, at its election, may also install and maintain
an electric current meter or water meter (together with all necessary wiring and related equipment) at the Premises to measure the power and/or water usage of such lighting, equipment or ventilation and air conditioning equipment, or may otherwise
cause such usage to be measured by reasonable methods, the cost in all instances to be shared equally by Landlord and Tenant. If Tenant desires services in additional amounts than set forth in Section 8.1 above, or any other services
that are not provided for in this Lease, Tenant shall make a request for such services to Landlord with such advance notice as Landlord may reasonably require. If Tenant desires services at different 

  

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times than set forth in Section 8.1 above, Tenant shall notify Landlord and Landlord shall provide such after-hours services provided that Tenant
shall pay Landlord’s charges for such services within thirty (30) days after Tenant’s receipt of Landlord’s invoice. Electricity shall be charged at Landlord’s actual cost; the initial charge for HVAC service provided by the
Building central system shall be a rate of $39.87 per hour per zone (the “HVAC Additional Rate”), and the parties acknowledge there are two (2) zones in the portion of the Premises located on the second floor and one (1) zone in
the portion of the Premises located on the ground floor for HVAC service; the additional charge for lighting services provided by the Building central system shall be at a rate of $6.85 per hour per zone (the “Lighting Additional Rate”)
and the parties acknowledge there are three (3) zones in the portion of the Premises located on the second floor and one (1) zone on the portion of the Premises located on the ground floor for lighting service; provided, however, Landlord
shall have the right from time to time during the Term, to increase the HVAC Additional Rate and the Lighting Additional Rate to reflect increases in Landlord’s actual cost for providing additional HVAC service and lighting service. However, if
Tenant is charged for such after-hours HVAC or lighting usage, then in no event shall Operating Expenses include costs of HVAC service or lighting service for the premises of other Building occupants during after-hours periods. 
 8.3 Maintenance of Building. Landlord shall maintain the Building and the Project (other than the Premises and the premises of
other tenants of the Project) in good order and condition, except for ordinary wear and tear, damage by casualty or condemnation, or damage occasioned by the act or omission of Tenant or other Tenant Parties (to the extent not covered by insurance
maintained by Landlord), which damage shall be repaired by Landlord at Tenant’s expense. Landlord’s maintenance of, and provision of services to, the Project shall be performed in a manner consistent with that of comparable office
buildings in the Emeryville, Oakland and Berkeley, California area. Landlord shall have the right in connection with its maintenance of the Building and the Project hereunder (i) to change the arrangement and/or location of any amenity,
installation or improvement in the public entrances, stairways, corridors, elevators and elevator lobbies, and other public areas in the Building or the Project, and (ii) to utilize portions of the public areas in the Building and the Project
from time to time for entertainment, displays, product shows, leasing of kiosks or such other uses that in Landlord’s sole judgment tend to attract the public, so long as such uses do not materially interfere with or impair Tenant’s access
to or use or occupancy of the Premises or the parking areas. 
 8.4 Interruption of Use. 
 8.4.1 If solely as a result of Landlord’s gross negligence or willful misconduct, Landlord fails to provide an Essential Service (as
defined in Section 8.4.2 below) which Landlord is required to provide to the Premises pursuant to the terms of Section 8.1 (an “Abatement Condition”), which prevents Tenant from occupying all or a material portion
of the Premises (the “Abatement Space”), then Base Rent and Escalation Rent payable hereunder shall abate, provided the following additional conditions are satisfied in each instance: 
 8.4.1.1 With respect to the Abatement Condition in question, Tenant shall give notice to Landlord of the occurrence thereof, which notice
shall designate the cause or suspected cause of the Abatement Condition, if known to Tenant, and the portion of the 

  

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Premises which is not usable by Tenant, and the Abatement Condition in question shall continue after Tenant has given such notice for a period of not less
than five (5) consecutive days; and 
 8.4.1.2 Tenant, solely because of the occurrence of the Abatement Condition,
shall actually vacate the Abatement Space for not less than five (5) consecutive days after giving its notice to Landlord of the Abatement Condition. 
 8.4.2 If, with respect to any Abatement Condition, the conditions contained in Sections 8.4.1.1 and 8.4.1.2 are fulfilled, then Base Rent and Escalation Rent shall abate in the proportion that the
rentable square foot area of the Abatement Space actually vacated bears to the rentable square foot area of the Premises, for a period equal to the lesser of (A) the period during which Tenant has actually vacated the Abatement Space, or
(B) the period of time between Tenant’s having vacated the Abatement Space and the date Tenant receives notice from Landlord that the Abatement Condition has been cured, provided that such time periods shall not commence to run until the
day after Tenant gives Landlord notice of the Abatement Condition as required above. For purposes of this Section 8.4.2, vacation of the Abatement Space shall not require Tenant to remove furniture, fixtures or equipment. Tenant shall be deemed
to have vacated the Abatement Space if, due to the Abatement Condition, the Abatement Space is not useable by Tenant, and Tenant does not in fact conduct any business in or use the Abatement Space. Nothing contained herein shall limit Tenant’s
right to an abatement of Rent or termination of this Lease in the case of a casualty as provided in Section 12.1 or in the case of a taking as provided in Section 13.1 hereof. In addition, if such failure persists for more
than thirty (30) consecutive days during the last six (6) months of the original Term (even if Tenant has negotiated a renewal or extension of this Lease) and such failure has caused Tenant’s business operations to be materially
reduced or diminished, Tenant shall have the right to terminate this Lease upon thirty (30) days prior written notice to Landlord. For purposes hereof, an “Essential Service” shall mean the standard mechanical, electrical or other
systems (e.g., HVAC, life safety or automatic fire extinguisher/sprinkler system) serving the Premises in common with other premises to the extent Landlord is required to provide such services to the Premises pursuant to the terms of this Article 8.

 8.4.3 Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to
furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage,
repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building or Project after reasonable effort to do so, any Force Majeure Event, by any riot or
other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond Landlord’s reasonable control; and such failures or delays or diminution shall never be deemed to
constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease. Furthermore, Landlord shall not be liable under any circumstances for
a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to furnish any of the
services or utilities as set forth in this Article 8. 
  

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 9. Maintenance of Premises. Tenant shall, at all times during the Term, at Tenant’s cost and
expense, keep the Premises (other than elements of the Building or Project to be maintained or repaired by Landlord pursuant to this Lease) in good condition and repair, except for ordinary wear and tear and damage by casualty or condemnation.
Except as may be specifically set forth in this Lease (including the Work Letter), Landlord has no obligation to alter, remodel, improve, repair, decorate or paint the Premises, or any part thereof, or any obligation respecting the condition,
maintenance and repair of the Premises or any other portion of the Building. Tenant hereby waives all rights, including those provided in California Civil Code Sections 1941 and 1942 or any successor statute, to make repairs which are
Landlord’s obligation under this Lease at the expense of Landlord or to receive any setoff or abatement of Rent or in lieu thereof to vacate the Premises or terminate this Lease. 
 10. Alterations to Premises. All Alterations shall be made in accordance with the Building-standard procedures, specifications, and details
(including the standard for construction and quality of materials in the Project) as then established by Landlord, all applicable Requirements, and the provisions of this Article 10. 
 10.1 Landlord Consent; Procedure. Tenant shall not make or permit to be made any Alterations without Landlord’s prior written
consent, which consent shall not be unreasonably withheld. 
 10.2 General Requirements. 
 10.2.1 All Alterations shall be designed and performed by Tenant at Tenant’s cost and expense; provided, however, that if any
Alterations require work to be performed outside the Premises, Landlord may elect to perform such work at Tenant’s expense. 
 10.2.2 All Alterations shall be performed only by contractors, engineers or architects approved by Landlord, and shall be made in accordance with complete and detailed architectural, mechanical and engineering plans and specifications
approved in writing by Landlord. Landlord shall not unreasonably withhold, condition or delay its approval of any such contractors, engineers, architects, plans or specifications; provided, however, that Landlord may specify contractors, engineers
or architects to perform work affecting the structural portions of the Project or the Building Systems. Tenant shall engage only labor that is harmonious and compatible with other labor working in the Project. In the event of any labor disturbance
caused by persons employed by Tenant or Tenant’s contractor, Tenant shall immediately take all actions necessary to eliminate such disturbance. 
 10.2.3 Prior to commencement of the Alterations, Tenant shall deliver to Landlord any building or other permit required by Requirements in connection with the Alterations. In addition, Tenant shall require its general
contractor to carry and maintain the following insurance at no expense to Landlord, and Tenant shall furnish Landlord with satisfactory evidence thereof prior to the commencement of construction of the Alterations: (A) commercial general
liability insurance with limits of not less than Two Million Dollars ($2,000,000.00) combined single limit for bodily injury and property damage, including personal injury and death, and products and completed operations coverage in an amount not
less than Two Million Dollars ($2,000,000.00) in the aggregate; (B) commercial automobile liability 

  

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insurance with a policy limit of not less than Two Million Dollars ($2,000,000.00) each accident for bodily injury and property damage, providing coverage at
least as broad as the Insurance Services Office (ISO) Business Auto Coverage form covering Automobile Liability, symbol 1 “any auto” provided that Tenant has owned automobiles, and insuring against all loss in connection with the
ownership, maintenance and operation of automotive equipment that is owned, hired or non-owned; (C) worker’s compensation with statutory limits and employer’s liability insurance with a limit of not less than One Million Dollars
($1,000,000.00) per occurrence. All insurance required by this Article 10 shall be issued by solvent companies qualified to do business in the State of California, and with a Best & Company rating of A:VIII or better. All such insurance
policies (except workers’ compensation and employer’s liability insurance) shall (i) provide that Landlord, Landlord’s managing agent, any Encumbrancer, and any other person requested by Landlord is designated as an additional
insured with respect to liability arising out of work performed by or for Tenant’s general contractor without limitation as to coverage afforded under such policy pursuant to an endorsement providing coverage at least as broad as ISO form CG 20
10 07 04 and CG 20 37 10 01 or their equivalent, provided that such endorsement is commercially available and the premium for such endorsement is commercially reasonable (2) specify that such insurance is primary and that any insurance or
self-insurance maintained by Landlord shall not contribute with it, and (3) provide that the insurer agrees not to cancel the policy without at least thirty (30) days’ prior written notice to all additional insureds (except in the
event of a cancellation as a result of nonpayment, in which event the insurer shall give all additional insureds at least ten (10) days’ prior notice). Tenant shall cause Tenant’s general contractor to notify Landlord within ten
(10) days after any material modification of any policy of insurance required under this Article. Upon Landlord’s request, Tenant shall deliver complete certified copies of such policies. Tenant’s general contractor shall furnish
Landlord evidence of insurance for its subcontractors as may be reasonably required by Landlord. Tenant acknowledges and agrees that Landlord may require other types of insurance coverage and/or increase the insurance limits set forth above if
Landlord determines such increase is required to protect adequately the parties named as insureds or additional insureds under such insurance and if such coverage or increase is customarily required of tenants comparable to Tenant leasing space
comparable to the Premises. 
 10.2.4 Tenant shall promptly commence construction of Alterations, cause such Alterations to be
constructed in a good and workmanlike manner and in such a manner and at such times so that any such work shall not disrupt or interfere with the use, occupancy or operations of other tenants or occupants of the Project, and complete the same with
due diligence as soon as possible after commencement. 
 10.2.5 All trash which may accumulate in connection with
Tenant’s construction activities shall be removed by Tenant at its own expense from the Premises and the Project. 
 10.3
Landlord’s Right to Inspect. Landlord or its agents shall have the right (but not the obligation) to inspect the construction of Alterations, and to require corrections of faulty construction or any material deviation from the plans for
such Alterations as approved by Landlord; provided, however, that no such inspection shall (i) be deemed to create any liability on the part of Landlord, or (ii) constitute a representation by Landlord that the work so inspected conforms
with such plans or complies with any applicable Requirements, or (iii) give rise to a 

  

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waiver of, or estoppel with respect to, Landlord’s continuing right at any time or from time to time to require the correction of any faulty work or any
material deviation from such plans. In addition, under no circumstances shall Landlord be liable to Tenant for any damage, loss, cost or expense incurred by Tenant on account of Tenant’s plans and specifications, Tenant’s contractors,
mechanics or engineers, design or construction of any Alteration, or delay in completion of any Alteration. 
 10.4
Tenant’s Obligations Upon Completion. Promptly following completion of any Alterations, Tenant shall (i) furnish to Landlord “as-built” drawings or marked construction drawings showing the Alterations as made and
constructed in the Premises, (ii) cause a timely notice of completion to be recorded in the Office of the Recorder of the County of Alameda in accordance with Civil Code Section 3093 or any successor statute, and (iii) if requested by
Landlord, deliver to Landlord evidence of full payment and unconditional final waivers of all liens for labor, services, or materials in excess of Ten Thousand Dollars ($10,000.00) in the aggregate. 
 10.5 Repairs. If any part of the Building Systems shall be damaged during the performance of Alterations, Tenant shall promptly
notify Landlord, and Landlord may elect to repair such damage at Tenant’s expense. Alternatively, Landlord may require Tenant to repair such damage at Tenant’s sole expense using contractors approved by Landlord. 
 10.6 Ownership and Removal of Alterations. 
 10.6.1 Ownership. All permanently affixed Alterations shall become a part of the Project and immediately belong to Landlord without
compensation to Tenant, unless Landlord consents otherwise in writing; provided, however, that equipment and movable furniture shall remain the property of Tenant. 
 10.6.2 Removal. If required by Landlord, Tenant, prior to the expiration of the Term or termination of this Lease, shall, at
Tenant’s sole cost and expense, (i) remove any or all Alterations, (ii) restore the Premises to the condition existing prior to the installation of such Alterations, and (iii) repair all damage to the Premises or Project caused
by the removal of such Alterations; provided that Landlord may only so require removal of items which Landlord notified Tenant at the time of Landlord’s approval of the installation thereof (or within ten (10) days after Landlord’s
first learning of the installation thereof if not requiring Landlord’s approval for installation) that such items would be subject to such requirement for removal. If removal of Alterations is so required by Landlord, Tenant shall use a
contractor reasonably approved by Landlord for such removal and repair. Subject to the foregoing provisions regarding removal, all Alterations shall be Landlord’s property and at the expiration of the Term or termination of this Lease shall
remain on the Premises without compensation to Tenant. 
 10.7 Minor Alterations. Notwithstanding any provision in the
foregoing to the contrary, Tenant may construct Minor Alterations in the Premises without Landlord’s prior written consent, but with prior notification to Landlord. Before commencing construction of Minor Alterations, Tenant shall submit to
Landlord such documentation as Landlord may reasonably require to determine whether Tenant’s proposed Alterations qualify as Minor Alterations. Except to the extent inconsistent with this Section 10.7, Minor Alterations shall

  

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otherwise comply with the provisions of this Article 10. All references in this Lease to “Alterations” shall mean and include Minor
Alterations, unless specified to the contrary. 
 10.8 Landlord’s Expenses. In connection with installing or
removing Alterations, Tenant shall pay all reasonable out-of-pocket fees and costs incurred by Landlord for review and approval of Tenant’s plans, specifications and working drawings, and administration by Landlord of the construction,
installation or removal of Alterations, and restoration of the Premises to their previous condition. Tenant shall pay the amount of all fees and costs owing pursuant to this Section 10.8 within thirty (30) days after receipt from
Landlord of a statement or invoice therefor, accompanied by reasonable supporting documentation. 
 11. Liens. Tenant shall keep the
Premises, the Building and the Project free from any liens arising out of any work performed or obligations incurred by or for, or materials furnished to, Tenant pursuant to this Lease or otherwise. Landlord shall have the right to post and keep
posted on the Premises any notices required by law or which Landlord may deem to be proper for the protection of Landlord, the Premises, the Building and the Project from such liens and to take any other action at the expense of Tenant that Landlord
deems necessary or appropriate to prevent, remove or discharge such liens. Tenant shall protect, defend, indemnify and hold Landlord harmless from and against any claim, demand, cause of action, obligation, liability, loss, cost or expense
(including reasonable attorneys’ fees) which may be asserted against or incurred by Landlord as a result of Tenant’s failure to comply with the foregoing obligation (which indemnity obligation shall survive the expiration or earlier
termination of this Lease). 
 12. Damage or Destruction. 
 12.1 Obligation to Repair. Except as otherwise provided in this Article 12, if the Premises, or any other portion of the Building
or the Project necessary for Tenant’s use and occupancy of the Premises, are damaged or destroyed by fire or other casualty, Landlord shall, as soon as reasonably practicable (but in no event more than sixty (60) days after such event),
notify Tenant of the estimated time, in Landlord’s reasonable judgment, required to repair such damage or destruction. If Landlord’s estimate of time is less than two hundred seventy (270) days after the date of damage or destruction,
then (i) Landlord shall proceed with all due diligence to repair the Premises, and/or the portion of the Building or the Project necessary for Tenant’s use and occupancy of the Premises, to substantially the condition existing immediately
before such damage or destruction, as permitted by and subject to then applicable Requirements; (ii) this Lease shall remain in full force and effect; and (iii) to the extent such damage or destruction either (1) did not result from
the negligence or willful misconduct of Tenant or other Tenant Parties, or (2) did result from the negligence or willful misconduct of Tenant or other Tenant Parties but is covered under the rental loss (or comparable) insurance coverage
maintained by Landlord, Base Rent and Escalation Rent shall abate for such part of the Premises rendered unusable by Tenant in the conduct of its business during the time such part is so unusable, in the proportion that the Rentable Area contained
in the unusable part of the Premises bears to the total Rentable Area of the Premises (provided that Base Rent and Escalation Rent shall be fully abated during such period to the extent that operation for business from the unaffected portions of the
Premises is not reasonably practicable). 
  

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 12.2 Landlord’s Election. If Landlord determines that the necessary repairs
cannot be completed within two hundred seventy (270) days after the date of damage or destruction, or if such damage or destruction arises from causes not covered by Landlord’s insurance policy then in force and such uninsured costs to
repair exceeds Twenty Five Thousand and 00/100 Dollars ($25,000.00), Landlord may elect, in its notice to Tenant pursuant to Section 12.1, to (i) terminate this Lease or (ii) repair the Premises or the portion of the Building
or the Project necessary for Tenant’s use and occupancy of the Premises pursuant to the applicable provisions of Section 12.1 above. If Landlord terminates this Lease, then this Lease shall terminate as of the date of occurrence of
the damage or destruction. Notwithstanding anything to the contrary contained in this Section 12.2, Landlord may terminate this Lease pursuant to this Section 12.2 only if Landlord shall terminate the leases of all other
tenants in the Building similarly affected by the casualty and with respect to which Landlord has a comparable termination right, it being agreed that Landlord shall not be entitled to use its rights under this Section to terminate only “below
market” leases. If Landlord elects to terminate the Lease as a result of an uninsured casualty, Tenant shall have the right to nullify such termination by depositing with Landlord within ten (10) days after Landlord’s notice of
termination the estimated amount to repair the damage or destruction arising from causes not covered by Landlord’s insurance policy in excess of Twenty Five Thousand and 00/100 Dollars ($25,000.00). 
 12.3 Tenant’s Election. Landlord shall, as soon as reasonably practicable (but in no event more than sixty (60) days
after an event of damage or destruction) notify Tenant if Landlord determines that the necessary repairs cannot be completed within two hundred seventy (270) days after the date of such damage or destruction. Tenant may elect within thirty
(30) days after Tenant’s receipt of Landlord’s notice to terminate this Lease by written notice to Landlord effective as of the date specified in Tenant’s notice, which date shall not be less than thirty (30) days nor more
than sixty (60) days after the date such termination notice is given by Tenant. Furthermore, if neither Landlord nor Tenant has terminated this Lease, and the repairs are not actually completed for any reason (other than the act, omission,
neglect or failure of Tenant) within three hundred thirty (330) days after the date of such damage or destruction, then Tenant shall have the right to terminate this Lease within five (5) business days following the end of such three
hundred thirty (330) day period. 
 12.4 Cost of Repairs. Landlord shall pay the cost for repair of the Building,
the Project, the Landlord’s Work, the Tenant Improvements and any Alterations made to the Premises by Tenant. Such restoration shall be to substantially the same condition of the Building, the Project, the Landlord’s Work, the Tenant
Improvements and Alterations made to the Premises by Tenant prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building or Project. Upon the occurrence of any
damage to the Premises, if this Lease is not terminated, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under clause (ii) of
Section 14.1.3. of this Lease which pertain to work to be performed by Landlord; provided that if as a result of Tenant’s failure to obtain or maintain all of the insurance required of Tenant under this Lease, the cost of such
repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, as assigned by Tenant, then the cost of such repairs shall be paid by Tenant to Landlord in accordance with a reasonable progress
payment schedule, or, in the event Tenant is 

  

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not the Original Tenant or a Related Company, then prior to Landlord’s commencement of repair of the damage; provided further, however, Tenant shall be
obligated to pay to Landlord the deductible amount associated with all insurance proceeds that Tenant assigns to Landlord. To the extent replacement or repair thereof is desired by Tenant, Tenant shall be obligated to replace or repair, at
Tenant’s cost and expense, Tenant’s movable office furniture, trade fixtures, office equipment, merchandise, and all other items of Tenant’s property in, on, at, or about the Premises and the Project which Tenant shall be responsible
for insuring during the Term of this Lease. 
 12.5 Damage at End of Term. Notwithstanding anything to the contrary
contained in this Article 12, if the Premises, or any other portion thereof or of the Building, are damaged or destroyed by fire or other casualty within the last eighteen (18) months of the Term, then Landlord shall have the right, in its sole
discretion, to terminate this Lease by notice to Tenant given within ninety (90) days after the date of such event. Such termination shall be effective on the date specified in Landlord’s notice to Tenant, but in no event later than the
end of such ninety (90) day period. 
 12.6 Waiver of Statutes. The respective rights and obligations of Landlord
and Tenant in the event of any damage to or destruction of the Premises, or any other portion of the Building or the Project, are governed exclusively by this Lease. Accordingly, Tenant hereby waives the provisions of any law to the contrary,
including California Civil Code Sections 1932(2) and 1933(4) providing for the termination of a lease upon destruction of the leased property. 
 13. Eminent Domain. 
 13.1 Effect of Taking. Except as otherwise provided in this Article 13, if all
or any part of the Premises is taken as a result of the exercise of the power of eminent domain or condemned for any public or quasi-public purpose, or if any transfer is made in avoidance of such exercise of the power of eminent domain
(collectively, “taken” or a “taking”), this Lease shall terminate as to the part of the Premises so taken as of the effective date of such taking. On a taking of a portion of the Premises, Landlord and Tenant shall each have the
right to terminate this Lease by notice to the other given within thirty (30) days after the effective date of such taking, if the portion of the Premises taken is of such extent and nature so as to materially impair Tenant’s business use
of the balance of the Premises, as reasonably determined by the party giving such notice. Such termination shall be operative as of the effective date of the taking. Landlord may also terminate this Lease on a taking of any other portion of the
Building or the Project if Landlord reasonably determines that such taking is of such extent and nature as to render the operation of the remaining Building or the Project economically infeasible or to require a substantial alteration or
reconstruction of such remaining portion. Landlord shall elect such termination by notice to Tenant given within thirty (30) days after the effective date of such taking, and such termination shall be operative as of the effective date of such
taking. Upon a taking of the Premises which does not result in a termination of this Lease, the Base Rent shall thereafter be reduced as of the effective date of such taking in the proportion that the Rentable Area of the Premises so taken bears to
the total Rentable Area of the Premises. 
  

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 13.2 Condemnation Proceeds. Except as hereinafter provided, in the event of any
taking, Landlord shall have the right to all compensation, damages, income, rent or awards made with respect thereto (collectively an “award”), including any award for the value of the leasehold estate created by this Lease. No award to
Landlord shall be apportioned and, subject to Tenant’s rights hereinafter specified, Tenant hereby assigns to Landlord any right of Tenant in any award made for any taking. So long as such claim will not reduce any award otherwise payable to
Landlord under this Section 13.2, Tenant may seek to recover, at its cost and expense, as a separate claim, any damages or awards payable on a taking of the Premises to compensate for the unamortized cost paid by Tenant for the
alterations, additions or improvements, if any, made by Tenant during the initial improvement of the Premises pursuant to the Work Letter and for any Alterations, or for Tenant’s personal property taken, or for interference with or interruption
of Tenant’s business (including goodwill), or for Tenant’s removal and relocation expenses. 
 13.3 Restoration
of Premises. On a taking of the Premises which does not result in a termination of this Lease, Landlord and Tenant shall restore the Premises as nearly as possible to the condition they were in prior to the taking in accordance with the
applicable provisions and allocation of responsibility for repair and restoration of the Premises on damage or destruction pursuant to Article 12 above, and both parties shall use any awards received by such party attributable to the Premises for
such purpose. 
 13.4 Taking at End of Term. Notwithstanding anything to the contrary contained in this Article 13, if
the Premises, or any other portion thereof or of the Building or the Project, are taken within the last eighteen (18) months of the Term, then Landlord shall have the right, in its sole discretion, to terminate this Lease by notice to Tenant
given within ninety (90) days after the date of such taking. Such termination shall be effective on the date specified in Landlord’s notice to Tenant, but in no event later than the end of such ninety (90) day period. 
 13.5 Tenant Waiver. The rights and obligations of Landlord and Tenant on any taking of the Premises or any other portion of the
Building or the Project are governed exclusively by this Lease. Accordingly, Tenant hereby waives the provisions of any law to the contrary, including California Code of Civil Procedure Sections 1265.120 and 1265.130, or any similar successor
statute. 
 14. Insurance. 
 14.1 Liability Insurance. Tenant, at its cost and expense, shall procure and maintain, throughout the Term, the following insurance: 
 14.1.1 Commercial General Liability Insurance. Tenant shall maintain a policy(ies) of commercial general liability insurance
written on an “occurrence” basis, with limits of liability, in the aggregate, of not less than Five Million Dollars ($5,000,000.00). Such policy(ies) shall cover bodily injury, property damage, personal injury, and advertising injury
arising out of or relating (directly or indirectly) to Tenant’s business operations, conduct, assumed liabilities, or use or occupancy of the Premises or the Project, and shall include all the coverages typically provided by the Broad Form
Commercial General Liability Endorsement, including broad form property damage coverage (which shall include coverage for completed 

  

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operations). Tenant’s liability coverage shall further include premises-operations coverage, products-completed operations coverage, owners and
contractors protective coverage (when reasonably required by Landlord), and blanket contractual coverage including both oral and written contracts to the extent such contracts are “insurance contracts” as defined in a standard commercial
general liability policy. 
 14.1.2 Tenant’s Workers’ Compensation and Employer Liability Coverage. Tenant
shall maintain workers’ compensation insurance as required by law and employer’s liability insurance with limits of no less than One Million Dollars ($1,000,000.00) per occurrence. 
 14.1.3 Tenant’s Property Insurance. Tenant shall maintain property insurance coverage, extended coverage and special extended
coverage insurance for (i) all office furniture, trade fixtures, office equipment, merchandise, and all other items of Tenant’s property in, on, at, or about the Premises and the Project and (ii) any Alterations made by Tenant to the
Premises. Such policy shall (i) be written on the broadest available “all risk” (special-causes-of-loss) policy form or an equivalent form reasonably acceptable to Landlord, (ii) include an agreed-amount endorsement for no less
than the full replacement cost (new without deduction for depreciation) of the covered items and property, and (iii) include vandalism and malicious mischief coverage, sprinkler leakage coverage, and earthquake sprinkler leakage coverage, and
be subject to commercially reasonable deductible amounts, not to exceed Fifty Thousand and 00/100 Dollars ($50,000.00) or such higher amount as is then commercially reasonable. The Original Tenant or its Permitted Transferee shall have the right to
satisfy its obligation to carry earthquake sprinkler leakage coverage required under this Section 14.1.3 pursuant to a program of risk retention and self-insurance so long as the Net Worth of the Original Tenant or Permitted Transferee,
as applicable, is at least equal to the Net Worth on the Lease Date of the Original Tenant. 
 14.1.4 Business
Interruption, Loss of Income, and Extra Expense Coverage. Tenant shall maintain business interruption, loss of income, and extra expense insurance covering all direct or indirect loss of income and charges and costs incurred arising out of all
perils, failures, or interruptions, including any failure or interruption of Tenant’s business equipment (including, without limitation, telecommunications equipment), and the prevention of, or denial of use of or access to, all or part of the
Premises or the Project, as a result of those perils, failures, or interruptions. The business interruption, loss of income, and extra expense coverage shall provide coverage for no less than twelve (12) months and shall be carried in amounts
necessary to avoid any coinsurance penalty that could apply. The Original Tenant or its Permitted Transferee shall have the right to satisfy its obligation to carry business interruption, loss of income and extra expense insurance required under
this Section 14.1.4 pursuant to a program of risk retention and self-insurance so long as the Net Worth of the Original Tenant or Permitted Transferee, as applicable, is at least equal to the Net Worth on the Lease Date of the Original
Tenant. 
 14.1.5 Other Tenant Insurance Coverage. Not more often than once every year and upon not less than thirty
(30) days’ prior written notice, Landlord may require Tenant, at Tenant’s sole cost and expense, to procure and maintain other types of insurance coverage and/or increase the insurance limits set forth above if Landlord reasonably
determines such 

  

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coverage or increase is required to protect adequately the parties named as insureds or additional insureds under such insurance and if such coverage or
increase is customarily required of tenants comparable to Tenant leasing space comparable to the Premises. 
 14.2 Form of
Policies. The minimum limits of policies and Tenant’s procurement and maintenance of such policies described in Section 14.1 shall in no event limit the liability of Tenant under this Lease. All insurance required by this
Article 14 shall be issued on an occurrence basis by solvent companies qualified to do business in the State of California, and with a Best & Company rating of A-VIII or better. Any insurance policy under this Article 14 may be maintained
under a “blanket policy,” insuring other parties and other locations, and/or under any combination of primary and excess or umbrella coverage, so long as the amount and coverage required to be provided hereunder is not thereby diminished.
No policy maintained by Tenant under this Article 14 shall contain a deductible greater than Twenty-Five Thousand Dollars ($25,000.00) or such higher amount as is then commercially reasonable. Tenant shall provide Landlord a certificate of each
policy of insurance required hereunder certifying that the policies contain the provisions required, provided that in lieu of providing insurance certificates under this Lease, Tenant may (at Tenant’s option) make available to Landlord access
to an internet based memorandum of insurance (the “MOI”) evidencing Tenant’s maintenance of required insurance coverage. Tenant shall deliver such certificates to Landlord or make available to Landlord access to such MOI within thirty
(30) days after the Lease Date, but in no event later than the date that Tenant or any other Tenant Parties first enter the Premises and, upon renewal, not fewer than ten (10) days prior to the expiration of such coverage. In addition,
Tenant shall deliver to Landlord a copy of each policy of insurance required hereunder upon Landlord’s request. All Tenant’s liability insurance shall provide (i) that Landlord, Landlord’s managing agent, any Encumbrancer, and
any other person requested by Landlord, is designated as an additional insured without limitation as to coverage afforded under such policy pursuant to an endorsement providing coverage at least as broad as ISO form CG 20 10 07 04 or its equivalent;
(ii) for severability of interests or that acts or omissions of one of the insureds or additional insureds shall not reduce or affect coverage available to any other insured or additional insured (if available); (iii) that the aggregate
liability applies solely to the Project; and (iv) that Tenant’s insurance is primary and noncontributory with any insurance carried by Landlord. All Tenant’s insurance shall provide that the insurer agrees not to cancel the policy
without at least thirty (30) days’ prior written notice to all additional insureds (except in the event of a cancellation as a result of nonpayment, in which event the insurer shall give all additional insureds at least ten
(10) days’ prior notice). Tenant shall notify Landlord within ten (10) days after any material modification of any policy of insurance required under this Article. Any self insurance or self insured retention provisions under, or with
respect to, any insurance policies maintained by Tenant hereunder shall be subject to Landlord’s prior written approval, which Landlord may give or withhold in its sole discretion. 
 14.3 Vendors’ Insurance. In addition to any other provision in this Lease (including, without limitation, Article 10 above),
Landlord may require Tenant’s vendors and contractors to carry such insurance as Landlord shall deem reasonably necessary. 
 15.
Waiver of Subrogation Rights. Notwithstanding anything to the contrary contained in this Lease, Landlord and Tenant, for themselves and their respective insurers, agree to and do hereby release each other of and from any and all claims,
demands, actions and causes 

  

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of action that each may have or claim to have against the other for loss or damage to property, both real and personal, notwithstanding that any such loss or
damage may be due to or result from the negligence of either of the parties hereto or their respective employees or agents. Each party shall, to the extent such insurance endorsement is lawfully available at commercially reasonable rates, obtain or
cause to be obtained, for the benefit of the other party, a waiver of any right of subrogation which the insurer of such party may acquire against the other party by virtue of the payment of any such loss covered by such insurance. 
 16. Tenant’s Waiver of Liability and Indemnification. 
 16.1 Waiver and Release. Except to the extent due to the negligence or willful misconduct of Landlord or Landlord’s employees
acting within the scope of their employment, agents or contractors (collectively, “Landlord Parties”), Landlord shall not be liable to Tenant or other Tenant Parties, and Tenant waives and releases Landlord and Landlord’s managing
agent from, all claims for loss or damage to any property or injury, illness or death of any person in, upon or about the Premises (including claims caused in whole or in part by the act, omission, or neglect of other tenants, contractors,
licensees, invitees or other occupants of the Building or their agents, contractors or employees) and/or any other portion of the Building to the extent caused by the act, omission or neglect of Tenant or other Tenant Parties. The waiver and release
contained in this Section 16.1 extends to the officers, directors, shareholders, partners, employees, agents and representatives of Landlord. 
 16.2 Indemnification of Landlord. Except to the extent due to the negligence or willful misconduct of Landlord or other Landlord Parties, Tenant shall indemnify, defend, protect and hold Landlord harmless of
and from any and all loss, liens, liability, claims, causes of action, damage, injury, cost or expense arising out of or in connection with (i) the making of any alterations, additions or other improvements made by or on behalf of Tenant during
the initial improvement of the Premises pursuant to the Work Letter or any Alterations, or (ii) injury to or death of persons or damage to property occurring or resulting directly or indirectly from: (A) the use or occupancy of, or the
conduct of business in, the Premises by Tenant or its subtenants or any of their respective officers, directors, employees, agents, contractors, invitees or licensees; (B) any other occurrence or condition in or on the Premises; and
(C) negligence or willful misconduct of Tenant or other Tenant Parties, in or about any portion of the Building. Tenant’s indemnity obligation includes reasonable attorneys’ fees and costs, investigation costs and all other reasonable
costs and expenses incurred by Landlord. If Landlord disapproves the legal counsel proposed by Tenant for the defense of any claim indemnified against hereunder, Landlord shall have the right to appoint its own legal counsel, the reasonable fees,
costs and expenses of which shall be included as part of Tenant’s indemnity obligation hereunder. The indemnification contained in this Section 16.2 shall extend to the officers, directors, shareholders, partners, employees, agents
and representatives of Landlord. 
 16.3 Indemnification of Tenant. Except to the extent due to the negligence or
willful misconduct of Tenant or other Tenant Parties, Landlord shall indemnify, defend, protect and hold Tenant harmless of and from any and all loss, liens, liability, claims, causes of action, damage, injury, cost or expense arising out of or in
connection with (i) any breach or default by Landlord in the performance of any of its obligations under this Lease, or (ii) any loss or damage to property or injury to person occurring (1) in the public entrances, stairways,
corridors, 

  

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elevators and elevator lobbies, and other public areas in the Building or Project or the other public areas in the Building (except for such loss, damage or
injury for which Tenant is obligated to indemnify Landlord under Section 16.2) or (2) arising out of the negligence or willful misconduct of Landlord or other Landlord Parties. 
 17. Assignment and Subletting. 
 17.1 Compliance Required. Except as permitted in Section 17.9.1 below, Tenant shall not, directly or indirectly, voluntary or by operation of law, sell, assign or otherwise transfer this Lease, or
any interest herein (collectively, “assign” or “assignment”), or sublet the Premises, or any part thereof, or permit the occupancy of the Premises by any person other than Tenant (collectively, “sublease” or
“subletting”, the assignee or sublessee under an assignment or sublease being referred to as a “transferee”), without Landlord’s prior consent, which shall not be unreasonably withheld, conditioned or delayed, and given or
withheld in accordance with the express standards and conditions of this Article 17 and compliance with the other provisions of this Article 17. Any assignment or subletting made in violation of this Article 17 shall be void. Tenant acknowledges
that the limitations on assignment and subletting contained in this Article 17 are expressly authorized by California Civil Code Section 1995.010 et seq., and are fully enforceable. 
 17.2 Request by Tenant; Landlord Response. If Tenant desires to effect an assignment or sublease, Tenant shall submit to Landlord a
request for consent together with the identity of the parties to the transaction, the nature of the transferee’s proposed business use for the Premises, the proposed documentation for and terms of the transaction, and all other information
reasonably requested by Landlord concerning the proposed transaction and the parties involved therein (provided that Landlord notifies Tenant of any additional information requested by Landlord within five (5) business days after receipt of
Tenant’s request for consent), including certified financial information for the two (2) year period immediately preceding Tenant’s request, an opportunity to meet and interview the transferee, and Tenant’s good faith estimate of
the amount of Excess Rent, if any, payable in connection with the proposed transaction. Within fifteen (15) days after receipt of all such information required by Landlord, Landlord shall have the right, by notice to Tenant, to:
(i) consent to the assignment or sublease, subject to the terms of this Article 17; or (ii) decline to consent to the assignment or sublease, and in its written notice to Tenant of such denial, specify the grounds on which Landlord has
denied consent in a written notice to Tenant. 
 17.3 Conditions for Landlord Approval. 
 17.3.1 Without limiting the grounds on which it may be reasonable for Landlord to withhold its consent to an assignment or sublease,
Tenant acknowledges that Landlord may reasonably withhold its consent in the following instances: (i) if there exists an uncured Event of Default; (ii) if the transferee is a governmental or quasi-governmental agency, foreign or domestic;
(iii) if the transferee is an existing tenant in the Building provided that there is other suitable available space in the Building for such existing tenant; (iv) if Tenant has not demonstrated to Landlord’s reasonable satisfaction
that the transferee is financially responsible, with sufficient Net Worth and net current assets, properly and successfully to operate its business in the Premises and meet the then-remaining financial and other obligations of this Lease (in the

  

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case of an assignment) or the financial and other obligation under the sublease (in the case of a sublease), with consideration given to the Net Worth of
Tenant, who shall remain liable under this Lease; (v) if the use of the Premises proposed by the transferee is not included in under the Permitted Use of the Premises; (vi) if, in Landlord’s sole judgment, the transferee’s
business, use and/or occupancy of the Premises would (A) violate any of the terms of this Lease or the lease of any other tenant in the Project, (B) not be comparable to and compatible with the types of use by other tenants in the
Building, (C) fall within any category of use for which Landlord would not then lease space in the Building under its leasing guidelines and policies then in effect, (D) require any Alterations which would reduce the value of the existing
leasehold improvements in the Premises, or (E) result in increased density per Floor or require increased services by Landlord; (vi) in the case of a sublease, it would result in more than three (3) occupancies in the Premises if the
Premises consist of more than one (1) Floor in the Building, or would result in more than three (3) occupancies on a Floor if the Premises consist of a single Floor or less, in each case including Tenant and subtenants; (vii) if the
financial condition of the transferee, when considered in light of the financial condition of Tenant (who shall remain liable under this Lease) does not meet the requirements applied by Landlord to other tenants in the Building under leases with
comparable terms, or in Landlord’s sole judgment the business reputation of the transferee is not consistent with that of other tenants of the Building; or (viii) the transferee is negotiating with Landlord or has negotiated with Landlord
during the six (6) month period immediately preceding the date Landlord receives Tenant’s request for consent, to lease space in the Building provided that there is other suitable available space in the Building for such transferee. If
Landlord consents to an assignment or sublease, the terms of such assignment or sublease transaction shall not be modified, and, in the case of a sublease, Tenant shall not voluntarily terminate the sublease, without Landlord’s prior written
consent pursuant to this Article 17. Landlord’s consent to an assignment or subletting shall not be deemed consent to any subsequent assignment or subletting. 
 17.3.2 Notwithstanding any contrary provision of law, including, without limitation, California Civil Code Section 1995.310, the
provisions of which Tenant hereby waives, Tenant shall have no right to terminate this Lease, and no right to damages for breach of contract, in the event Landlord is determined to have unreasonably withheld or delayed its consent to a proposed
sublease or assignment, absent bad faith or malicious conduct of Landlord, and, absent bad faith or malicious conduct of Landlord, Tenant’s sole remedy in such event shall be to obtain a determination reversing the withholding of such consent
or finding such consent to be deemed given by virtue of such unreasonable delay. 
 17.4 Costs and Expenses. As a
condition to the effectiveness of any assignment or subletting under this Article 17 requiring the consent of Landlord, Tenant shall pay to Landlord a processing fee of Five Hundred Dollars ($500.00) and all reasonable out-of-pocket costs and
expenses, including attorneys’ fees and disbursements, incurred by Landlord in evaluating Tenant’s requests for assignment or sublease, whether or not Landlord consents to an assignment or sublease. Tenant shall pay the processing fee with
Tenant’s request for Landlord’s consent under Section 17.2. Tenant shall also pay to Landlord all costs and expenses incurred by Landlord due to a transferee taking possession of the Premises, including freight elevator
operation, security service, janitorial service and rubbish removal. 
  

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 17.5 Payment of Excess Rent and Other Consideration. Except in the case of a
Permitted Transfer, Tenant shall also pay to Landlord, promptly upon Tenant’s receipt thereof, fifty percent (50%) of any and all rent, sums or other consideration, howsoever denominated, realized by Tenant in connection with any
assignment or sublease transaction in excess of the Base Rent and Escalation Rent payable hereunder (prorated to reflect the Rent allocable to the portion of the Premises if a sublease), after first deducting (i) in the case of an assignment,
any tenant improvement allowance paid by Tenant to the assignee and/or the reasonable cost of Alterations made to the Premises at Tenant’s cost to effect the assignment, reasonable attorneys’ fees, marketing costs, and real estate
commissions paid by Tenant in connection with such assignment, and reasonable rent abatement granted by Tenant to the assignee, and (ii) in the case of a sublease, any tenant improvement allowance paid by Tenant to the subtenant and/or the
reasonable cost of Alterations made to the Premises at Tenant’s cost to effect the sublease, any free rent provided to the subtenant, reasonable attorneys’ fees, marketing costs, and real estate commissions paid by Tenant in connection
with such sublease, and reasonable rent abatement granted by Tenant to the subtenant (the “Excess Rent”). In determining Excess Rent, the deduction for real estate commissions shall not exceed leasing commissions for assignments or
subleases that are typically paid in the Bay Area market at the time of the subletting or assignment. Upon Landlord’s request, Tenant shall provide Landlord with reasonable documentation of Tenant’s calculation of Excess Rent. Landlord or
its authorized representatives shall have the right, one time per calendar year, during business hours and upon reasonable written notice to Tenant, to audit the books, records and papers of Tenant relating to an assignment or sublease, and shall
have the right to make copies thereof. If the Excess Rent respecting any assignment or sublease shall be found to be understated by more than fiver percent (5%), Tenant, within ten (10) days after written demand, shall pay the deficiency and
Landlord’s costs of such audit. 
 17.6 Assumption of Obligations; Further Restrictions on Subletting. Each
assignee shall, concurrently with any assignment, assume all obligations of Tenant under this Lease with respect to the period from and after the assignment. Each sublease shall be made subject to this Lease and all of the terms, covenants and
conditions contained herein; and the surrender of this Lease by Tenant, or a mutual cancellation thereof, or the termination of this Lease in accordance with its terms, shall not work a merger and shall, at the option of Landlord, terminate all or
any existing subleases or operate as an assignment to Landlord of any or all such subleases. No sublessee (other than Landlord) shall have the right further to sublet. Any assignment by a sublessee of its sublease shall be subject to Landlord’s
prior consent in the same manner as a sublease by Tenant. No sublease, once consented to by Landlord, shall be modified without Landlord’s prior consent. No assignment or sublease shall be binding on Landlord unless the transferee delivers to
Landlord a fully executed counterpart of the assignment or sublease which contains the assumption by the assignee, or recognition by the sublessee, of the provisions of this Section 17.6, in form and substance satisfactory to Landlord,
but the failure or refusal of a transferee to deliver such instrument shall not release or discharge such transferee from the provisions and obligations of this Section 17.6, but such failure shall constitute an Event of Default.

 17.7 No Release. No assignment or sublease shall release Tenant from its obligations under this Lease, whether
arising before or after the assignment or sublease. The acceptance of Rent by Landlord from any other person shall not be deemed a waiver by Landlord 

  

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of any provision of this Article 17. On an Event of Default by any assignee of Tenant in the performance of any of the terms, covenants or conditions of this
Lease, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such assignee. No consent by Landlord to any further assignments or sublettings of this Lease, or to any modification, amendment or termination
of this Lease, or to any extension, waiver or modification of payment or any other obligations under this Lease, or any other action by Landlord with respect to any assignee or sublessee, or the insolvency, bankruptcy or Event of Default of any such
assignee or sublessee, shall affect the continuing liability of Tenant for its obligations under this Lease, and Tenant waives any defense arising out of or based thereon, including any suretyship defense of exoneration. Landlord shall have no
obligation to notify Tenant or obtain Tenant’s consent with respect to any of the foregoing matters. As a condition to Landlord’s approval of any assignment, Landlord may require Tenant to execute Landlord’s then standard form of
commercially reasonable guaranty to reaffirm Tenant’s obligations hereunder. 
 17.8 No Encumbrance.
Notwithstanding anything to the contrary contained in this Article 17, Tenant shall have no right to encumber, pledge, hypothecate or otherwise transfer this Lease, or any of Tenant’s interest or rights hereunder, as security for any obligation
or liability of Tenant. 
 17.9 Right to Assign or Sublease Without Landlord’s Consent. 
 17.9.1 Notwithstanding the provisions of Section 17.1 above, Tenant shall have the right, without Landlord’s consent, but
with prior notice to Landlord, to assign this Lease to, or sublease the Premises to, or permit occupancy of the Premises by, a Related Company (such transfer a “Permitted Transfer” and such Related Company transferee a “Permitted
Transferee”); provided that (i) the Original Tenant named herein shall be the assignor or sublessor; (ii) at least twenty (20) days prior to the effective date of the assignment or sublease, Tenant shall furnish Landlord with the
name of the transferee, a copy of the assignment or sublease document, as applicable, and a written certification from an officer of Tenant certifying that the assignment or sublease qualifies as a transaction under this Section 17.9;
(iii) in the case of an assignment to a Related Company into or with which Tenant will merge or consolidate and as a result of such merger or consolidation, Tenant will cease to exist as a separate legal entity, the Net Worth of the Related
Company shall be at least equal to the greater of (A) the Net Worth of Tenant immediately prior to the assignment, or (B) the Net Worth on the Lease Date of the Original Tenant, and proof satisfactory to Landlord of the Net Worth of the
Related Company shall have been delivered to Landlord at least twenty (20) days prior to the effective date of the proposed assignment; and (iv) the assignment or sublease under this Section 17.9 is made for a good faith
operating business purpose and not as a subterfuge to evade the obligations and restrictions relating to transfers set forth in this Article 17; (v) the proposed transferee’s use of the Premises shall be the Permitted Use. The effectuation
of any transaction under this Section 17.9 shall be subject to the limitations specified in clauses (i), (ii), (iv), (v), (vi), (vii), and (viii) of Section 17.3 above, and Sections 17.7 and 17.8 above, and
require compliance with the provisions of Sections 17.4 and 17.6 above. 
 17.9.2 Notwithstanding the provisions
of Section 17.1 above, the provisions of this Article 17 shall not apply to the transfer or issuance of stock in Original Tenant or a Related Company. 
  

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 18. Rules and Regulations. Tenant shall observe and comply, and shall cause the other Tenant
Parties to observe and comply, with the Rules and Regulations of the Building, a copy of which are attached to this Lease as Exhibit F, and, after notice thereof, with all modifications and additions thereto from time to time promulgated in
writing by Landlord; provided that in no event shall such rules and regulations increase the monetary obligations owing from Tenant to Landlord under this Lease or otherwise materially increase the obligations or materially diminish the rights of
Tenant under this Lease. Landlord shall not be responsible to Tenant or other Tenant Parties for noncompliance with any Rules and Regulations of the Building by any other tenant, sublessee, employee, agent, contractor, licensee, invitee or other
occupant of the Building. 
 19. Entry of Premises by Landlord; Use of Common Areas. 
 19.1 Right to Enter. Upon reasonable advance notice to Tenant (except in emergencies or in order to provide regularly scheduled or
other routine Building standard services or additional services requested by Tenant, or post notices of nonresponsibility or other notices permitted or required by law when no such notice shall be required), Landlord and its authorized agents,
employees, and contractors may enter the Premises at reasonable hours to: (i) inspect the same; (ii) determine Tenant’s compliance with its obligations hereunder; (iii) exhibit the same to prospective purchasers, lenders or
(during the last twelve (12) months of the Term) tenants; (iv) supply any services to be provided by Landlord hereunder; (v) post notices of nonresponsibility or other notices permitted or required by law; (vi) make repairs,
improvements or alterations, or perform maintenance in or to, the Premises or any other portion of the Building, including Building Systems; and (vii) perform such other functions as Landlord deems reasonably necessary or desirable. Landlord
may also grant access to the Premises to government or utility representatives and bring and use on or about the Premises such equipment as reasonably necessary to accomplish the purposes of Landlord’s entry. Landlord shall use reasonable good
faith efforts to effect all entries and perform all work hereunder in such manner as to minimize interference with Tenant’s use and occupancy of the Premises. Landlord shall have and retain keys with which to unlock all of the doors in or to
the Premises (excluding Tenant’s vaults, safes and similar secure areas designated in writing by Tenant in advance), and Landlord shall have the right to use any and all means which Landlord may deem proper in an emergency in order to obtain
entry to the Premises, including secure areas. 
 19.2 Tenant Waiver of Claims. Tenant acknowledges that Landlord, in
connection with Landlord’s activities under this Article 19, may, among other things, erect scaffolding or other necessary structures in the Premises and/or the Project, limit or eliminate access to portions of the Project, including portions
of the common areas, or perform work in the Premises and/or the Project, which work may create noise, dust, vibration, odors or leave debris in the Premises and/or the Project. Without limiting the generality of Section 16.1 above,
Tenant waives any claim for damages for any inconvenience to or interference with Tenant’s business, or any loss of occupancy or quiet enjoyment of the Premises, or any other loss, occasioned by any entry effected or work performed under this
Article 19, and, subject to Section 8.4 above, Tenant shall not be entitled to any abatement of Rent by reason of the exercise of any such right of entry or performance of such work. Landlord will endeavor to effect such entries and
perform all work hereunder in such manner as to minimize interference with Tenant’s use and occupancy of the Premises. No entry to the Premises by Landlord or anyone acting under Landlord shall 

  

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constitute a forcible or unlawful entry into, or a detainer of, the Premises or an eviction, actual or constructive, of Tenant from the Premises, or any
portion thereof. 
 19.3 Common Areas. Landlord shall have the right, in its sole discretion, from time to time, to:
(i) make changes to the common areas and/or the Project, including, without limitation, changes in the location, size, shape and number of any common area amenity, installation or improvement, such as the driveways, entrances, parking spaces,
parking areas, ingress, egress, direction of driveways, entrances, hallways, corridors, lobby areas and walkways; (ii) close temporarily any of the common area and/or the Project for maintenance purposes so long as reasonable access to the
Premises remains available; (iii) add additional buildings and improvements therefrom; (iv) use the common areas and/or the Project while engaged in making additional improvements, repairs or alterations to the Project or any portion
thereof; and (v) do and perform any other acts, alter or expand, or make any other changes in, to or with respect to the common areas and/or the Project as Landlord may, in its sole discretion, deem to be appropriate. Without limiting the
foregoing, Landlord reserves the right from time to time to install, use, maintain, repair, relocate and replace pipes, ducts, conduits, wires, and appurtenant meters and equipment for services to the Premises or to other parts of the Project which
are above the ceiling surfaces, below the floor surfaces, within the walls and in the central core areas of the Project that are located within the Premises or located elsewhere in the Project. In addition, Landlord shall have the right to utilize
portions of the common area from time to time for entertainment, displays, product shows, leasing of kiosks or such other uses that in Landlord’s sole judgment tend to attract the public. Notwithstanding anything to the contrary contained in
this Lease, Landlord shall not cause any change to be made to the Project or the common areas therein that would materially and adversely affect (A) Tenant’s Permitted Use of the Premises, (B) access to the Premises, (c) the
parking rights granted pursuant to Article 30 below, or (D) visibility of Tenant’s exterior Building signage permitted pursuant to Section 35.14 below from adjacent rights of way. 
 20. Default and Remedies. 
 20.1 Events of Default. The occurrence of any of the following events shall constitute an “Event of Default” by Tenant: 
 20.1.1 Nonpayment of Rent. Failure to pay any Rent when due when such failure remains uncured for a period of five (5) days following Tenant’s receipt of written notice thereof, which notice shall be
in lieu of, and not in addition to any notice required by law, including, but not limited to, California Code of Civil Procedure § 1161. 
 20.1.2 Unpermitted Assignment. An assignment or sublease made in contravention of any of the provisions of Article 17 above. 
 20.1.3 Bankruptcy and Insolvency. A general assignment by Tenant for the benefit of creditors, the liquidation of Tenant, any
action or proceeding commenced by Tenant under any insolvency or bankruptcy act or under any other statute or regulation for protection from creditors, or any such action commenced against Tenant and not discharged within sixty (60) days after
the date of commencement; the employment or appointment of a receiver or trustee to take possession of all or substantially all of Tenant’s assets or the Premises; 

  

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the attachment, execution or other judicial seizure of all or substantially all of Tenant’s assets or the Premises, if such attachment or other seizure
remains undismissed or undischarged for a period of ten (10) days after the levy thereof; the admission by Tenant in writing of its inability to pay its debts as they become due; or the filing by Tenant of a petition seeking any reorganization,
arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, the filing by Tenant of an answer admitting or failing timely to contest a material allegation of a petition
filed against Tenant in any such proceeding or, if within sixty (60) days after the commencement of any such proceeding against Tenant, such proceeding is not dismissed. For purposes of this Section 20.1.3, “Tenant” means
Tenant and any partner of Tenant, if Tenant is a partnership, or any person or entity comprising Tenant, if Tenant is comprised of more than one person or entity, or any guarantor of Tenant’s obligations, or any of them, under this Lease.

 20.1.4 Hazardous Materials, Insurance, Subordination, Estoppel, Holding Over. Failure to perform or fulfill any
obligation, covenant, condition or agreement required under Section 7.5 (Compliance with Environmental Laws; Use of Hazardous Materials), Article 14 (Insurance), Article 21 (Subordination, Attornment and Nondisturbance),
Article 23 (Estoppel Certificate), Article 25 (Holding Over), within the respective time periods specified herein (if any). 
 20.1.5 Other Obligations. Failure to perform or fulfill any other obligation, covenant, condition or agreement under this Lease (other than those described in Sections 20.1.1 through 20.1.4
above), and such failure continues for fifteen (15) days after written notice from Landlord or Landlord’s agent, or, if the nature of such default is such that the same cannot reasonably be cured within such 15-day period, then such
additional time as may be required after the expiration of such 15-day period, but only if Tenant commences cure within such 15-day period and thereafter diligently pursues such cure to completion within ninety (90) days after written notice
from Landlord or Landlord’s Agent; provided however, that if Tenant has failed to perform any such obligation, covenant, condition or agreement more than three (3) times during any twelve month period, then no cure period shall apply.

 20.2 Tenant Cure Periods. Any cure periods provided above are in lieu of any other time periods provided by law with
respect to curing Tenant’s failure to perform or comply with any covenants, agreements, terms or conditions of this Lease to be performed or observed by Tenant, and Tenant hereby waives any right under law now or hereinafter enacted to any
other time or cure period, including notice and cure periods under California Code of Civil Procedure Section 1161, et seq. 
 20.3 Remedies Upon Occurrence of Default. On the occurrence of a default which Tenant fails to cure after notice and expiration of the time period for cure, if any, specified in Section 20.2 above,
Landlord shall have the right either (i) to terminate this Lease and recover possession of the Premises, or (ii) to continue this Lease in effect and enforce all Landlord’s rights and remedies under California Civil Code
Section 1951.4 (by which Landlord may recover Rent as it becomes due, subject to Tenant’s right to assign pursuant to Article 17). Landlord may store any property of Tenant located in the Premises at Tenant’s expense or otherwise
dispose of such property in the manner provided by law. If Landlord does not terminate this Lease, Tenant shall in addition to continuing to pay all Rent when due, also pay Landlord’s reasonable costs of 

  

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attempting to relet the Premises, any repairs and alterations necessary to prepare the Premises for such reletting, and brokerage commissions and
attorneys’ fees incurred in connection therewith, less the rents, if any, actually received from such reletting. Notwithstanding Landlord’s election to continue this Lease in effect, Landlord may at any time thereafter terminate this Lease
pursuant to this Section 20.3. 
 20.4 Damages Upon Termination. If and when Landlord terminates this Lease
pursuant to Section 20.3, Landlord may exercise all its rights and remedies available under California Civil Code Section 1951.2, including the right to recover from Tenant the worth at the time of award of the amount by which the
unpaid Rent for the balance of the Term after the time of award exceeds the amount of such Rent loss that the Tenant proves could have been reasonably avoided. As used herein and in Civil Code Section 1951.2, “time of award” means
either the date upon which Tenant pays to Landlord the amount recoverable by Landlord, or the date of entry of any determination, order or judgment of any court or other legally constituted body determining the amount recoverable, whichever occurs
first. 
 20.5 Computation of Certain Rent for Purposes of Default. For purposes of computing unpaid Rent pursuant to
Section 20.4 above, Escalation Rent for the balance of the Term shall be determined by averaging the amount paid by Tenant as Escalation Rent for the calendar year prior to the year in which the default occurred (or, if the prior year is
the Base Year or such default occurs during the Base Year, Escalation Rent shall be based on Landlord’s operating budget for the Building for the Base Year), increasing such average amount for each calendar year (or portion thereof) remaining
in the balance of the Term at a per annum compounded rate equal to the mean average rate of increase for the preceding five (5) calendar years in the United States Department of Labor, Bureau of Labor Statistics, Consumer Price Index (All Urban
Consumers, All Items, 1982-1984 = 100) for the Metropolitan Area of which San Francisco, California, is a part, and adding together the resulting amounts. If such Index is discontinued or revised, such computation shall be made by reference to the
index designated as the successor or substitute index by the United States Department of Labor, Bureau of Labor Statistics, or its successor agency, and if none is designated, by a comparable index as determined by Landlord in its reasonable
discretion, which would likely achieve a comparable result to that achieved by the use of the Consumer Price Index. If the base year of the Consumer Price Index is changed, then the conversion factor specified by the Bureau, or successor agency,
shall be utilized to determine the Consumer Price Index. 
 20.6 Landlord’s Right to Cure Defaults. If Tenant
fails to pay Rent (other than Base Rent and Escalation Rent) required to be paid by it hereunder, or fails to perform any other obligation under this Lease, and Tenant fails to cure such default within the applicable cure period, if any, specified
in Section 20.1 above, then Landlord may, without waiving any of Landlord’s rights in connection therewith or releasing Tenant from any of its obligations or such default, make any such payment or perform such other obligation on
behalf of Tenant. All payments so made by Landlord, and all costs and expenses incurred by Landlord to perform such obligations, shall be due and payable by Tenant as Rent immediately upon receipt of Landlord’s demand therefor. 
 20.7 Waiver of Forfeiture. Tenant hereby waives California Code of Civil Procedure Section 1179, California Civil Code
Section 3275, and all such similar laws now or 

  

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hereinafter enacted which would entitle Tenant to seek relief against forfeiture in connection with any termination of this Lease. 
 20.8 Remedies Cumulative. The rights and remedies of Landlord under this Lease are cumulative and in addition to, and not in lieu
of, any other rights and remedies available to Landlord at law or in equity. Landlord’s pursuit of any such right or remedy shall not constitute a waiver or election of remedies with respect to any other right or remedy. 
 21. Subordination, Attornment and Nondisturbance. 
 21.1 Subordination and Attornment. This Lease and all of Tenant’s rights hereunder shall be subordinate to any and all Encumbrances, to all renewals, modifications, consolidations, replacements and
extensions thereof, and to any and all advances made or hereafter made on the security thereof or Landlord’s interest therein, unless an Encumbrancer requires in writing that this Lease be superior to its Encumbrance. If any proceeding is
brought for the foreclosure of any such Encumbrance (or if any ground lease is terminated), and if requested by such purchaser or Encumbrancer, Tenant (i) shall attorn, without any deductions or set-offs whatsoever, to the Encumbrancer or
purchaser or any successors thereto upon any foreclosure sale or deed in lieu thereof (or to the ground lessor), and (ii) shall recognize such purchaser or Encumbrancer as the lessor under this Lease, provided such purchaser or Encumbrancer
accepts this Lease and does not disturb Tenant’s occupancy, so long as Tenant is not then in default under this Lease beyond the expiration of any applicable period for cure provided in this Lease. Landlord’s interest herein may be
assigned as security at any time to any Encumbrancer. Within ten (10) business days after request by Landlord or any Encumbrancer, Tenant shall execute such further commercially reasonable instruments or assurances which are consistent with the
provisions of this Article 21 to evidence or confirm the subordination or superiority of this Lease to any such Encumbrance. Tenant waives the provisions of any Requirement which may give or purport to give Tenant any right or election to terminate
or otherwise adversely affect this Lease and the obligations of the tenant hereunder in the event of any foreclosure proceeding or sale. Tenant agrees with Encumbrancer that if Encumbrancer or any foreclosure sale purchaser shall succeed to the
interest of Landlord under this Lease, Encumbrancer shall not be (i) liable for any action or omission of any prior Landlord under this Lease (but shall cure continuing defaults of “Landlord” under this Lease provided that such
defaults are susceptible to cure by Encumbrancer), or (ii) subject to any offsets or defenses which Tenant might have against any prior Landlord, or (iii) bound by any Rent which Tenant might have paid for more than the current month to
any prior Landlord, or (iv) liable for any Security Deposit not actually received by such Encumbrancer, or (v) bound by any future modification of this Lease not consented to by such Encumbrancer. Tenant’s agreement to subordinate
this Lease to the lien of any Encumbrance hereafter in force against the Building or the Project or any portion thereof is expressly conditioned upon the Encumbrancer agreeing that in the event of foreclosure or deed in lieu of foreclosure or other
exercise of remedies under such Encumbrance or conveyance in lieu thereof and so long as Tenant is not in default beyond any applicable cure period, this Lease shall be recognized and Tenant’s occupancy shall not be disturbed pursuant to a
commercially reasonable form of subordination, non-disturbance and attornment agreement. 
 21.2 Notice to
Encumbrancer. Notwithstanding anything to the contrary contained in this Lease, including, without limitation, Article 28, upon receipt by Tenant of 

  

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notice from any Encumbrancer or from Landlord, which notice sets forth the address of such Encumbrancer, no notice from Tenant to Landlord shall be effective
unless and until a copy of the same is given to such Encumbrancer at the appropriate address therefor (as specified in the above-described notice or at such other places as may be designated from time to time in a notice to Tenant in accordance with
Article 28), and the curing of any of Landlord’s defaults by such Encumbrancer within a reasonable period of time after such notice from Tenant (including a reasonable period of time to obtain possession of the Building if such Encumbrancer
elects to do so) shall be treated as performance by Landlord. 
 21.3 Rent Payment Direction. From and after
Tenant’s receipt of written notice from an Encumbrancer or from a receiver appointed pursuant to the terms of an Encumbrance (a “Rent Payment Direction”), Tenant shall pay all Rent under this Lease to such Encumbrancer or as such
Encumbrancer shall direct in writing. Tenant shall comply with any Rent Payment Direction notwithstanding any contrary instruction, direction or assertion from Landlord. An Encumbrancer’s delivery to Tenant of a Rent Payment Direction, or
Tenant’s compliance therewith, shall not be deemed to: (i) cause such Encumbrancer to succeed to or to assume any obligations or responsibilities of Landlord under this Lease, all of which shall continue to be performed and discharged
solely by Landlord unless and until such Encumbrancer or a foreclosure sale purchaser succeeds to Landlord’s interest hereunder, or (ii) relieve Landlord of any obligations under this Lease. Tenant shall be entitled to rely on any Rent
Payment Direction, and Landlord irrevocably directs Tenant to comply with any Rent Payment Direction, notwithstanding any contrary direction, instruction, or assertion by Landlord 
 22. Sale or Transfer by Landlord; Lease Non-Recourse. 
 22.1 Release of Landlord on Transfer. Landlord may at any time transfer, in whole or in part, its right, title and interest under
this Lease and in the Building and the Project, or any portion thereof. If the original Landlord hereunder, or any successor to such original Landlord, transfers (by sale, assignment or otherwise) its right, title or interest in the Building and the
transferee assumes the then remaining liabilities and obligations of Landlord under this Lease, all liabilities and obligations of the original Landlord or such successor under this Lease accruing after such transfer shall terminate, the original
Landlord or such successor shall automatically be released therefrom, and thereupon all such liabilities and obligations shall be binding upon the new owner. Tenant shall attorn to each such new owner. 
 22.2 Lease Nonrecourse to Landlord. Landlord shall in no event be personally liable under this Lease, and Tenant shall look solely
to Landlord’s interest in the Project (or the sales proceeds therefrom actually received by Landlord), for recovery of any damages for breach of this Lease by Landlord or on any judgment in connection therewith. None of the persons or entities
comprising or representing Landlord (whether partners, shareholders, officers, directors, trustees, employees, beneficiaries, agents or otherwise) shall ever be personally liable under this Lease or liable for any such damages or judgment and Tenant
shall have no right to effect any levy of execution against any assets of such persons or entities on account of any such liability or judgment. Any lien obtained by Tenant to enforce any such judgment, and any levy of execution thereon, shall be
subject and subordinate to all encumbrances as specified in Article 21 above. 
  

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 23. Estoppel Certificate. 
 23.1 Procedure and Content. From time to time, and within ten (10) days after written notice by Landlord, Tenant shall
execute, acknowledge, and deliver to Landlord a certificate as specified by Landlord certifying: (i) that this Lease is unmodified and in full force and effect (or, if there have been modifications, that this Lease is in full force and effect,
as modified, and identifying each modification); (ii) the Commencement Date and Expiration Date; (iii) that Tenant has accepted the Premises (or the reasons Tenant has not accepted the Premises), and if Landlord has agreed to make any
alterations or improvements to the Premises, that Landlord has properly completed such alterations or improvements (or the reasons why Landlord has not done so); (iv) the amount of the Base Rent and current Escalation Rent, if any, and the date
to which such Rent has been paid; (v) that Tenant has not committed any event of default, except as to any events of default specified in the certificate, and whether there are any existing defenses against the enforcement of Tenant’s
obligations under this Lease; (vi) to Tenant’s knowledge, that no default of Landlord is claimed by Tenant, except as to any defaults specified in the certificate; and (vii) such other matters as may be reasonably requested by
Landlord. 
 23.2 Effect of Certificate. Any such certificate may be relied upon by any prospective purchaser of any
part or interest in the Building or the Project or any encumbrancer (as defined in Section 21.1) and, at Landlord’s request, Tenant shall deliver such certificate to Landlord and/or to any such entity. In addition, at
Landlord’s request, Tenant shall provide to Landlord for delivery to any such entity such information, including financial information as to Tenant, that may reasonably be requested by any such entity, subject to the recipient’s execution
of Tenant’s commercially reasonable form of confidentiality agreement (if the information provided by Tenant is not publicly available). Any such certificate shall constitute a waiver by Tenant of any claims Tenant may have in contravention to
the information contained in such certificate and Tenant shall be estopped from asserting any such claim. If Tenant fails or refuses to give a certificate hereunder within the time period herein specified, then the information contained in such
certificate as submitted by Landlord shall be deemed correct for all purposes (provided Landlord does not have knowledge to the contrary), but Landlord shall have the right to treat such failure or refusal as a default by Tenant. 
 24. No Light, Air, or View Easement. Nothing contained in this Lease shall be deemed, either expressly or by implication, to create any easement
for light and air or access to any view. Any diminution or shutting off of light, air or view to or from the Premises by any structure which now exists or which may hereafter be erected, whether by Landlord or any other person, shall in no way
affect this Lease or Tenant’s obligations hereunder, entitle Tenant to any reduction of Rent, or impose any liability on Landlord. Further, under no circumstances at any time during the Term shall any temporary darkening of any windows of the
Premises or any temporary obstruction of the light or view therefrom by reason of any repairs, improvements, maintenance or cleaning in or about the Project in any way impose any liability upon Landlord or in any way reduce or diminish Tenant’s
obligations under this Lease. In the exercise of its rights under this Section, Landlord shall use reasonable efforts to avoid material interference with the Tenant’s use of the Premises. 
 25. Holding Over. No holding over by Tenant shall operate to extend the Term. If Tenant remains in possession of the Premises after expiration or
termination of this Lease, unless otherwise agreed by Landlord in writing, then (i) Tenant shall become a tenant at sufferance upon all the applicable terms and conditions of this Lease, except that Base Rent shall be 

  

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increased to equal 150% of the Base Rent then in effect immediately prior to the expiration of the Term; (ii) Tenant shall indemnify, defend, protect
and hold harmless Landlord, and any tenant to whom Landlord has leased all or part of the Premises, from any and all liability, loss, damages, costs or expense (including loss of Rent to Landlord or additional rent payable by such tenant and
reasonable attorneys’ fees) suffered or incurred by either Landlord or such tenant resulting from Tenant’s failure timely to vacate the Premises; and (iii) such holding over by Tenant shall constitute a default by Tenant. 

26. Security Deposit. Tenant shall deposit with Landlord upon the execution of this Lease by Landlord and Tenant, at Tenant’s option,
either an irrevocable standby letter of credit (the “Letter of Credit”) or cash in the amount set forth in the Basic Lease Information as the “Security Deposit” under this Lease. The Security Deposit shall be held by Landlord as
security for the performance by Tenant of all its obligations under this Lease. If Tenant fails to pay any Rent due hereunder, or otherwise commits a default with respect to any provision of this Lease, Landlord may use, apply or retain all or any
portion of the Security Deposit for the payment of any such Rent or for the payment of any other amounts expended or incurred by Landlord by reason of Tenant’s default, or to compensate Landlord for any loss or damage which Landlord may incur
thereby (and in this regard Tenant hereby waives the provisions of California Civil Code Section 1950.7 and any similar or successor statute providing that Landlord may claim from a security deposit only those sums reasonably necessary to
remedy defaults in the payment of Rent, to repair damage caused by Tenant, or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage,
foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant). Exercise by Landlord of its rights hereunder shall not constitute a waiver of, or relieve Tenant from any liability for, any
default. If any portion of the cash then held as a Security Deposit is applied or if any portion of the Letter of Credit posted as the Security Deposit is drawn upon by Landlord for such purposes, Tenant shall within ten (10) days after written
demand therefor deposit cash or a replacement Letter of Credit with Landlord in the amount of the original cash Security Deposit or Letter of Credit, as applicable. Any remaining portion of the cash Security Deposit or the Letter of Credit (after
any application of the Security Deposit or draw on the Letter of Credit by Landlord as permitted hereunder) shall be returned to Tenant (or, at Landlord’s option, to the last assignee, if any, of Tenant’s interest under this Lease) within
thirty (30) days after the later of (i) the date of expiration or earlier termination of this Lease, or (ii) vacation of the Premises by Tenant. Upon termination of the original Landlord’s (or any successor owner’s) interest
in the Premises, the original Landlord (or such successor) shall be released from further liability with respect to the Security Deposit upon the original Landlord’s (or such successor’s) delivery of the cash Security Deposit or Letter of
Credit to the successor landlord and compliance with California Civil Code Section 1950.7(d), or successor statute. If the Security Deposit is held in the form of a Letter of Credit, then the provisions of Sections 26.1, 26.2 and
26.3 below shall apply. 
 26.1 Letter of Credit Provisions. The Letter of Credit deposited as a Security
Deposit shall be issued by a money-center bank (a bank which accepts deposits, which maintains accounts, which has a local Bay Area office that will negotiate a letter of credit and whose deposits are insured by the FDIC) whose financial strength
shall be sufficient to meet liquidity demands with respect to issued letters of credit and which is otherwise acceptable to Landlord. The Letter of Credit shall be issued for a term of at least twelve (12) months and shall be in a 

  

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form and with such content reasonably acceptable to Landlord. The Letter of Credit shall specify that the issuer thereof shall notify the beneficiary of the
Letter of Credit in writing at least sixty (60) days in advance of the expiry date of such Letter of Credit if the Letter of Credit shall not be renewed as of such expiry date. Tenant shall either replace the expiring Letter of Credit with
another Letter of Credit in an amount equal to the original Letter of Credit or renew the expiring Letter of Credit, in any event no later than thirty (30) days prior to the expiration of the term of the Letter of Credit then in effect. If
Tenant fails to deposit a replacement Letter of Credit or renew the expiring Letter of Credit, Landlord shall have the right immediately to draw upon the expiring Letter of Credit for the full amount thereof and hold the funds drawn as the Security
Deposit. Any Letter of Credit deposited with Landlord during the final lease year of the Term must have an expiry date no earlier than the date which is thirty (30) days after the Expiration Date of the Term of this Lease. If Landlord notifies
Tenant in writing that the bank which issued the Letter of Credit has become financially unacceptable (e.g., the bank is under investigation by governmental authorities, the bank no longer has the financial strength equivalent to the current
financial strength of Bank of America or has filed bankruptcy or reorganization proceedings), then Tenant shall have thirty (30) days to provide Landlord with a substitute Letter of Credit complying with all of the requirements hereof. If
Tenant does not so provide Landlord with a substitute Letter of Credit within such time period, then Landlord shall have the right to draw upon the current Letter of Credit and hold the funds drawn as the Security Deposit. The premium or purchase
price of, or any other bank fees (including transfer or assignment fees) associated with, such Letter of Credit shall be paid by Tenant. The Letter of Credit shall be transferable (and must permit multiple transfers), irrevocable and unconditional,
so that Landlord, or its successor(s) in interest, may at any time draw on the Letter of Credit against sight drafts presented by Landlord, accompanied by Landlord’s statement, made under penalty of perjury, that said drawing is in accordance
with the terms and conditions of this Lease; no other document or certification from Landlord shall be required to negotiate the Letter of Credit and the Landlord may draw on any portion of the then uncalled upon amount thereof without regard to and
without the issuing bank inquiring as to the right or lack of right of the holder of said Letter of Credit to effect such draws or the existence or lack of existence of any defenses by Tenant with respect thereto. The Letter of Credit shall not be
mortgaged, assigned or encumbered in any manner whatsoever by Tenant without the prior written consent of Landlord. The use, application or retention of the Letter of Credit, or any portion thereof, by Landlord shall not prevent Landlord from
exercising any other right or remedy provided by this Lease or by law, it being intended that Landlord shall not first be required to proceed against the Letter of Credit, and such use, application or retention shall not operate as a limitation on
any recovery to which Landlord may otherwise be entitled. 
 26.2 Independent Contract. Tenant acknowledges and agrees
that the Letter of Credit constitutes a separate and independent contract between Landlord and the issuing bank, that Tenant is not a third party beneficiary of such contract, and that Landlord’s claim under the Letter of Credit for the full
amount due and owing thereunder shall not be, in any way, restricted, limited, altered or impaired by virtue of any provision of the Bankruptcy Code, including, but not limited to, Section 502(b)(6) of the Bankruptcy Code. 
 26.3 Transfer of the Letter of Credit. The Letter of Credit shall be transferable to any of the following parties: (i) any
secured or unsecured lender of Landlord, (ii) any assignee, successor, transferee or other purchaser of all or any portion of the Building, or any 

  

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interest in the Building, (iii) any partner, shareholder, member or other direct or indirect beneficial owner in Landlord (to the extent of their
interest in the Lease). Further, in the event of any sale, assignment or transfer by the Landlord of its interest in the Premises or the Lease and the assumption of the remaining obligations of landlord under this lease by the transferee, Landlord
shall have the right to assign or transfer the Letter of Credit to its grantee, assignee or transferee; and in the event of any sale, assignment or transfer and assumption, the landlord so assigning or transferring the Letter of Credit shall have no
liability to Tenant for the return of the Letter of Credit, and Tenant shall look solely to such grantee, assignee or transferee for such return, so long as such grantee, assignee or transferee assumes in writing all of Landlord’s obligations
with respect to the Letter of Credit. The terms of the Letter of Credit shall permit multiple transfers of the Letter of Credit. Tenant shall use its commercially reasonable efforts to cooperate with Landlord and the bank to effect the transfer(s)
of the Letter of Credit and Tenant shall be responsible for all costs of the bank associated therewith. 
 27. Waiver. Failure of
Landlord or Tenant to declare a default by the other party upon occurrence thereof, or delay in taking any action in connection therewith, shall not waive such default, but Landlord or Tenant (as applicable) shall have the right to declare such
default at any time after its occurrence. To be effective, a waiver of any provision of this Lease, or any default, shall be in writing and signed by the waiving party. Any waiver hereunder shall not be deemed a waiver of subsequent performance of
any such provision or subsequent defaults. The subsequent acceptance of Rent hereunder, or endorsement of any check by Landlord, shall not be deemed to constitute an accord and satisfaction or a waiver of any preceding default by Tenant, except as
to the particular Rent so accepted, regardless of Landlord’s knowledge of the preceding default at the time of acceptance of the Rent. No course of conduct between Landlord and Tenant, and no acceptance of the keys to or possession of the
Premises by Landlord before the Expiration Date shall constitute a waiver of any provision of this Lease or of any default, or operate as a surrender of this Lease. 
 28. Notices and Consents; Tenant’s Agent for Service. All notices, approvals, consents, demands and other communications from one party to the other given pursuant to this Lease shall be in writing and
shall be made by personal delivery, by use of a reputable overnight courier service or by deposit in the United States mail, certified, registered or Express, postage prepaid and return receipt requested. Notices shall be addressed if to Landlord,
to Landlord’s Address, and if to Tenant, to Tenant’s Address. Landlord and Tenant may each change their respective Addresses from time to time by giving written notice to the other of such change in accordance with the terms of this
Article 28, at least ten (10) days before such change is to be effected. Any notice given in accordance with this Article 28 shall be deemed to have been given (i) on the date of personal delivery or (ii) on the earlier of the date of
delivery or attempted delivery (as shown by the return receipt or other delivery record) if sent by courier service or mailed. Landlord shall endeavor to provide a courtesy copy of any notices delivered to Tenant hereunder to Tenant’s counsel
as provided in the Basic Lease Information but failure to do so shall not render delivery of such notice to Tenant invalid. 
 29.
Tenant’s Authority. Each party, and each of the persons executing this Lease on behalf of such party, represent and warrant that (i) such party is a duly formed, authorized and existing corporation, limited liability company,
partnership or trust (as the case may be), (ii) such party is qualified to do business in California, (iii) such party has the full right and authority to 

  

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enter into this Lease and to perform all of such party’s obligations hereunder, and (iv) each person signing on behalf of such party is authorized
to do so. Tenant shall deliver to Landlord, upon Landlord’s request, such certificates, resolutions, or other written assurances authorizing Tenant’s execution and delivery of this Lease, and such financial information regarding Tenant and
its constituent members, as requested by Landlord from time to time or at any time in order for Landlord to assess Tenant’s then authority and/or ability to meet its obligations under this Lease. 
 30. Automobile Parking. 
 30.1 Tenant’s Appurtenant Parking Rights. Landlord shall make available to Tenant no less than the number of parking spaces identified in the Basic Lease Information as the number of “Minimum Spaces,” which spaces
shall be located in such parking areas as designated by Landlord, subject to the terms and conditions contained in this Article 30. Such parking areas currently include the uncovered surface lot behind the Building as depicted on Exhibit I
(where parking is available 24 hours per day, seven days per week) or on the ground floor of the Covered Parking Area located across Christie Avenue as depicted on Exhibit I (where parking is available only from 8:00 a.m. to 5:00 p.m., Monday
through Friday, excluding holidays); the uncovered surface lot and the Covered Parking Area are collectively referred to herein as the “Parking Facility.” Tenant shall at all times provide to Landlord, upon Landlord’s request, a list
of all of the vehicle makes, colors and license plate numbers of all vehicles of Tenant’s employees. Tenant’s use of the parking spaces to be made available to Tenant shall be on a non-exclusive basis in common with other tenants in the
Project; and parking in such spaces shall be on a first-come-first-served basis, unassigned and non-reserved for all tenants and users of such parking, provided that Landlord shall not grant more parking rights to use of the Parking Facility as
would cause Tenant’s Minimum Spaces to be unavailable. The parking spaces to be made available to Tenant shall be in locations designated by Landlord and Landlord reserves the right to designate different locations from time to time without any
liability to Tenant. Without limiting the generality of the foregoing, Landlord may restrict certain portions of the Parking Facility for the exclusive use of one or more tenants of the Project (and their employees and agents) and may designate
other areas in the Parking Facility to be used at large only by licensees, customers and invitees of tenants of the Project; and Landlord may in its sole and absolute discretion restrict or prohibit the use of the Parking Facility by any vehicles
other than passenger automobiles such as full-sized vans or trucks. Notwithstanding the foregoing, Landlord shall not exercise any of the foregoing rights in a manner which would (i) reduce the total number of parking spaces available to Tenant
on a non-exclusive basis to a number less than the Minimum Spaces or (ii) result in Tenant being treated any less favorably than any other tenant of the Project vis-à-vis the location of parking spaces within the Parking Facility and the
allocation of parking spaces between the uncovered surface lot and the Covered Parking Area. Tenant agrees that any exercise of Landlord’s rights under this Section 30.1 shall not give rise to any claims or offset against Landlord
hereunder provided Landlord complies with the foregoing sentence. Tenant shall not permit any vehicles belonging to Tenant or any of Tenant’s subtenants or any of their respective employees, agents, customers, contractors or invitees to be
loaded, unloaded or parked in areas other than those designated by Landlord for such activities. In its use of the Parking Facility, Tenant shall comply (and shall cause each of the other Tenant Parties to comply) with any and all parking
regulations and rules established from time to time by Landlord or Landlord’s parking operator provided that in no event shall such rules and 

  

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regulations increase the monetary obligations owing from Tenant to Landlord under this Lease or otherwise materially increase the obligations or diminish the
rights of Tenant under this Lease. Landlord or Landlord’s parking operator shall have the right to cause to be removed any vehicles of Tenant or of any other Tenant Parties that are parked in violation of any of the provisions of this Article
30 or of the regulations and rules then established by Landlord, and to charge all of the costs incurred by Landlord in connection with such removal to Tenant and Tenant shall pay the amount of all such costs to Landlord as additional rent within
thirty (30) days after receipt of written demand from Landlord. Any such removal shall be without liability of any kind to Landlord or Landlord’s parking operator or their respective employees or agents; and Tenant shall protect, defend,
indemnify and hold Landlord and Landlord’s parking operator and their respective employees and agents from and against any and all claims, losses, damages, demands, costs and expenses (including reasonable attorneys’ fees) which may be
asserted against or incurred by any of such indemnified parties arising out of or in connection with such removal of any automobiles, except to the extent that such claims, losses, damages, demands, costs and expenses arise out of the gross
negligence or willful misconduct of Landlord, its agents, employees, or contractors. 
 30.2 Parking Fee. During the
initial Term and the Extended Term, Landlord shall impose no charge on Tenant for use of the Parking Facility. Fair Market Rent for the Extended Term shall take into consideration the parking available to Tenant under this Lease at no charge.

 30.3 Allocation of Risk. Landlord shall have no obligation to monitor the use of the Parking Facility. The use of
the Parking Facility by the employees of Tenant and its subtenants shall be at the sole risk of Tenant, its subtenants and their respective employees. Except to the extent caused by the gross negligence or willful misconduct of Landlord, its agents,
employees, or contractors, Landlord shall have no responsibility or liability for any injury or damage to any person or property by or as a result of the use of the Parking Facility by Tenant and its subtenants and their respective employees,
whether by theft, collision, criminal activity, or otherwise; and Tenant hereby assumes, for itself, its subtenants and their respective employees (without the obligation to indemnify Landlord), all risks associated with any such occurrences in or
about the Parking Facility. 
 30.4 No Assignment or Subletting of Parking. The parking rights provided to Tenant
hereunder shall be personal to Tenant for use by Tenant’s employees and shall not be assigned, sublet or used by any other entity without Landlord’s prior written consent, except in connection with a Permitted Transfer or an approved
assignment or subletting of or under the Lease. 
 31. Tenant to Furnish Financial Statements. In order to induce Landlord to enter
into this Lease, Tenant agrees that it shall promptly deliver to Landlord, from time to time but not more often than once per year, upon Landlord’s written request, financial statements (including a balance sheet and statement of income and
expenses on an annualized basis) reflecting Tenant’s then current financial condition. Such statements shall be delivered to Landlord within fifteen (15) days after Tenant’s receipt of Landlord’s request. Tenant represents and
warrants that all financial statements, records, and information furnished by Tenant to Landlord in connection with this Lease are and shall be true, correct and complete in all material respects. 
  

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 32. Communications and Computer Lines and Equipment. 
 32.1 Lines and Equipment. Tenant may install, maintain, replace, remove or use communications or computer wires and cables
(collectively, “Lines”) at the Project to serve the Premises, and may install, maintain, replace, remove or use telecommunications or other signal or data reception or transmission equipment (collectively, “Equipment”) in the
Premises, provided that (i) Tenant shall obtain Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed, use the contractor specified by Landlord (which contractor may, but need not be,
the entity managing the Building’s risers), and comply with all of the other provisions of this Lease and such other rules and procedures as may be established by Landlord from time to time pursuant to this Lease, (ii) Lines and Equipment
shall comply with all applicable Requirements and shall be subject to all other provisions of this Lease, (iii) Lines and Equipment shall not cause any electrical, electromagnetic, radio frequency, or other interference with the Building
Systems or any equipment of any party (including any telecommunication or other signal or data reception or transmission equipment and/or system in or serving the Project, its occupants, and/or Landlord), or otherwise interfere with the use and
enjoyment of the Project by Landlord, any tenant of the Project, or any person or entity that has entered into an agreement with Landlord to install telecommunications or other signal or data reception or transmission equipment in the Project
(collectively, “Interference”), (iv) Landlord shall not be required to grant separate access to the Building to Tenant’s telecommunications services and equipment provider in connection with Lines and Equipment, (v) any
right granted to Tenant to install, maintain and use Lines and Equipment shall be non-exclusive, (vi) Tenant shall pay all costs in connection with this Article 32, and (vii) in the case of Lines, (A) an acceptable space for
additional Lines shall be maintained for existing and future occupants of the Project, as determined in Landlord’s reasonable opinion, (B) Lines (including riser cables) shall be appropriately insulated to prevent excessive electromagnetic
fields or radiation, and shall be surrounded by a protective conduit reasonably acceptable to Landlord, and (C) in the case of the installation of new Lines, Tenant, at the time of installation, shall label such Lines, on each floor through
which they pass, with an identification system reasonably approved by Landlord. 
 32.2 Interference. 
 32.2.1 Tenant’s Interference. Upon Tenant’s receipt of written notice from Landlord of any Interference, Tenant shall
immediately cooperate with Landlord to identify the source of the Interference and shall, within twenty-four (24) hours, if requested by Landlord, cease all operations of Lines and Equipment (except for intermittent testing as approved by
Landlord, which approval shall not be unreasonably withheld, conditioned or delayed) until the Interference has been corrected to the reasonable satisfaction of Landlord, unless Tenant reasonably establishes prior to the expiration of such
twenty-four (24) hour period that the Interference is not caused by Tenant’s Lines or Equipment, in which case Tenant may operate its Lines or Equipment pursuant to the terms of this Lease. Tenant shall be responsible for all costs
associated with any tests deemed reasonably necessary to resolve any and all Interference as set forth in this Article. If such Interference has not been corrected within ten (10) business days after notice to Tenant of its occurrence, Landlord
may (i) require Tenant to remove the specific Line or Equipment causing such Interference pursuant to the terms of Section 32.3.3, or (ii) eliminate the Interference at Tenant’s expense, provided such Interference is
actually caused by Tenant’s Lines or Equipment. 
  

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 32.2.2 Other Party’s Interference. If the lines or equipment of any other
party causes Interference with Tenant’s Lines or Equipment, Tenant shall reasonably cooperate with such other party to resolve such Interference in a mutually acceptable manner, but Landlord shall cause all such Interference with Tenant’s
Lines or Equipment resulting from uses within the Project commencing after use of Lines and Equipment by Tenant to be promptly corrected. 
 32.3 General Provisions. 
 32.3.1 Consultation with Landlord. Tenant shall
consult with Landlord in advance of any installation of any Lines or Equipment that may cause any Interference at the earliest practicable stage of consideration of such installation. 
 32.3.2 Landlord’s Rights. Landlord may, but shall not have the obligation to, reasonably direct, monitor, and/or supervise the
installation, maintenance, replacement and removal of any Lines or Equipment. The foregoing sentence shall not be a limitation to any other rights Landlord may have under applicable Requirements or otherwise. 
 32.3.3 Removal. Landlord reserves the right to require Tenant, upon written or verbal notice, to remove any Lines or Equipment
located in or serving the Premises which (i) are or were installed in violation of these provisions, or (ii) are at any time in violation of any applicable Requirements, or (iii) present a dangerous or potentially dangerous condition,
or (iv) present a threat to the structural integrity of the Building, or (v) threaten to overload the capacity of, or affect the temperature otherwise maintained by, the air conditioning system, or the capacity of the Building’s
electrical system, or (vi) have caused Interference that has not been corrected in accordance with Section 32.2.1. In addition, Tenant shall remove Lines and Equipment upon the expiration or earlier termination of this Lease in
accordance with Section 35.12. The removal of Lines or Equipment shall be performed by the contractor specified by Landlord. If Tenant fails to remove any Lines or Equipment as required by Landlord in a diligent and expeditious manner,
or if Tenant violates any other provision of this Article 32, Landlord may, after five (5) days’ written notice to Tenant and Tenant’s continuing failure to cure, remove such Lines and/or Equipment, as the case may be, or remedy such
other violation, at Tenant’s expense (without limiting Landlord’s other remedies available under this Lease or applicable Requirements); provided, however, that Landlord shall have the right to remove any such Lines and/or Equipment
immediately, without notice to Tenant, in the event of an emergency. 
 32.3.4 Approval by Landlord. Landlord’s
approval of, or requirements concerning, Lines and Equipment, the plans, specifications or drawings related thereto or Tenant’s contractors, subcontractors, or service provider, shall not be deemed a warranty as to the adequacy thereof, and
Landlord hereby disclaims any responsibility or liability for the same. Landlord further disclaims all responsibility for the condition, security or utility of Lines and Equipment, and makes no representation regarding the suitability of any such
Lines or Equipment for Tenant’s intended use or the adequacy or fitness of the Building Systems for any such Lines or Equipment. 
 32.3.5 Waiver of Claims. Landlord shall have no liability for damages arising from, and Landlord does not warrant that Tenant’s use of any Lines or Equipment will be 

  

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free from, the following: (i) any shortages, failures, variations, interruptions, disconnections, loss or damage caused by the installation,
maintenance, replacement, use or removal of Lines and/or Equipment by or for other tenants or occupants of the Project, by any failure of the environmental conditions or the power supply for the Building to conform to any requirements for the Lines
and/or Equipment, or any other problems associated with any Lines and/or Equipment by any other cause; (ii) any failure of any Lines and/or Equipment to satisfy Tenant’s requirements; (iii) any eavesdropping or wire-tapping by
unauthorized parties; or (iv) any Interference with Tenant’s Lines and/or Equipment caused by the lines and/or equipment of any other party, but Landlord shall use reasonable efforts to prevent Interference with Tenant’s use by any
future users of space in the Building or Project. Without limiting the generality of any other provision of this Lease, in no event shall Landlord be liable for damages by reason of loss of profits, business interruption or other consequential
damage arising from the foregoing occurrences. Tenant further waives any right to claim that any occurrence described in clauses (i), (ii) and (iii) above constitutes grounds for a claim of abatement of Rent, actual or constructive
eviction, or termination of this Lease. 
 32.3.6 Acknowledgment. Tenant acknowledges that Landlord has granted and/or
may grant lease rights, licenses, and other rights to other tenants and occupants of the Project and to telecommunications service providers. 
 32.3.7 No Solicitation. Tenant shall not solicit, suffer, or permit other tenants or occupants of the Project to use its Lines or Equipment (including, without limitation, its wireless intranet, Internet and
other communications network). 
 33. Expansion Right. 
 33.1 First Refusal Right. Tenant shall have a continuing right of first refusal (a “First Refusal Right”) to lease
Rentable Area on the third (3rd) floor of the Building that is or becomes vacant and available for lease during the initial Term and is comprised of at least 5,000 square feet but not more than 10,000 square feet (the “First Refusal
Space”). Tenant’s First Refusal Right shall be triggered by Landlord’s receipt of a bona fide offer to lease the First Refusal Space that Landlord desires to accept or a bona fide third party offer that Landlord desires to make (in
either case, a “Bona Fide Offer”). Upon receipt of such Bona Fide Offer, Landlord shall provide notice (“Landlord’s Lease Notice”) to Tenant of such receipt together with the terms and conditions of the Bona Fide Offer.
Tenant shall have five (5) business days after Tenant’s receipt of Landlord’s Lease Notice to exercise its First Refusal Right. If Tenant does not deliver its notice of intent to lease the First Refusal Space within five
(5) business days after Tenant’s receipt of Landlord’s Lease Notice, then Tenant’s First Refusal Right will lapse and be of no further force and effect (unless and until again effective pursuant to this Section) and Landlord may
lease the First Refusal Space to a third party on the same or any other terms and conditions, not materially more favorable to the third party tenant than as set forth in the Bona Fide Offer accompanying Landlord’s Lease Notice; provided,
however, that if the rent to be paid by such party for the First Refusal Space is over five percent (5%) less (“Lower Rent”) than the rent initially offered in the Bona Fide Offer accompanying Landlord’s Lease Notice, or the
terms of such third party’s lease are to be otherwise materially more favorable to the third party than as set forth in the Bona Fide Offer accompanying Landlord’s Lease Notice, Landlord shall offer the First Refusal Space to Tenant at the
Lower Rent or on such other favorable terms 

  

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in accordance with the procedure contained in this Article 33 before leasing the First Refusal Space to such third party, provided that Tenant shall deliver
its notice of intent to lease the First Refusal Space at such Lower Rent or on such other favorable terms within three (3) business days after Tenant’s receipt of Landlord’s notice. Time is of the essence with respect to the
provisions of this Article 33. 
 33.2 Conditions to Exercise. Notwithstanding anything herein to the contrary, Tenant
shall have no First Refusal Right and Landlord need not provide Tenant with Landlord’s Lease Notice, if: (a) Tenant is in default under this Lease (beyond all applicable notice and grace periods) at the time Landlord would otherwise
deliver the Landlord’s Lease Notice; (b) more than 50% of the Premises, is sublet to a party other than a Permitted Transferee at the time Landlord would otherwise deliver the Landlord’s Lease Notice; (c) the Lease has been
assigned to a party other than a Permitted Transferee prior to the date Landlord would otherwise deliver the Landlord’s Lease Notice; or (d) a Permitted Transferee or Tenant is not occupying the Premises on the date Landlord would
otherwise deliver the Landlord’s Lease Notice; or (e) the First Refusal Space is not intended for the exclusive use of Tenant or a Permitted Transferee during the Term. The rights of Tenant hereunder with respect to the First Refusal Space
shall terminate on the earlier to occur of: (a) Tenant’s failure to exercise its First Refusal Right within five (5) business days after Tenant’s receipt of Landlord’s Lease Notice, and (b) the date Landlord would have
provided Tenant the Landlord’s Lease Notice if one or more of the conditions set forth above is satisfied. 
 33.3
Tenant’s Exercise. In the event that Tenant exercises its First Refusal Right as provided above, the term for the applicable First Refusal Space shall commence upon the commencement date stated in the Landlord’s Lease Notice and
thereupon such First Refusal Space shall be considered a part of the Premises, provided that all of the terms stated in the Landlord’s Lease Notice shall govern Tenant’s leasing of such First Refusal Space and, only to the extent that they
do not conflict with the Landlord’s Lease Notice, the terms and conditions of this Lease shall apply to such First Refusal Space, except the right to terminate the Lease provided in Article 34 which shall only apply to the originally demised
Premises, and not the First Refusal Space. The First Refusal Space (including improvements and personalty, if any) shall be accepted by Tenant in its “as-is” condition and as-built configuration existing on the earlier of the date Tenant
takes possession of the First Refusal Space or as of the date the term for such First Refusal Space commences, unless the Landlord’s Lease Notice specifies any work to be performed by Landlord in the First Refusal Space, in which case Landlord
shall perform such work in the First Refusal Space. If Tenant exercises its First Refusal Right, Landlord shall prepare an amendment (the “Expansion Amendment”) adding the First Refusal Space to the Premises on the terms set forth in the
Landlord’s Lease Notice and reflecting the changes in Base Rent, rentable square feet in the Premises, Tenant’s Percentage Share and other appropriate terms. A copy of the Expansion Amendment shall be (i) sent to Tenant within a
reasonable time after receipt of the Tenant’s notice exercising its First Refusal Right, and (ii) once reasonably approved by Landlord and Tenant, executed by Tenant and returned to Landlord within ten (10) days thereafter, but an
otherwise valid exercise of the First Refusal Right contained herein shall, at Landlord’s option, be fully effective whether or not the Expansion Amendment is executed. 
  

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 33.4 Limitation on Tenant’s Right as to any First Refusal Space.
Notwithstanding anything herein to the contrary, in the event that the First Refusal Space becomes available during the last two (2) years of the initial Term, Tenant may not exercise its First Refusal Right unless it simultaneously exercises
its Extension Option set forth herein. 
 33.5 Right Personal to Tenant. Notwithstanding anything set forth in this
Lease to the contrary, the First Refusal Right set forth in this Article 33 shall be personal to the Original Tenant or any Permitted Transferees and may only be exercised by Original Tenant or any Permitted Transferee, and may not be exercised by
any other assignee, sublessee, or other transferee of the Original Tenant’s interest in this Lease. 
 34. Right to Terminate.

 34.1 Exercise of Right. Tenant shall have the one-time, irrevocable right to terminate this Lease as to the
originally demised Premises only (and not as to any First Refusal Space) (the “Early Termination Right”) effective as of the last day of the seventh (7th) Lease Year (the “Early Termination Date”) upon at least twelve
(12) months’ prior written notice to Landlord (the “Early Termination Notice”), in which event this Lease shall terminate as of the Early Termination Date; however, Tenant’s right to exercise the Early Termination Right is
expressly conditioned upon satisfaction of all of the following conditions: (a) Tenant’s timely delivery of the Early Termination Notice; (b) as of the date of the delivery of the Early Termination Notice, Tenant is not in default in
any of its material obligations under the terms of this Lease, beyond any applicable notice and cure period expressly set forth in this Lease; (c) as of the Early Termination Date, Tenant is not in default in any of its material obligations
under the terms of this Lease, beyond any applicable notice and cure period expressly set forth in this Lease; and (d) Tenant’s payment to Landlord concurrently with the delivery of the Early Termination Notice of a termination payment
(the “Termination Payment”) equal to the sum of (i) the unamortized amount, as of the Early Termination Date, of the brokerage commissions paid by Landlord and the Tenant Improvement Allowance (as that term is defined in
Section 5.1 of the Work Letter) incurred by Landlord in connection with this Lease (which costs shall be amortized, on a straight line basis, at an annual interest rate of eight percent (8%) over the initial Term) and (ii) an
amount equal to five times the monthly Base Rent payable as of the Early Terminate Date. If any default by Tenant (beyond the expiration of any applicable period for cure under this Lease) shall occur under the Lease following Tenant’s exercise
of Tenant’s Early Termination Right and prior to the Early Termination Date, Landlord may, at its sole option, deem Tenant’s exercise of Tenant’s Early Termination Right hereunder null and void and of no further force or effect. The
effectiveness of the Early Termination Notice is conditioned upon Landlord’s receipt of the Termination Payment concurrently with the delivery of the Early Termination Notice. Time is of the essence with respect to the provisions of this
Article 34. Within thirty (30) days after written request by Tenant, Landlord shall provide Tenant with written notice of the amount of the Termination Payment, together with supporting calculations, as of a specified termination date, and
Tenant shall have the right to reasonably review the underlying documentation supporting such calculation of the Termination Payment. 
 34.2 Terms and Conditions of Termination. If Tenant elects to terminate this Lease pursuant to the terms and conditions of this Article 34, then this Lease shall terminate as to the originally demised Premises
effective as of the Early Termination Date with the same force and effect as if the Lease were scheduled to expire in accordance with its terms as of such Early Termination Date, and, without limiting the generality of the foregoing, Tenant shall
surrender 

  

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possession of the originally demised Premises to Landlord on such Early Termination Date in the condition required pursuant to the terms and conditions of
this Lease. 
 34.3 Right Personal to Tenant. Notwithstanding anything set forth in this Lease to the contrary, the
termination right set forth in this Article 34 shall be personal to the Original Tenant or any Permitted Transferee and may only be exercised by Original Tenant or any Permitted Transferee, and may not be exercised by any other assignee, sublessee,
or other transferee of the Original Tenant’s interest in this Lease. 
 35. Miscellaneous. 
 35.1 No Joint Venture. This Lease does not create any partnership or joint venture or similar relationship between Landlord and
Tenant. 
 35.2 Successors and Assigns. Subject to the provisions of Article 17 regarding assignment, all of the
provisions, terms, covenants and conditions contained in this Lease shall bind, and inure to the benefit of, the parties and their respective successors and assigns. 
 35.3 Construction and Interpretation. The words “Landlord” and “Tenant” include the plural as well as the
singular. If there is more than one person comprising Tenant, the obligations under this Lease imposed on Tenant are joint and several. References to a party or parties refers to Landlord or Tenant, or both, as the context may require. The captions
preceding the Articles, Sections and subsections of this Lease are inserted solely for convenience of reference and shall have no effect upon, and shall be disregarded in connection with, the construction and interpretation of this Lease. Use in
this Lease of the words “including”, “such as”, or words of similar import when following a general matter, shall not be construed to limit such matter to the enumerated items or matters whether or not language of nonlimitation
(such as “without limitation”) is used with reference thereto. All provisions of this Lease have been negotiated at arm’s length between the parties and after advice by counsel and other representatives chosen by each party and the
parties are fully informed with respect thereto. Therefore, this Lease shall not be construed for or against either party by reason of the authorship or alleged authorship of any provision hereof, or by reason of the status of the parties as
Landlord or Tenant, and the provisions of this Lease and the Exhibits hereto shall be construed as a whole according to their common meaning in order to effectuate the intent of the parties under the terms of this Lease. 
 35.4 Severability. If any provision of this Lease, or the application thereof to any person or circumstance, is determined to be
illegal, invalid or unenforceable, the remainder of this Lease, or its application to persons or circumstances other than those as to which it is illegal, invalid or unenforceable, shall not be affected thereby and shall remain in full force and
effect, unless enforcement of this Lease as so invalidated would be unreasonable or grossly inequitable under the circumstances, or would frustrate the purposes of this Lease. 
 35.5 Entire Agreement; Amendments. This Lease, together with the Exhibits hereto and any Addenda identified on the Basic Lease
Information, contains all the representations and the entire agreement between the parties with respect to the subject matter hereof and any prior negotiations, correspondence, memoranda, agreements, representations or 

  

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warranties are replaced in total by this Lease, the Exhibits hereto and such Addenda. Neither Landlord nor Landlord’s agents have made any warranties or
representations with respect to the Premises or any other portion of the Building, except as expressly set forth in this Lease. This Lease may be modified or amended only by an agreement in writing signed by both parties. 
 35.6 Governing Law. This Lease shall be governed by and construed pursuant to the laws of the State of California. 
 35.7 Litigation Expenses. If either party brings any action or proceeding against the other (including any cross-complaint,
counterclaim or third party claim) to enforce or interpret this Lease or otherwise arising out of this Lease, the prevailing party in such action or proceeding shall be entitled to its costs and expenses of suit, including reasonable attorneys’
fees and accountants’ fees. 
 35.8 Standards of Performance and Approvals. Unless otherwise provided in this
Lease, (i) each party shall act in a reasonable manner in exercising or undertaking its rights, duties and obligations under this Lease and (ii) whenever approval, consent or satisfaction (collectively, an “approval”) is required
of a party pursuant to this Lease or an Exhibit hereto, such approval shall not be unreasonably withheld, conditioned or delayed. Unless provision is made for a specific time period, approval (or disapproval) shall be given within thirty
(30) days after receipt of the request for approval. Nothing contained in this Lease shall, however, limit the right of a party to act or exercise its business judgment in a subjective manner with respect to any matter as to which it has been
(A) specifically granted such right, (B) granted the right to act in its sole discretion or sole judgment, or (C) granted the right to make a subjective judgment hereunder, whether “objectively” reasonable under the
circumstances and any such exercise shall not be deemed inconsistent with any covenant of good faith and fair dealing implied by law to be part of this Lease. The parties have set forth in this Lease their entire understanding with respect to the
terms, covenants, conditions and standards pursuant to which their obligations are to be judged and their performance measured, including the provisions of Article 17 with respect to assignments and sublettings. 
 35.9 Brokers. Landlord shall pay to Landlord’s Broker and Tenant’s Broker, if any as specified in the Basic Lease
Information of this Lease, a commission in connection with such Brokers’ negotiation of this Lease pursuant to a separate agreement or agreements between Landlord and such Brokers. Other than such Brokers, Landlord and Tenant each represent and
warrant to the other that no broker, agent, or finder has procured or was involved in the negotiation of this Lease and no such broker, agent or finder is or may be entitled to a commission or compensation in connection with this Lease. Landlord and
Tenant shall each indemnify, defend, protect and hold the other harmless from and against any and all liability, loss, damages, claims, costs and expenses (including reasonable attorneys’ fees) resulting from claims that may be asserted against
the indemnified party in breach of the foregoing warranty and representation. The indemnification obligations of each party under this Section shall survive the expiration or earlier termination of this Lease for the statutory period. 
 35.10 Memorandum of Lease. Tenant shall, upon request of Landlord, execute, acknowledge and deliver a short form memorandum of this
Lease (and any amendment hereto) 

  

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in form suitable for recording. In no event shall this Lease or any memorandum thereof be recorded by Tenant. 
 35.11 Quiet Enjoyment. Upon paying the Rent and performing all its obligations under this Lease, Tenant may peacefully and quietly
enjoy the Premises during the Term as against all persons or entities claiming by or through Landlord, subject, however, to the provisions of this Lease and any encumbrances as specified in Article 21. 
 35.12 Surrender of Premises. Upon the Expiration Date or earlier termination of this Lease, Tenant shall quietly and peacefully
surrender the Premises to Landlord in the condition specified in Article 9 above. On or before the Expiration Date or earlier termination of this Lease, Tenant shall remove all of its personal property from the Premises and repair at its cost and
expense all damage to the Premises or Building caused by such removal. In addition, Tenant, at its cost and expense, shall remove all Lines installed by or for Tenant that are located within the Premises or, in the case of Lines exclusively serving
the Premises, anywhere in the Project, including, without limitation, the Building plenum, risers and all conduits, and repair all damage to the Project caused by such removal as follows: (i) in the case of the expiration of the Term, Tenant
shall remove such Lines and repair such damage on or before the Expiration Date, unless Landlord notifies Tenant, at least thirty (30) days prior to the Expiration Date, that such Lines shall be surrendered with the Premises; and (ii) in
the case of the earlier termination of this Lease, Tenant shall remove such Lines and repair such damage promptly after receipt of a notice from Landlord requiring such removal and repair. Any Lines not required to be removed pursuant to this
Section shall become the property of Landlord (without payment by Landlord), and shall be surrendered in good condition and working order, lien free, and properly labeled with an identification system reasonably approved by Landlord. All personal
property of Tenant not removed hereunder shall be deemed, at Landlord’s option, to be abandoned by Tenant and Landlord may, without any liability to Tenant for loss or damage thereto or loss of use thereof, store such property in Tenant’s
name at Tenant’s expense and/or dispose of the same in any manner permitted by law. 
 35.13 Building Directory.
Landlord shall reserve one (1) strip on the Building Directory plus a proportionate number of additional strips for identification of Tenant’s principal employees as desired by Tenant based upon the size of the Building Directory and the
percentage of the Rentable Area of the Building contained within the Premises, but in no event shall Tenant be entitled to more than a total of seven (7) strips on the Building Directory. All costs for the initial strip shall be borne by
Landlord and all costs for replacement, additions or changes shall be borne by Tenant. 
 35.14 Tenant’s Signs.

 35.14.1 General Rules Regarding Signage. Without Landlord’s prior consent, which Landlord may withhold in its
sole discretion, Tenant shall not place on the Premises or on the Building any exterior signs nor any interior signs that are visible from the exterior of the Premises or Building, except as otherwise permitted in this Section 35.14. The
design, size, location, material, lighting, installation method and maintenance of any signage shall to be subject to Landlord’s approval, which approval shall not be unreasonably withheld, and shall comply with all Requirements. Tenant shall
pay all costs and expenses relating to any 

  

 56 

 
such sign approved by Landlord, including, without limitation, the cost of the installation and maintenance of the sign. On the date of expiration or earlier
termination of this Lease, Tenant, at its sole cost and expense, shall remove all signs and repair any damage caused by such removal. 
 35.14.2 Exterior Signage. Original Tenant shall have a right to install or construct a single sign on the exterior of the Building along the southwest elevation of the Building in the location depicted on
Exhibit G-1 and exterior entry signage as depicted on Exhibit G-2, subject to the following terms and conditions: 
 (a) The design, size, location, material, lighting, installation method and maintenance of the exterior sign shall be subject to Landlord’s approval, which consent shall not be unreasonably withheld, and shall comply with all
Requirements, including, without limitation, the Major Design Review Permit for a Master Sign Program at 6425/6455/6475 Christie Avenue and the Conditions of Approval dated June 23, 2005 approved by the City of Emeryville Planning Department
and the Final City Review Package prepared by Barbara Leistico Graphic Design dated May 9, 2005, copies of which are attached hereto as Exhibit G-3. Tenant shall submit, for Landlord’s prior approval, all drawings and specifications
for the exterior signage, including, without limitation, structural engineering drawings and electrical engineering drawings. 
 (b) Tenant shall obtain all necessary government permits and approvals from the City of Emeryville for the installation of the exterior sign. 
 (c) The exterior sign shall only identify the Tenant as “Jamba Juice” or “Jamba” and, at Tenant’s option, Tenant’s logo. No other name shall be used or included in the exterior sign
unless Tenant has obtained Landlord’s prior written consent to the use or inclusion of a different or additional name in the exterior sign (a “Name Change”), which consent shall not be unreasonably withheld. Without limiting the
grounds on which it may be reasonable for Landlord to withhold its consent to a Name Change, Tenant agrees that Landlord would be acting reasonably in withholding its consent in the following instances: (i) if the Name Change results in a
violation or a breach of any other lease at the Project; or (ii) if the Name Change involves the name of a business that is a competitor of (x) a then-existing tenant at the Project, (y) any prospective tenant with whom Landlord is
negotiating a lease for space within the Project, or (z) any prospective purchaser of the Project; or (iii) the Name Change would not be compatible with the types of tenancies then occupying the Project. 
 (d) Tenant’s right under this Section 35.14.2 is personal to Original Tenant or any Permitted Transferee, and may not be
otherwise assigned, sublet or transferred to any other person or entity, whether in connection with an approved or permitted assignment or subletting under this Lease or otherwise. Without Landlord’s prior consent, which Landlord may withhold
in its sole discretion, Tenant shall not place on the Premises or on the Building any exterior signs nor any interior signs that are visible from the exterior of the Premises or Building. Tenant shall pay all costs and expenses relating to any such
sign approved by Landlord, including without limitation, the cost of the installation and maintenance of the sign. On or immediately prior to the date of expiration or earlier termination of this Lease, Tenant, at its sole cost and expense, shall
remove all signs and repair any damage caused by such removal. 
  

 57 

 35.15 Name of Building; Address. Tenant shall not use the name of the Building for
any purpose other than as the address of the business conducted by Tenant in the Premises. Tenant shall, in connection with all correspondence, mail or deliveries made to or from the Premises, use the official Building address specified from time to
time by Landlord. In the event that Landlord voluntarily changes the name or address of the Building or Project, Landlord shall reimburse Tenant for Tenant’s reasonable cost of replacing Tenant’s then current stock of stationary and
business cards containing the changed name or address, as applicable. 
 35.16 Compliance with Anti-Terrorism Law.
Tenant represents to Landlord that Tenant is not in violation of any Anti-Terrorism Law, and that Tenant is not, as of the date hereof: (i) conducting any business or engaging in any transaction or dealing with any Prohibited Person, including
the making or receiving of any contribution of funds, goods or services to or for the benefit of any Prohibited Person; (ii) dealing in, or otherwise engaging in any transaction relating to, any property or interests in property blocked
pursuant to Executive Order No. 13224; or (iii) engaging in or conspiring to engage in any transaction that evades or avoids, or has the purpose of evading or avoiding, or attempts to violate any of the prohibitions set forth in, any
Anti-Terrorism Law. In addition, Tenant represents that neither Tenant nor any of its affiliates, officers, directors, shareholders, members or lease guarantor, as applicable, is a Prohibited Person. If at any time any of the foregoing
representations becomes false, it shall be considered a material default under this Lease. 
 35.17 Exhibits. The
Exhibits specified in the Basic Lease Information are by this reference made a part hereof. 
 35.18 Force Majeure. If
either party is delayed or prevented from the performance of its obligations under this Lease due to a Force Majeure Event, the performance of such obligation shall be excused for the period of the Force Majeure Event and the period of performance
of such obligation shall be extended for an equivalent period. Delays of failures to perform resulting from lack of funds shall not be considered a Force Majeure Event. Nothing contained in this Section 35.18 shall (a) relieve
Tenant from the obligation to timely pay Rent under the Lease (other than in connection with the extension of the Commencement Date due to a Force Majeure Event), (b) permit Tenant to holdover in the Premises after the expiration or earlier
termination of the Lease, or (c) relieve Tenant from any obligation required to be performed by Tenant under the Lease if Tenant’s failure to perform such obligation would interfere with any other tenant of the Project’s use,
occupancy or enjoyment of its respective premises or the Project. 
 35.19 Time of the Essence. Time is of the essence
of this Lease and of the performance of each of the provisions contained in this Lease. 
 36. Roof Top License. 
 36.1 Grant of License. During the Term, Tenant shall have a non-exclusive license (the “Roof Top License”), without any
charge, to install, operate, maintain and use the Roof Top Equipment (defined below), subject to, and in accordance with, the terms and conditions contained in Article 10 and this Article 36. 
  

 58 

 36.2 Permitted Use; Equipment; Location. The uses permitted by the Roof Top
License are solely for the following: 
 (a) install, operate, maintain and use, for the purpose of reception of communication
and data signals, (i) one satellite dish and antennae system (with the dish having dimensions not greater than 36 inches by 36 inches) and related roof mount (the “Antenna”) on the open space of the roof of the Building in a location
to be designated by Landlord (the “Antenna Roof Area”); and (ii) connections for the Antenna for (x) electrical wiring to the Building’s existing electrical supply and (y) cable or similar connection necessary to
connect the Antenna with Tenant’s related equipment located in the Premises; and 
 (b) install, operate, maintain and
use, for the purposes of cooling the Premises, (i) up to four (4) rooftop condensers and related roof mounts (the “Condensers”) on the open space of the roof of the Building in a location to be reasonably designated by Landlord
and such area having dimension of not greater than 10 feet by 10 feet (the “Condenser Roof Area”); and (ii) connections for the Condensers for electrical wiring to the Building’s existing electrical supply to connect the
Condensers with Tenant’s related equipment located in the Premises. The “Antenna Roof Area” and the “Condenser Roof Area” are sometimes collectively referred to as the “Roof Top Area.” 
 The routes or paths for any wiring and connections shall be through the Building’s existing risers, conduits and shafts, subject to space limitations
and Landlord’s reasonable requirements for use of such areas, and in all events subject to Landlord’s reasonable approval of plans and installation pursuant to other provisions of this Article 36 (such routes or paths are collectively
referred to as the “Cable Path” and all such electrical and other connections are referred to collectively as “Connections”). The Antenna, the Condensers and the Connections are sometimes collectively referred to as the
“Roof Top Equipment.” 
 36.3 Roof Top Installation Work; Maintenance. Tenant shall install, operate,
maintain, repair and remove the Roof Top Equipment at Tenant’s sole cost. The Roof Top Equipment and work related to its installation (“Roof Top Installation Work”) must be performed in a good and workmanlike manner and in accordance
with all Requirements, and shall be subject to (a) obtaining Landlord’s prior written approval of plans and specifications, which approval shall not be unreasonably withheld, conditioned or delayed; and (b) obtaining Landlord’s
prior written approval of Tenant’s contractor for installation of the Roof Top Equipment, and such contractor must provide evidence of insurance in compliance with Section 10.2.3 or otherwise satisfactory to Landlord prior to
commencing work in or about the Building, including the Roof Top Area. The plans and specifications for the Roof Top Equipment shall include, without limitation, the design, size and features thereof and mounting structure, floor and power load
requirements, cabling installations, the means of affixing or mounting the Roof Top Equipment within the Roof Top Area, and the means of connecting the Roof Top Equipment to the Building’s electrical system and to the Premises. No review by
Landlord of any plans and specifications shall be deemed to create any liability of any kind on the part of Landlord or to constitute a representation on the part of Landlord or any professional consulted by Landlord in connection with such review
and approval, that such plans and specifications are correct or accurate, or comply with applicable Requirements. Landlord may require that screens or walls be installed, at Tenant’s expense, to reduce the visibility of all or a portion of the
Roof Top 

  

 59 

 
Equipment and/or that the Roof Top Equipment to be painted in a color to blend with the roof in a manner satisfactory to Landlord. In maintaining, repairing,
operating, and removing the Roof Top Equipment, Tenant shall protect the Building roof and structure and other Building Systems, and Tenant shall reimburse Landlord for the reasonable cost of repairing any damage caused by the maintenance, repair,
operation or removal of the Roof Top Equipment. Tenant represents to Landlord that the Roof Top Equipment is not of a weight which exceeds the structural loading capacities of the Building roof. 
 36.4 General Requirements. Tenant’s use of the roof of the Building is subject to the following general requirements:

 (a) Tenant shall provide Landlord with reasonable advance notice prior to commencing installation of the Roof Top Equipment
or other work on or to the Roof Top Equipment from time to time, and agrees to afford Landlord the opportunity to be present for all such work, provided that only subsequent notice within a reasonable time, shall be required in the case of an
emergency situation that presents an immediate danger. Landlord may, but shall not have the obligation to, reasonably direct, monitor, and/or supervise the installation, maintenance, replacement and removal of the Roof Top Equipment. The foregoing
sentence shall not be a limitation to any other rights Landlord may have under applicable Requirements or otherwise. 
 (b)
Tenant shall have reasonable access to the roof for the purposes of installation, maintenance and repair of the Roof Top Equipment upon Tenant’s reasonable advance notice to Landlord (except in an emergency). 
 (c) Tenant, at its expense, shall at all times keep the Roof Top Equipment in good order, condition and repair, and the Roof Top Equipment
location neat and clean. With respect to all operations relating to the Roof Top Equipment, Tenant shall conduct its business and control its agents, employees and invitees in such manner as not to create any nuisance, or materially interfere with,
annoy or disturb any other licensee or tenant of the Building or Landlord in its operation of the Building. 
 (d) The
Connections shall be appropriately insulated to prevent excessive electromagnetic fields or radiation, and shall be surrounded by a protective conduit reasonably acceptable to Landlord. 
 36.5 Interference. Without limiting the generality of any other provision hereof, Tenant shall install, maintain and operate the
Roof Top Equipment in a manner so as to not cause any Interference (as defined in Section 32.1). Upon notice of any Interference created by the Roof Top Equipment, Tenant shall immediately cooperate with Landlord to the same extent as if
the Interference were created by Tenant’s Lines and Equipment and upon the same terms and conditions set forth in Section 32.2. 
 36.6 Insurance; Indemnity. 
 (a) Tenant shall cause the insurance coverage required to
be maintained pursuant to Section 14.1.3 of the Lease to cover the Roof Top Equipment and the insurance coverage required to be maintained pursuant to Sections14.1.1 and 14.1.4 to cover any 

  

 60 

 
claims arising in connection with the presence, use, operation, installation, repair, maintenance, or removal of the Roof Top Equipment. 
 (b) Without limiting the provisions of Article 16 above, Tenant hereby agrees, to the maximum extent permitted by law, to protect, defend,
indemnify and hold Landlord and the other Landlord Parties, and each of them, harmless from and against any and all loss, liens, liability, claims, causes of action, damage, injury, cost or expense arising from or connected in any way with the Roof
Top Equipment or the operations of Tenant or any Tenant Parties in connection therewith (except to the extent caused by the negligence or willful misconduct of Landlord or a Landlord Party). The foregoing indemnity shall survive the expiration or
earlier termination of this Lease. 
 36.7 Removal. Landlord reserves the right to require Tenant, upon written or
verbal notice, to remove any Roof Top Equipment located in or serving the Premises which (i) are or were installed in violation of these provisions, or (ii) are at any time in violation of any Requirements, or (iii) present a
dangerous or potentially dangerous condition, or (iv) present a threat to the structural integrity of the Building, or (v) threaten to overload the capacity of, or affect the temperature otherwise maintained by, the air conditioning
system, or the capacity of the Building’s electrical system, or (vi) have caused Interference that has not been corrected in accordance with Section 36.5. In addition, Tenant shall remove Roof Top Equipment upon the expiration
or earlier termination of this Lease in accordance with Section 35.12. If Tenant fails to remove any Roof Top Equipment as required by Landlord in a diligent and expeditious manner, or if Tenant violates any other provision of this
Article 36, Landlord may, after three (3) days’ written notice to Tenant, remove such Roof Top Equipment, as the case may be, or remedy such other violation, at Tenant’s expense (without limiting Landlord’s other remedies
available under this Lease or applicable Requirements); provided, however, that Landlord shall have the right to remove any such Roof Top Equipment immediately, without notice to Tenant, in the event of an emergency. 
 36.8 Waiver of Claims. Landlord shall have no liability for damages arising from, and Landlord does not warrant that Tenant’s
use of the Roof Top Equipment will be free from, the following: (i) any shortages, failures, variations, interruptions, disconnections, loss or damage caused by the installation, maintenance, replacement, use or removal of the Roof Top
Equipment by or for other tenants or occupants of the Project, by any failure of the environmental conditions or the power supply for the Building to conform to any requirements for the Roof Top Equipment, or any other problems associated with any
Roof Top Equipment by any other cause; (ii) any failure of any Roof Top Equipment to satisfy Tenant’s requirements; (iii) any eavesdropping or wire-tapping by unauthorized parties; (iv) any Interference with the Antennae
Equipment caused by the antennas, dishes, lines and/or other equipment of any other party; or (v) any failure of the Roof Top Area to support the Roof Top Equipment. Without limiting the generality of any other provisions of this Lease, in no
event shall Landlord be liable for damages by reason of loss of profits, business interruption or other consequential damage arising from the foregoing occurrences. Tenant further waives any right to claim that any occurrence described in clauses
(i) through (v) above constitutes grounds for a claim of abatement of Rent, actual or constructive eviction, or termination of this Lease. 
  

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 IN WITNESS WHEREOF, Landlord and Tenant have executed this lease as of the Lease Date. 

 

							
	LANDLORD:
	
	 BAY CENTER OFFICE, LLC,
 a Delaware
limited liability company

		
	By:	 	 EmeryOffice, LLC,
 a Delaware limited
liability company

		 	Its: Administrative Member
			
		 	By:	 	 TMG Partners,
 a California
corporation
 Its: Manager

				
		 		 	By:	 	/s/ Cathy Greenwold
		 		 	Printed Name:	 	Cathy Greenwold
		 		 	Title:	 	Executive Vice President

  

			
	TENANT:
	
	 JAMBA JUICE COMPANY,
 a California
corporation

		
	By:	 	/s/ Donald D. Breen
	Printed Name: Donald D. Breen
	Title: Chief Financial Officer

  

 62 

 EXHIBIT A 
 FLOOR PLANS OF PREMISES 
  

 A-1 

 EXHIBIT B 
 LEGAL DESCRIPTION OF LAND 
 Land located in Emeryville, California, as follows: 
 TRACT ONE: 
 Parcels 1 and 2, as shown on Parcel Map 4664, filed
December 30, 1985, in Book 159 of Parcel Maps at Pages 16 and 17, Alameda County Records. 
 TRACT TWO: 
 Parcel A, as shown on Parcel Map 4947, filed February 26, 1987, in Book 165 of Parcel Maps, at pages 96 and 97, Alameda County Records. 
  

 B-1 

 EXHIBIT C 
 WORK LETTER AGREEMENT 
 This Work Letter Agreement (“Work Letter”) is
attached to and forms a part of the Office Lease with a Lease Date of July 28, 2006 (the “Lease”), by and between Bay Center Office, LLC, a Delaware Limited Liability Company (“Landlord”), and Jamba Juice Company, a
California corporation (“Tenant”), pertaining to certain premises located at within the office building having an address of 6475 Christie Avenue, Emeryville, California. Except where clearly inconsistent or inapplicable, the
provisions of the Lease are incorporated into this Work Letter, and capitalized terms used without being defined in this Work Letter shall have the meanings given them in the Lease. 
 The purpose of this Work Letter is to set forth the respective responsibilities of Landlord and Tenant with respect to the design and construction of all
alterations, additions and improvements which Tenant may deem necessary or appropriate to prepare the Premises for occupancy by Tenant under the Lease. Such alterations, additions and improvements to the Premises are referred to in this Work Letter
as the “Tenant Improvements,” and the work of constructing the Tenant Improvements is referred to as the “Tenant Improvement Work.” 
 Landlord and Tenant agree as follows: 
 1. General. 
 1.1 Tenant and Tenant’s Architect (as defined below) is solely responsible for designing the Tenant Improvements (subject to
Landlord’s rights of review and approval set forth in this Work Letter). 
 1.2 Landlord’s sole interest in
reviewing and approving the Construction Drawings (as hereinafter defined) is to protect the Building and Landlord’s interests, and no such review or approval by Landlord shall be deemed to create any liability of any kind on the part of
Landlord, or constitute a representation on the part of Landlord or any person consulted by Landlord in connection with such review and approval that the Space Plans or Final Working Drawings (as hereinafter defined) are correct or accurate, or are
in compliance with any Requirements. 
 1.3 Landlord shall undertake and complete the Landlord’s Work and Tenant
Improvement Work in accordance with the terms of this Work Letter. Except for the Landlord’s Work and the Tenant Improvement Work, Tenant shall accept the Premises in their “AS IS” condition on the Commencement Date, subject to the
provisions of Sections 7.3 and 7.6.1. 
 1.4 Landlord shall contribute (subject to the terms and conditions set forth
in this Work Letter) the Tenant Improvement Allowance as defined in Section 5.1 below towards the costs of designing the Tenant Improvements and performing the Tenant Improvement Work. 
  

 C-1 

 1.5 Tenant shall be responsible for all costs of designing the Tenant Improvements and
performing the Tenant Improvement Work to the extent such costs exceed the Tenant Improvement Allowance. 
 1.6 Tenant
acknowledges that Landlord is not a licensed contractor, and agrees that Landlord will have no liability for any errors, omissions, or defects in the Tenant Improvements. Tenant hereby waives all claims against Landlord relating to, or arising out
of the construction of, the Tenant Improvements except to the extent resulting from the gross negligence or willful misconduct of Landlord or Landlord’s employees, agents or contractors (but not excluding claims relating to or arising from the
gross negligence or willful misconduct of the Contractor, the Tenant’s Architect and their respective agents, contractors or subcontractors which claims are hereby waived by Tenant). 
 2. Landlord’s Work. Landlord, at Landlord’s expense, shall be responsible for constructing or installing the improvements to the Base
Building as depicted on the plans prepared by Ibsen/Senty Architecture dated July 19, 2006 and attached hereto as Schedule 1 (the “Landlord’s Work”). 
 3. Design and Approval of the Tenant Improvements; Duct Work. 
 3.1 Selection of Tenant’s Architect; Construction Drawings. 
 (a) Tenant shall retain Pollack Architecture (“Tenant’s Architect”) to prepare the Construction Drawings. Landlord
shall retain engineering consultants to prepare all plans and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC, life-safety and sprinkler work, if any, in the Premises in connection with the Tenant
Improvements (the “Engineers”). The plans and drawings to be prepared by Tenant’s Architect and the Engineers hereunder shall be known, collectively, as the “Construction Drawings.” 
 (b) All Construction Drawings shall be subject to Landlord’s approval, which approval shall not be unreasonably withheld.
Tenant’s Architect may use the drawings supplied by Landlord in connection with the preparation of the Construction Drawings, but Tenant agrees that Landlord shall have no liability for the completeness or accuracy thereof, and Tenant’s
Architect shall be responsible for performing all necessary field measurements and confirming the completeness and accuracy of such drawings. 
 (c) At Landlord’s option, to be exercised in its sole discretion, Landlord may require Tenant to assign Tenant’s rights under its agreement with Tenant’s Architect upon five (5) business days
notice from Landlord to Tenant. Tenant has obtained (or will prior to commencement of construction of the Tenant Improvements) the consent from Tenant’s Architect to such assignment. 
 3.2 Space Plans. Prior to drafting any Construction Drawings, Tenant’s Architect shall furnish Landlord with Tenant’s
final space plans for the Premises (“Space Plans”). The Space Plans shall show locations of all proposed improvements, including partitions, cabinetry, equipment and fixtures, shall identify materials and finishes by location, and
shall specify the location of any proposed structural floor penetrations, the location and 

  

 C-2 

 
extent of floor loading in excess of Building capacity, if any, any special HVAC requirements, the location and description of any special plumbing
requirements, and any special electrical requirements. Landlord acknowledges that Tenant desires to install as part of the Tenant Improvements a separate exterior entrance to the Building on the ground floor of the Building located at the south end
of the Building (the “Second Entrance”), subject to the terms and conditions of this Work Letter including the necessity of obtaining all required Permits for the Second Entrance. Landlord shall approve or disapprove the Space Plans
by written notice given to Tenant within ten (10) business days after receipt of the Space Plans. Landlord shall not unreasonably withhold its approval of the Space Plans, provided that, without limiting the generality of the foregoing,
Landlord shall be entitled to withhold its consent to the Space Plans if, in Landlord’s good faith judgment, any one or more of the following situations exist: (a) the proposed Tenant Improvements will adversely affect the exterior
appearance of the Building; or (b) the proposed Tenant Improvements may impair the structural strength of the Building, adversely affect any building systems or materially adversely affect the value of the Building; or (c) the
specifications for the proposed Tenant Improvements are not consistent with, or would detract from, the character or image of the Building. If Tenant’s proposed interior partitioning or other aspects of the Tenant’s Work will, in
Landlord’s good faith judgment, require changes or alterations in the fire protection sprinkler system, HVAC system or other building systems outside of the Premises, and Landlord approves such changes or alterations, such changes or
alterations shall be made at Tenant’s expense. If Landlord disapproves the Space Plans, Landlord shall return the Space Plans to Tenant with a statement of Landlord’s reasons for disapproval, or specifying any required corrections and/or
revisions. Landlord shall approve or disapprove of any revisions to the Space Plans by written notice given to Tenant within five (5) business days after receipt of such revisions. This procedure shall be repeated until Landlord approves the
Space Plans. 
 3.3 Final Working Drawings. Following Landlord’s approval of the Space Plans, Tenant’s
Architect shall prepare and submit for Landlord’s approval complete and detailed construction plans and specifications, including a fully coordinated set of architectural, structural, mechanical, fire protection, electrical and plumbing working
drawings for the Tenant Improvement Work, in a form which is sufficiently complete to permit subcontractors to bid on the work, obtain all required Permits (as hereinafter defined) and commence construction (the “Final Working
Drawings”). Landlord shall approve or disapprove of the Final Working Drawings by giving written notice to Tenant within ten (10) business days after receipt thereof. Landlord shall not unreasonably withhold or condition its approval
of the Final Working Drawings, provided that, without limiting the generality of the foregoing, Landlord shall be entitled to withhold its consent to the Final Working Drawings for any of the reasons specified in Section 3.2 above, or if
in Landlord’s good faith judgment, the Final Working Drawings are inconsistent with, or do not conform to, the Space Plans. If Landlord disapproves the Final Working Drawings, Landlord shall return the Final Working Drawings to Tenant with a
statement of Landlord’s reasons for disapproval and/or specifying any required corrections or revisions. Landlord shall approve or disapprove of any such revisions to the Final Working Drawings necessitated by Landlord’s comments or
initiated by Tenant within five (5) business days after receipt of such revisions. This procedure shall be repeated until Landlord approves the Final Working Drawings (as so approved, the “Approved Working Drawings”).

  

 C-3 

 4. Construction of Tenant Improvements. Following Landlord’s approval of the Final Working
Drawings, Landlord shall obtain any necessary building permits and other permits, authorizations and approvals which may be required in connection with, or to satisfy all laws and codes applicable to, the construction of the Tenant Improvements in
accordance with the Approved Working Drawings (“Permits”), and shall engage Skyline Construction, Tenant’s contractor, as the general contractor (the “General Contractor”) to perform the Tenant Improvement
Work, substantially as shown on the Approved Working Drawings, excepting only minor variations (i.e., variations which are not inconsistent with the intent of the Approved Working Drawings) as Landlord may deem advisable and any Change Orders
approved by Landlord. No material changes or modifications to the Approved Working Drawings shall be made unless by written Change Orders signed by Landlord and Tenant, except for changes to or variations from the Approved Working Drawings which may
be required by any governmental agency having jurisdiction. From time to time during the course of construction, Landlord may charge against the Tenant Improvement Allowance, all costs incurred by Landlord in connection with the construction of the
Tenant Improvements, including, without limitation, costs of the work performed and materials provided, Permits fees, out-of-pocket expenses, and any increased costs incurred by Landlord as a result of, or in connection with, Change Orders.

 5. Cost of Construction. 
 5.1 Allowance. Landlord will contribute to the costs of designing the Tenant Improvements and performing the Tenant Improvement Work, as depicted on the Approved Working Drawings, to the extent of the lesser of
(a) One Million Nine Hundred Fifty Nine Thousand Nine Hundred Twenty Five and 00/100 Dollars ($1,959,925.00) (calculated at the rate of $55.00 per square foot of Rentable Area in the Premises) (the “Tenant Improvement
Allowance”), or (b) the actual aggregate cost of Permitted Allowance Items. Tenant shall pay all costs in excess of the Tenant Improvement Allowance for the design and construction of the Tenant Improvements and Tenant’s
relocation to the Premises. 
 5.2 Permitted Allowance Items. The Tenant Improvement Allowance shall be disbursed by
Landlord only for payment or reimbursement of the following items and costs (collectively, the “Permitted Allowance Items”): 
 (a) Payment of the fees and costs of Tenant’s Architect and Engineers, including the costs of producing Tenant’s Space Plans and Final Working Drawings; 
 (b) The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 
 (c) The documented cost of procuring, constructing and installing the Tenant Improvements (including the construction of the Second
Entrance), including, without limitation, contractors’ fees and general conditions, testing and inspection costs, and trash removal costs; 
 (d) The cost of any changes in the Base Building when such changes are required by the Approved Working Drawings. 
 (e) The cost of any construction manager retained by Tenant. 
  

 C-4 

 5.3 Construction Costs. Prior to commencing the Tenant Improvement Work, General
Contractor shall submit to Landlord and Tenant a written statement of the total cost of the Tenant Improvement Work as then known by General Contractor (the “Estimated Costs”). Within five (5) business days thereafter, Tenant
shall deposit with Landlord’s lender, Comerica Bank, or other financial institution reasonably acceptable to Landlord and its lender, as a deposit towards Tenant’s obligations hereunder a sum equal to the amount by which the Estimated
Costs exceeds the Tenant Improvement Allowance, which is anticipated to be Eight Hundred Ninety Thousand Eight Hundred Seventy Five and 00/100 Dollars ($890,875.00) (the “Initial Tenant Construction Deposit”). The Initial Tenant
Construction Deposit shall be held by lender or such approved financial institution in a separate account (the “Construction Cost Escrow Account”) and disbursed in accordance with this Work Letter, such account to be
interest-bearing to the extent permitted by Landlord’s lender. All costs attributable to Change Orders (as hereinafter defined) requested or approved by Tenant shall be payable by Tenant (provided that to the extent funds are available, such
costs may be reimbursed from the Tenant Improvement Allowance). If at any time the total cost of the Tenant Improvement Work, as reasonably estimated by Landlord and the General Contractor, will exceed the Tenant Improvement Allowance and the
Initial Tenant Construction Deposit, Tenant shall deposit such difference in the Construction Cost Escrow Account to Landlord, within ten (10) days following presentation to Tenant of an invoice for such amount that exceeds the Tenant
Improvement Allowance and Initial Tenant Construction Deposit. Tenant acknowledges and agrees that any such invoice shall be based solely on an estimate of the total cost of the Tenant Improvement Work, and shall not be binding on Landlord. Landlord
shall have no obligation to commence or to continue construction of the Tenant Improvement Work unless Tenant pays the Initial Tenant Construction Deposit in full and any additional required amounts under this Section 5.3 within the
applicable time periods. Upon request, Landlord shall supply reasonable supporting documentation for any such invoice, in each instance within a reasonable time following such request, but Tenant shall not be entitled to delay or withhold payment of
any sums invoiced by Landlord, and payment of such sums shall not be deemed a waiver of any right on the part of Tenant to such reasonable supporting documentation. 
 5.4 Disbursement of Funds from Construction Cost Escrow Account. Upon receipt of the following on or before the fifteenth
(15th) day of a calendar month: (i) an application for payment from General Contractor, which application
shall be approved by Tenant’s Architect, showing the schedule, by trade, of the percentage of completion of the Tenant Improvements in the Premises, and detailing the portion of the work completed and the portion not completed;
(ii) invoices from the General Contractor and all subcontractors for labor rendered and materials delivered to the Premises; and (iii) executed mechanic’s lien releases from the General Contractor and all subcontractors, which shall
comply with the appropriate provisions, as reasonably determined by Landlord, of California Civil Code Section 3262(d), Landlord shall upon the fifteenth (15th) day of the next ensuing calendar month (x) deliver a check to General Contractor, in payment of the lesser of: (A) Landlord’s Share of the Permitted Allowance Items, if
applicable, of the amounts so requested by General Contractor, subject to Section 5.2, above, less a ten percent (10%) retention (the aggregate amount of such retentions to be known as the “Final Retention”), and
(B) the balance of any remaining available portion of the Tenant Improvement Allowance (not including the Final Retention), provided that Landlord does not dispute any request for payment based on non-compliance of any work with the Approved
Working Drawings, or due to any substandard work, or any other reasonable grounds 

  

 C-5 

 
and (y) instruct lender or the financial institution holding the Construction Cost Escrow Account to disburse (A) Tenant’s Share of the
Permitted Allowance Items requested by General Contractor less the Final Retention and (B) the entire amount of any construction costs which are not Permitted Allowance Items requested by General Contractor less the Final Retention.
“Landlord’s Share” shall be a fraction, the numerator of which is the Tenant Improvement Allowance and the denominator of which is the aggregate cost of Permitted Allowance Items as set forth in the Budget. “Tenant’s
Share” shall be a fraction, the numerator of which is the portion of the aggregate cost of Permitted Allowance Items that exceeds the Tenant Improvement Allowance, and the denominator of which is the aggregate cost of Permitted Allowance Items
as set forth in the Budget. Landlord’s payment of such amounts shall not be deemed Landlord’s approval or acceptance of the work furnished or materials supplied as set forth in General Contractor’s payment request. 
 5.5 Final Costs. Within sixty (60) days following final completion of the Tenant Improvement Work (including any punch-list
items) and acceptance thereof by Tenant, or as soon thereafter as is practicable, Landlord shall deliver a statement to Tenant showing the final cost of the Tenant Improvement Work, and the application of the Tenant Improvement Allowance. Any
objection by Tenant to such statement, or any information reported therein, shall be deemed waived if not raised by written notice to Landlord within ten (10) business days following delivery of such statement. Within thirty (30) days
following delivery of such statement, Tenant shall pay to Landlord the difference between (i) the final cost of the Tenant Improvement Work, minus (ii) the sum of (A) the Tenant Improvement Allowance, (B) the Initial Construction
Deposit, plus (C) any amounts paid by Tenant under Section 5.3 above. 
 5.6 Construction Administration
Costs. Tenant shall pay to Landlord (a) a fee in the amount of one and twenty-five one hundredths percent (1.25%) of the cost of the Tenant Improvement Work to compensate Landlord for administering the Tenant Improvement Work, plus
(b) all of Landlord’s actual out-of-pocket costs incurred in connection with the Tenant Improvement Work, including, without limitation, all management, engineering, outside consulting and construction fees incurred by or on behalf of
Landlord for the review and approval of the Space Plans and Construction Drawings (collectively, the “Construction Administration Costs”). Landlord shall be entitled to charge the amount of the Construction Administration Costs against the
Tenant Improvement Allowance required to be contributed by Landlord hereunder, or if funds are not available from the Tenant Improvement Allowance for such purposes, Tenant will pay such amounts within fifteen (15) days following delivery of
Landlord’s invoice. 
 6. Change Orders. Landlord will not unreasonably withhold its approval of (a) any request by Tenant
to amend or change the Approved Working Drawings, or (b) any change or amendment to the Approved Working Drawings that may be necessary to obtain any Permits, or which may be required by city officials or inspectors to comply with code rulings
or interpretations (any of the foregoing, a “Change Order”), provided such Change Order does not diminish the quality of construction of the Tenant Improvements. Without limiting the generality of the foregoing, however, Tenant
acknowledges that it shall not be unreasonable for Landlord to withhold consent to any Change Order if any one of the circumstances listed in clauses (a) through (d) of Section 3.2 of this Work Letter applies. No material
changes or modifications to the Approved Working Drawings shall be made unless by written Change Order 

  

 C-6 

 
signed by Landlord and Tenant. Tenant shall pay all costs attributable to Change Orders, including costs incurred by Landlord in reviewing proposed Change
Orders (provided that to the extent funds are available, such costs may be paid or reimbursed from the Construction Allowance). 
 7.
Ownership of Tenant Improvements. The Tenant Improvements shall be deemed, effective upon installation, to be a part of the Premises and the Building and shall be deemed to be the property of Landlord (subject to Tenant’s right to use
the same during the Term of the Lease), and shall be surrendered at the expiration or earlier termination of the Term, unless Landlord shall have conditioned its approval of the Final Working Drawings or any Change Order on Tenant’s agreement
to remove any items thereof, in which event, prior to the expiration or termination of the Term, the specified items shall be removed at Tenant’s expense, any damage caused by such removal shall be repaired, and the Premises shall be restored
to their condition existing prior to the installation of the items in question, normal wear and tear excepted. The removal, repair and restoration described above shall, at Landlord’s sole election, be performed either by Tenant or by Landlord;
and if such work shall be performed by Landlord, Tenant shall pay to Landlord, within twenty (20) days following Landlord’s demand, the reasonable cost and expense of such work. 
 8. Miscellaneous. 
 8.1 Tenant’s Representative. Tenant has designated Russ Testa as its sole representative with respect to the matters set forth in this Work Letter, who, until further notice to Tenant, shall have full authority and
responsibility to act on behalf of the Tenant as required in this Work Letter. 
 8.2 Indemnity. Tenant’s
indemnity of Landlord as set forth in Article 16 of the Lease shall also apply with respect to any and all costs, losses, damages injuries and liabilities related in any way to any act or omission of Tenant or Tenant’s Agents, or
anyone directly or indirectly employed by any of them, in connection with the Tenant Improvement Work. 
 8.3 Days.
Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days 
 8.4
Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the Lease or this Work Letter, if an Event of Default as described in Article 20 of the Lease or a default under this Work Letter occurs at
any time on or before the Substantial Completion Date, all obligations of Landlord under the terms of this Work Letter shall be deferred until such time as such Event of Default is cured pursuant to the terms of the Lease (in which case, Tenant
shall be responsible for any delay in the substantial completion of the Tenant Improvement Work caused by such inaction by Landlord). 
  

 C-7 

 EXHIBIT D 
 CONFIRMATION OF TERM 
                             , 2007 
  

			
	LEASE DATE:	  	July         , 2006
		
	LANDLORD:	  	Bay Center Office, LLC
		
	TENANT:	  	Jamba Juice Company
		
	PREMISES:	  	Suite         , 6475 Christie Avenue, Emeryville, California

 Pursuant to Section 3.1.5 of the above-referenced Lease, the Commencement Date as defined in
Section 3 shall be
                                        
and the Expiration Date as defined in the Basic Lease Information shall be
                                        .

  

							
	LANDLORD:
	
	 BAY CENTER OFFICE, LLC,
 a Delaware
limited liability company

		
	By:	 	 EmeryOffice, LLC,
 a Delaware limited
liability company
 Its: Administrative Member

			
		 	 By:
	 	 TMG Partners,
 a California
corporation
 Its: Manager

				
		 		 	By:	 	  
		 		 	Printed Name:	 	  
		 		 	Title:	 	  

  

			
	TENANT:
	
	 JAMBA JUICE COMPANY,
 a California
corporation

		
	By:	 	  
	Printed Name: Don Breen
	Title:	 	Chief Financial Officer

  

 D-1 

 EXHIBIT E 
 INFORMATION REGARDING HAZARDOUS MATERIALS 
 The Project is located on land that originally was part
of San Francisco Bay. Landlord has been informed that the Project site was land-filled in the 1950s. The site was later used as a truck terminal. Underground storage tanks were used to store fuel and waste oil. During development of the Project in
the late 1980’s, metals, including lead, and various organic compounds including the pesticide DDT and petroleum hydrocarbons, were found in the soil. Methane gas, associated principally with the landfill, was also detected in the soil.
Groundwater under the Project was reported to contain organic compounds including petroleum hydrocarbons, together with some heavy metals, phenol and pyrene, and polynuclear aromatic hydrocarbons at low concentrations. Under the supervision of
Alameda County environmental regulatory authorities, storage tanks and some soil at the site were removed. Remaining soils containing petroleum hydrocarbons were remediated by aeration or bioremediation, and the entire site (including structures,
pavements and landscaped areas) was then “capped” in place as part of Project construction in order to prevent future exposure. Groundwater cleanup was initiated upgradient of the Project, and activities to remove free-product petroleum
hydrocarbons from the groundwater beneath the land where the Covered Parking Area is located are ongoing. Methane gas monitors were installed in the Building and the Other Buildings, as well as in the building containing the Covered Parking Area.
Reports on the site investigation are available for review at the offices of Landlord’s property manager. This paragraph satisfies California Health & Safety Code § 25359.7. 
  

 E-1 

 EXHIBIT F 
 BAY CENTER OFFICES 
 RULES AND REGULATIONS 
 Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the nonperformance
of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project. In the event of any conflict between the Rules and Regulations and the other provisions of this Lease, the
latter shall control. 
 1. Tenant shall not alter any lock, card access or entry devices or install any new or additional locks, card access
or entry devices or bolts on any doors or windows of the Premises without obtaining Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed. Tenant shall bear the cost of any lock, card access
or entry device changes or repairs required by Tenant. Landlord will furnish a reasonable number of keys (one per 1,000 square feet of Rentable Area) for the Premises, and any additional keys, cards or entry devices required by Tenant must be
obtained from Landlord at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant shall restore to Landlord all keys, cards or entry devices of stores, offices, and toilet rooms, either furnished to, or otherwise
procured by, Tenant and in the event of the loss of keys, cards or entry devices so furnished, Tenant shall pay to Landlord the reasonable cost of replacing same or of changing the lock, card or entry device or locks or entry devices opened by such
lost key, card access or entry device if Landlord shall deem it necessary to make such changes. 
 2. All doors opening to public corridors
shall be kept closed at all times except for normal ingress and egress to the Premises, with the exception of doors that are on magnetic hold open devices. 
 3. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as is customary for comparable buildings in the vicinity of the Project. Tenant, its employees and
agents must be sure that the doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building. The Landlord and his agents shall in no case be liable for damages for any
error with regard to the admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building or the Project during the
continuance thereof by any means it deems appropriate for the safety and protection of life and property. 
 4. No furniture, freight or
equipment of any kind shall be brought into the Building without prior notice to Landlord. All moving activity into or out of the Building shall be scheduled with Landlord and done only at such time and in such manner as Landlord reasonably
designates. Landlord shall have the right to reasonably prescribe the weight, size and position of all safes and other heavy property brought into the Building and also the times and manner of moving the same in and out of the Building. Safes and
other heavy objects shall, if considered necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property 

  

 F-1 

 
in any case. Any damage to any part of the Building, its contents, occupants or visitors by moving or maintaining any such safe or other property shall be
the sole responsibility and expense of Tenant. 
 5. No furniture, supplies, equipment or merchandise will be received in the Building or
carried up or down in the elevators, except between such hours, in such specific elevator and by such personnel as shall be designated by Landlord. 
 6. The Lease has specific requirements for the form and method of delivery of notices to Landlord under the Lease. However, where a written notice under the Lease is not required (e.g., if Tenant has questions or requests about
Tenant’s operational requirements or about the operation of the Building or the Project), Tenant should contact Landlord’s property management staff at the property management office for the Project or at such other office location as
designated by Landlord. 
 7. Other than signage as permitted pursuant to the Lease of which this Exhibit is a part, no sign, advertisement,
notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Premises or the Building without the prior written consent of the Landlord. Tenant shall not disturb, solicit, peddle, or canvass any occupant of the
Project and shall cooperate with Landlord and its agents of Landlord to prevent same. 
 8. The toilet rooms, urinals, wash bowls and other
apparatus shall not be used for any purpose other than that for which they were constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of
this rule shall be borne by the tenant who, or whose servants, employees, agents, visitors or licensees shall have caused same. 
 9. Tenant
shall not overload the floor of the Premises, nor, other than Minor Alterations, mark, drive nails or screws, or drill into the partitions, woodwork or drywall or in any way deface the Premises or any part thereof without Landlord’s prior
written consent. 
 10. Except for vending machines intended for the sole use of Tenant’s employees and invitees, no vending machine or
machines other than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 
 11. Except for limited quantities of standard office, janitorial or other cleaning supplies required for Tenant’s operation in accordance with the Permitted Use, Tenant shall not use or keep in or on the
Premises, the Building, or the Project any kerosene, gasoline or other inflammable or combustible fluid, chemical, substance or material. 
 12. Tenant shall not without the prior written consent of Landlord use any method of heating or air conditioning other than that supplied by Landlord. 
 13. Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to
Landlord or other occupants of the Project by reason of noise, odors, or vibrations, or interfere with other tenants or those having business therein, 

  

 F-2 

 
whether by the use of any musical instrument, radio, phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or
down passageways. 
 14. Tenant shall not bring into or keep within the Project, the Building or the Premises any animals (other than
disabled assistance animals), birds, aquariums, or, except in areas designated by Landlord, bicycles or other vehicles. 
 15. Except for the
Permitted Use under the Lease of which this Exhibit is a part, no cooking shall be done or permitted on the Premises, common areas of the Building or Project, nor shall the Premises be used for the storage of merchandise, for lodging or for any
improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar
beverages for employees and visitors, provided that such use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 
 16. The Premises shall not be used for manufacturing (other than the commercial kitchen use permitted under the Lease of which this Exhibit is a part) or
for the storage of merchandise except as such storage may be incidental to the use of the Premises provided for in the Lease. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a messenger-type operation or
dispatch office, public stenographer or typist, or for the manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau without the express prior written
consent of Landlord. Tenant shall not engage or pay any employees on the Premises except those actually working for such tenant on the Premises nor advertise for laborers giving an address at the Premises. 
 17. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence
of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations. 
 18. Tenant, its employees
and agents shall not loiter in or on the entrances, corridors, sidewalks, lobbies, courts, halls, stairways, elevators, vestibules or any common areas of the Building or the Project for the purpose of smoking tobacco products or for any other
purpose, nor in any way obstruct such areas, and shall use them only as a means of ingress and egress for the Premises. 
 19. Tenant shall
not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the most effective operation of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls.

 20. Tenant shall store all its trash and garbage within the interior of the Premises. No material shall be placed in the trash boxes or
receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the city in which the Project is located without violation of any law or ordinance
governing such disposal. All trash, garbage and refuse disposal shall be made only through entryways and elevators provided for such purposes at such times as Landlord shall designate. 
  

 F-3 

 21. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations
reasonably established by Landlord or as established by any governmental agency. 
 22. Any persons employed by Tenant to do janitorial work
shall be subject to the prior written approval of Landlord, and while in the Building and outside of the Premises, shall be subject to and under the control and direction of the Building manager (but not as an agent or servant of such manager or of
Landlord), and Tenant shall be responsible for all acts of such persons. 
 23. No awnings or other projection shall be attached to the
outside walls of the Building without the prior written consent of Landlord, and no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard
drapes. All electrical ceiling fixtures hung in the Premises or spaces along the perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither the
interior nor exterior of any windows shall be coated or otherwise sunscreened without the prior written consent of Landlord. Tenant shall abide by Landlord’s uniformly enforced regulations concerning the opening and closing of window coverings,
which are attached to the windows in the Premises, if any, which have a view of any interior portion of the Building or common areas of the Building or the Project. 
 24. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into the halls, passageways or other public places in the Building shall not be covered or obstructed by Tenant, nor shall
any bottles, parcels or other articles be placed on the windowsills. 
 25. Tenant must comply with reasonable requests by the Landlord
concerning the informing of their employees of items of importance to the Landlord. 
 26. Tenant must comply with any non-smoking ordinance
adopted by any applicable governmental authority. 
 27. Tenant hereby acknowledges that Landlord shall have no obligation to provide guard
service or other security measures for the benefit of the Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and its agents, employees, contractors, invitees and guests, and the property
thereof, from acts of third parties, including keeping doors locked and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide security protection for the Project or any portion thereof. Tenant further
assumes the risk that any safety and security devices, services and programs which Landlord elects, in its sole discretion, to provide may not be effective, or may malfunction or be circumvented by an unauthorized third party, and Tenant shall, in
addition to its other insurance obligations under this Lease, obtain its own insurance coverage to the extent Tenant desires protection against losses related to such occurrences. Tenant shall cooperate in any reasonable safety or security program
developed by Landlord or required by law. 
 28. All office equipment of any electrical or mechanical nature shall be placed by Tenant in the
Premises in settings reasonably approved by Landlord, to absorb or prevent any vibration, noise and annoyance. 
  

 F-4 

 29. Tenant shall not use in any space or in the public halls of the Building, any hand trucks except
those equipped with rubber tires and rubber side guards. 
 30. No auction, liquidation, fire sale, going-out-of-business or bankruptcy sale
shall be conducted in the Premises without the prior written consent of Landlord. 
 31. No tenant shall use or permit the use of any portion
of the Premises for living quarters, sleeping apartments or lodging rooms. 
 32. Tenant, Tenant’s agents, servants, employees,
contractors, licensees or visitors shall not park any vehicles in driveways, service entrances, or areas posted as No Parking. 
 33. Tenant
shall not use the name of Bay Center Offices for any purpose other than as the address of the business to be conducted by Tenant in the Premises, nor in its advertising, stationery (except as the address of the business to be conducted by Tenant in
the premises) or in any other manner without the prior written permission of Landlord. Landlord expressly reserves the right at any time to change said name without in any manner being liable to Tenant therefor, but in the event that Landlord
voluntarily changes the name or address of the Building or Project, Landlord shall reimburse Tenant for Tenant’s reasonable cost of replacing all of Tent’s then current stock of stationary and business cards containing the changed name or
address (as applicable). 
 34. If the Premises is or becomes infested with vermin as a result of the use or any misuse or neglect of
Premises by Tenant, its agents, servants, employees, contractors, visitors, or licensees, the Premises shall be exterminated from time to time to the reasonable satisfaction of Landlord and shall employ such licensed exterminators as shall be
approved in writing in advance by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. 
 35. Landlord
reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the
management, safety, care and cleanliness of the Premises, common areas of the Building or the Project, and for the preservation of good order therein, as well as for the convenience of other occupants and tenants therein, subject to Article 18 to
the Lease. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant, nor
prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Project. Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them as a condition of its occupancy
of the Premises. 
  

 F-5Real Property Lease

 Exhibit 10.6 
 STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE–NET 
 (Do not use this form for Multi-Tenant
Property) 
 1. Basic Provisions (“Basic Provisions”) 
 1.1 Parties: This Lease (“Lease”), dated for reference purposes only. June 17, 1996, is made by and between HENRY SHWEID AND MARGARET MUNZIKA SCHWEID INTERVIVOS REVOCABLE TRUST (“Lessor”) and JUICE
CLUB, INC. (“Lessee”), (collectively the “Parties,” or individually a “Party”). 
 1.2 Premises: That certain real
property, including all improvements therein or to be provided by Lessor under the terms of this Lease, and commonly known by the street address of 1700 17TH STREET located in the City of San Francisco State of California and
generally described as (describe briefly the nature of the property) approximately 30,650 rentable square foot building and all easements, rights-of-way and appurtenances thereto See Exhibit “A”. (“Premises”). (See
Paragraph 2 for further provisions.) 
 1.3 Term: Five (5) years and one and one-half months (“Original Term”) commencing, June 15,
1996 (“Commencement Date”) and ending July 31, 2001 (“Expiration Date”). (See Paragraph 3 for further provisions.) See Addendum. 
 1.4 Early Possession: (See Addendum, Paragraph 1.3) (“Early Possession Date”). (See Paragraphs 3.2 and 3.3 for further provisions.) 
 1.5 Base Rent: See Addendum.
                                        
                     (See Paragraph 4 for further provisions.) 
 1.6 Base Rent Paid Upon Execution: $             as Base Rent for the period of September 1, 1996 through and including September 30, 1996.

 1.7 Security Deposit: $             (“Security Deposit”). (See Paragraph 5
for further provisions.) 
 1.8 Permitted Use: general offices, warehouse, distribution, research and development.
                                        
                     (See Paragraph 6 for further provisions.) 
 1.9 Insuring Party: Lessor is the “Insuring Party” unless otherwise stated herein. (See Paragraph 8 for further provisions.) 
 1.10 Real Estate Brokers: The following real estate brokers (collectively, the “Brokers”) and brokerage relationships exist in this transaction and are consented to by the Parties (check applicable boxes):
Emerald Real Estate Brokerage Investments represents     x  Lessor exclusively (“Lessor’s Broker”);     ̈  both Lessor and Lessee, and Whitney Cressman Limited represents    x  Lessee exclusively
(“Lessee’s Broker”);     ̈  both Lessee and Lessor. (See Paragraph 15 for further provisions.)

 1.11 Guarantor. The obligations of the Lessee under this Lease are to be guaranteed by None (“Guarantor”). (See Paragraph 37 for further
provisions.) 
 1.12 Addenda. Attached hereto is an Addendum
                                        
                                        
                 all of which constitute a part of this Lease. 

 2. Premises. 
 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and conditions set forth in the Lease. Unless otherwise provided herein, any
statement of square footage set forth in this Lease, or that may have been used in calculating rental, is an approximation which Lessor and Lessee agree is reasonable and the rental based thereon is not subject to revision whether or not the actual
square footage is more or less. 
 2.2 Condition. Lessor shall deliver the Premises to Lessee clean and free of debris on the Commencement
Date and warrants to Lessee that the existing plumbing, fire sprinkle system, lighting, roof, air conditioning, heating, and loading doors, if any, in the Premises, and all structural elements of the Premises other than those constructed by Lessee,
shall be in good operating condition on the Commencement Date. If a non-compliance with said warranty exists as of the Commencement Date, Lessor shall, except as otherwise provided in this Lease, promptly after receipt of written notice from Lessee
setting forth with specificity the nature and extent of such non-compliance, rectify same at Lessor’s expense. If Lessee does not give Lessor written notice of a non-compliance with this warranty within one (1) year after the Commencement
Date, with respect to the roof and thirty (30) days with respect to the other items described above, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense. See Addendum. 
 2.3 Compliance with Covenants, Restrictions and Building Code. Lessor warrants to Lessee that the improvements on the Premises comply with all applicable
covenants or restrictions of record and applicable building codes, regulations and ordinances in effect on the Commencement Date. Said warranty does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility
Installations (as defined in Paragraph 7.3 (a)) made or to be made by Lessee. If the Premises do not comply with said warranty, Lessor shall, except as otherwise provided in this Lease, promptly after receipt of written notice from Lessee setting
forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. 
 2.4 Acceptance of
Premises. Lessee hereby acknowledges: (a) that it has been advised by the Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical and fire sprinkler systems, security, environmental
aspects, compliance with Applicable Law, as defined in Paragraph 6.3) and the present and future suitability of the Premises for Lessee’s intended use, (b) that Lessee has made such investigation as it deems necessary with reference to
such matters and assumes all responsibility therefor as the same relate to Lessee’s occupancy of the Premises and/or the term of this Lease, and (c) that neither Lessor, nor any of Lessor’s agents, has made any oral or written
representations or warranties with respect to the said matters other than as set forth in this Lease. See Addendum. 
 3. Term. 
 3.1 Term. The Commencement Date, Expiration Date and Original term of this Lease are as specified in Paragraph 1.3. 
  

 2 

 3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement
Date, the obligation to pay Base Rent shall be abated for the period of such early possession. All other terms of this Lease, however, (including but not limited to the obligations to pay Real Property Taxes and insurance premiums and to maintain
the Premises) shall be in effect during such period. Any such early possession shall not affect nor advance the Expiration Date of the Original Term. 
 3.3 Delay in Possession. If for any reason Lessor cannot deliver possession of the Premises to Lessee as agreed herein by June 15, 1996, Lessor shall not be subject to any liability therefor, nor shall such
failure affect the validity of this Lease, or the obligations of Lessee hereunder, or extend the term hereof but in such case, Lessee shall not, except as otherwise provided herein, be obligated to pay rent or perform any other obligation of Lessee
under the terms of this Lease until Lessor delivers possession of the Premises to Lessee. If possession of the Premises is not delivered to Lessee by July 15, 1996, Lessee may, at its option, by notice in writing to Lessor within ten
(10) days thereafter, cancel this Lease, in which event the Parties shall be discharged from all obligations hereunder; provided, however, that if such written notice by Lessee is not received by Lessor within said ten (10) day period,
Lessee’s right to cancel this Lease shall terminate and be of no further force or effect. Except as may be otherwise provided, and regardless of when the term actually commences, if possession is not tendered to Lessee by June 15, 1996 and
Lessee does not terminate this Lease, as aforesaid, the period free of the obligation to pay Base Rent, if any, that Lessee would otherwise have enjoyed (that is, 77 days) shall run from the date of delivery of possession and continue for a period
equal to what Lessee would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts, changes or omissions of Lessee. 
 4. Rent. 
 4.1 Base Rent. Lessee shall cause payment of Base Rent and other rent or changes, as the same may be adjusted from time
to time, to be received by Lessor in lawful money of the United States, without offset or deduction, on or before the day on which it is due under the terms of this Lease. Base Rent and all other rent and charges for any period during the term
hereof which is for less than one (1) full calendar month shall be prorated based upon the actual number of days of the calendar month involved. Payment of Base Rent and other charges shall be made to Lessor at its address stated herein or to
such other persons or at such other addresses as Lessor may from time to time designate in writing to Lessee. 
 5. Security Deposit. Lessee shall deposit
with Lessor upon execution hereof the Security Deposit set forth in Paragraph 1.7 as security for Lessee’s faithful performance of Lessee’s obligations under this Lease. If Lessee fails to pay Base Rent or other rent or charges due
hereunder, or otherwise Defaults under this Lease (as defined in Paragraph 13.1), Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor for any
liability, cost, expense, loss or damage (including reasonable attorneys’ fees) which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of said Security Deposit, Lessee shall within ten (10) days
after written request therefor deposit moneys with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. Lessor shall not be required to keep all or any part of the Security Deposit separate from its general
accounts. Lessor shall, within thirty (30)

  

 3 

 
days of the expiration or earlier termination of the term hereof and after Lessee has vacated the Premises, return to Lessee (or, at Lessor’s option, to
the last assignee, if any, of Lessee’s interest herein), that portion of the Security Deposit not used or applied by Lessor. Unless otherwise expressly agreed in writing by Lessor, no part of the Security Deposit shall be considered to be held
in trust, to bear interest or other increment for its use, or to be prepayment for any moneys to be paid by Lessee under this Lease. 
 6. Use. 

6.1 Use. Lessee shall use and occupy the Premises only for the purposes set forth in Paragraph 1.8 or any other use which is comparable thereto, and
for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that creates waste or nuisance, or that disturbs owners and/or occupants of, or causes damage to, neighboring premises or properties. Lessor hereby agrees to
not unreasonably withhold or delay its consent to any written request by Lessee, Lessee’s assignees or subtenants, and by prospective assignees and subtenants of the Lessee, its assignees and subtenants, for a modification of said permitted
purpose for which the premises may be used or occupied, so long as the same will not impair the structural integrity of the improvements on the Premises, the mechanical or electrical systems therein, is not significantly more burdensome to the
Premises and the improvements thereon, and is otherwise permissible pursuant to this Paragraph 6. If Lessor elects to withhold such consent, Lessor shall within five (5) business days give a written notification of same, which notice shall
include an explanation of Lessor’s reasonable objections to the change in use. 
 6.2 Hazardous Substances. 
 (a) Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any product, substance, chemical, material
or waste whose presence, nature, quantity and/or intensity of existence, use, manufacture, disposal, transportation, spill, release or effect, either by itself or in combination with other materials expected to be on the Premises, is either:
(i) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for liability of Lessor to any governmental agency or
third party under any applicable stature or common law theory. Hazardous Substance shall include, but not be limited to, hydrocarbons, petroleum, gasoline, crude oil or any products, by-products or fractions thereof. Lessee shall not engage in any
activity in, on or about the Premises which constitutes a Reportable Use (as hereinafter defined) of Hazardous Substances without the express prior written consent of Lessor and compliance in a timely manner (at Lessee’s sole cost and expense)
with all Applicable Law (as defined in Paragraph 6.3). “Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal
of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with any government authority. Reportable Use shall also include Lessee’s being responsible
for the presence in, on or about the Premises of a Hazardous Substance brought onto the Premises by Lessee, its agents, employees, representatives and invitees with respect to which any Applicable Law requires that a notice be given to persons
entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may, without Lessor’s prior consent, but in compliance with all Applicable Law, use any ordinary and customary materials reasonably 

  

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required to be used by Lessee in the normal course of Lessee’s business permitted on the Premises, so long as such use is not a Reportable Use and does
not expose the Premises or neighboring properties to any meaningful risk of contamination or damage or expose Lessor to any liability therefor. In addition, Lessor may (but without any obligation to do so) condition its consent to the use or
presence of any Hazardous Substance, activity or storage tank by Lessee upon Lessee’s giving Lessor such additional assurances as Lessor, in its reasonable discretion, deems necessary to protect itself, the public, the Premises and the
environment against damage, contamination or injury and/or liability therefrom or therefor, including, but not limited to, the installation (and removal on or before Lease expiration or earlier termination) of reasonably necessary protective
modifications to the Premises (such as concrete encasements) and/or the deposit of an additional Security Deposit under Paragraph 5 hereof. 
 (b) Duty to inform Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous Substance, or a condition involving or resulting from same, has come to be located in, on, under or about the Premises, other than as
previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor. Lessee shall also immediately give Lessor a copy of any statement, report, notice, registration, application, permit, business plan, license,
claim, action or proceeding given to, or received from, any governmental authority or private party, or persons entering or occupying the Premises, concerning the presence, spill, release, discharge of, or exposure to, any Hazardous Substance or
contamination in, on, or about the Premises, including but not limited to all such documents as may be involved in any Reportable Uses involving the Premises. 
 (c) Indemnification. Lessee shall indemnify, protect, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, and the Premises, harmless from and against any and all loss of rents and/or
damages, liabilities, judgments, costs, claims, liens, expenses, penalties, permits and attorney’s and consultant’s fees arising out of or involving any Hazardous Substance or storage tank brought onto the Premises by or for Lessee or
under Lessee’s control. Lessee’s obligations under this Paragraph 6 shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of
investigation (including consultant’s and attorney’s fees and testing), removal, remediation, restoration and/or abatement thereof, or any contamination therein involved, and shall survive the expiration or earlier termination of this
Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to Hazardous Substances or storage tanks, unless specifically so agreed by Lessor in
writing at the time of such agreement. 
 6.3 Lessee’s Compliance with Law. Except as otherwise provided in this Lease, Lessee, shall,
at Lessee’s sole cost and expense, fully, diligently and in a timely manner, comply with all “Applicable Law,” which term is used in this Lease to include all laws, rules, regulations, ordinances, directives, covenants, easements and
restrictions of record, permits, the requirements of any applicable fire insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers and/or consultants, relating in any manner to the Premises (including but not limited
to matters pertaining to (i) industrial hygiene, (ii) environmental conditions on, in, under or about the Premises, including soil and groundwater conditions caused by Lessee, its agents, employees, representatives and invitees, and
(iii) the use, generation, manufacture, production installation, maintenance, removal, transportation, storage, 

  

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spill or release of any Hazardous Substance or storage tank by Lessee, its agents, employees representatives and invitees), now in effect or which may
hereafter come into effect, and whether or not reflecting a change in policy from any previously existing policy. Lessee shall, within five (5) days after receipt of Lessor’s written request, provide Lessor with copies of all documents and
information, including, but not limited to, permits, registrations, manifests, applications, reports and certificates, evidencing Lessee’s compliance with any Applicable Law specified by Lessor, and shall immediately upon receipt, notify Lessor
in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving failure by Lessee or the Premises to comply with any Applicable Law. See Addendum.

 6.4 Inspection: Compliance, Lessor and Lessor’s Lender(s) (as defined in Paragraph 6.3(a)) shall have the right to enter the Premises
at any time, in the case of an emergency, and otherwise at reasonable times after 24 hours prior written notice, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease and all Applicable
Laws (as defined in Paragraph 6.3), and to employ experts and/or consultants in connection therewith and/or to advise Lessor with respect to Lessee’s activities, including but not limited to the installation, operation, use, monitoring,
maintenance or removal of any Hazardous Substance or storage tank on or from the Premises. The costs and expenses of any such inspections shall be paid by the party requesting same, unless a Default or Breach of this Lease, violation of Applicable
Law, or a contamination, caused or materially contributed to by Lessee is found to exist or be imminent, or unless the inspection is requested or ordered by a governmental authority as the result of any such existing or imminent violation or
contamination. In any such case, Lessee shall upon request reimburse Lessor or Lessor’s Lender, as the case may be, for the costs and expenses of such inspections. See Addendum. 
 7. Maintenance; Repairs; Utility Installations; Trade Fixtures and Alterations. 
 7.1 Lessee’s
Obligations. 
 (a) Subject to the provisions of Paragraphs 2.2 (Lessor’s warranty as to condition), 2.3 (Lessor’s warranty as to
compliance with covenants, etc). 
 7.2 (Lessor’s obligations to repair). 9 (damage and destruction), and 14 (condemnation). Lessee
shall, at Lesssee’s sole cost and expense and at all times keep the non-structural elements of the Premises and every part thereof in good order, condition and repair, structural and non-structural (whether or not such portion of the Premises
requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of
the Premises), including, without limiting the generality of the foregoing all equipment or facilities serving the Premises, such as plumbing, heating, air conditioning, ventilating, electrical, lighting facilities, boilers, fired or unfired
pressure vessels, fire sprinkler and/or standpipe and hose or other automatic fire extinguishing system, including fire alarm and/or smoke detection systems and equipment, fire hydrants, fixtures, walls (interior and exterior), ceilings,
non-structural portions of the roofs, floors, windows, doors, plate glass, skylights landscaping, driveways, parking lots, [ILLEGIBLE] fences, retaining walls, signs, sidewalks and parkways located in, on, or about the Premises. Lessee shall not
cause or permit 

  

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any Hazardous Substance to be spilled or released in, on, under or about the Premises (including through the plumbing or sanitary sewer system) and shall
promptly, at Lessee’s expense, take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of
the Premises, the elements surrounding same, or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance and/or storage tank brought onto the Premises by or for Lessee or
under its control. Lessee, in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices. Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the
Premises and all improvements theron or a part thereof in good order, condition and state of repair. If Lessee occupies the Premises for seven (7) years or more, Lessor may require Lessee to repaint the exterior of the buildings on the Premises
as reasonably required, but not more frequently than once every seven (7) years. See Addendum. 
 (b) Lessee shall, at Lessee’s
sole cost and expense, procure and maintain contracts, with copies to Lessor, in customary form and substance for, and with contractors specializing and experienced in, the inspection, maintenance and service of the following equipment and
improvements, if any, located on the Premises: (i) heating, air conditioning and ventilation equipment, (ii) boiler, fired or unfired pressure vessels; (iii) fire sprinkler and/or standpipe and hose or other automatic fire
extinguishing systems, including fire alarm and/or smoke detection, (iv) landscaping and irrigation systems, (v) roof covering and drain maintenance and (vi) asphalt and parking lot maintenance. 
 7.2 Lessor’s Obligations. Except for the warranties and agreements of Lessor contained in Paragraphs 2.2 (relating to condition of the Premises),
2.3 (relating to compliance with covenants, restrictions and building code), 9 (relating to destruction of the Premises) and 14 (relating to condemnation of the Premises, Lessor shall, at Lessor’s expense, keep the foundations, structural
portions of the roof and all structural aspects of the Premises in good order, condition and repair. Except as specified in this Paragraph 7.2 or elsewhere in this Lease, it is intended by the Parties hereto that Lessor have no obligation, in any
manner whatsoever, to repair and maintain the Premises, the improvements located thereon, or the equipment therein, all of which obligations are intended to be that of the Lessee under Paragraph 7.1 hereof. It is the intention of the Parties that
the terms of this Lease govern the respective obligations of the Parties as to maintenance and repair of the Premises. Lessee and Lessor expressly waive the benefit of any statute now or hereafter in effect to the extent it is inconsistent with the
terms of this Lease with respect to, or which affords Lessee the right to make repairs at the expense of Lessor or to terminate this Lease by reason of any needed repairs. See Addendum. 
 7.3 Utility Installations; Trade Fixtures; Alterations. 
 (a) Definitions; Consent Required. The term “Utility Installations” is used in this Lease to refer to all carpeting, window coverings, air lines, power panels, electrical distribution, security, fire
protection systems, communication systems, lighting fixtures, heating, ventilating, and air conditioning equipment, plumbing and fencing in, on or about the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery and
equipment. The term “Alterations” shall mean any modification of the improvements on the Premises from that which are provided by Lessor under the terms of this Lease, other than Utility Installations or Trade 

  

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Fixtures, whether by addition or deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility
Installations made by lessee that are not yet owned by Lessor as defined in Paragraph 7.4(a). Lessee shall not make any Alterations or Utility Installations in, on, under or about the Premises without Lessor’s prior written consent. Lessee may,
however, without Lessor’s approval (but following written notice to Lessor) make non-structural Utility Installations and Alterations to the interior of the Premises (excluding the roof), as long as they are not visible from the outside, do not
involve puncturing, relocating or removing the roof or any existing walls and as long as the cost of any project does not exceed $25,000. 
 (b) Consent. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with proposed detailed plans. All consents given by Lessor,
whether by virtue of Paragraph 7.3(a) or by subsequent specific consent, shall be deemed conditioned upon: (i) Lessee’s acquiring all applicable permits required by governmental authorities, (ii) the furnishing of copies of such
permits together with a copy of the plans and specifications for the Alteration or Utility Installation to Lessor prior to commencement of the work thereon, and (iii) the compliance by Lessee with all conditions of said permits in a prompt and
expeditious manner. Any Alterations or Utility Installations by Lessee during the term of this Lease shall be done in a good and workmanlike manner, with good and sufficient materials, and in compliance with all Applicable Law. Lessee shall promptly
upon completion thereof furnish Lessor with as-built plans and specifications therefor. See Addendum. 
 (c) Indemnification. Lessee shall
pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanics’ or materialmen’s lien against the Premises or
any interest therein. Lessee shall give Lessor not less than ten (10) days’ notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility in or on the
Premises as provided by law. If Lessee shall, in good faith, contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy
any such adverse judgment that may be rendered thereon before the enforcement thereof against the Lessor or the Premises. If Lessor shall require, Lessee shall furnish to Lessor a surety bond satisfactory to Lessor in an amount equal to one and
one-half times the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same, as required by law for the holding of the Premises free from the effect of such lien or claim. In addition, Lessor may require
Lessee to pay Lessor’s attorney’s fees and costs in participating in such action if Lessor shall decide it is to its best interest to do so. 
 7.4 Ownership; Removal; Surrender; and Restoration. 
 (a) Ownership. Subject to Lessor’s right to
require their removal or become the owner thereof as hereinafter provided in this Paragraph 7.4, all Alterations and Utility Additions made to the Premises by Lessee shall be the property of and owned by Lessee, but considered a part of the Premises
Lessor may, at the termination of this Lease, elect in writing to Lessee to be the owner of all or any specified part of the Lessee Owned Alterations and Utility Installations. Unless otherwise instructed per subparagraph 7.4(b) hereof, all Lessee
Owned Alterations and Utility Installations shall, at the expiration or earlier termination of this Lease, become the property of Lessor and remain upon and be surrendered by Lessee with the Premises. 
  

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 (b) Removal. Unless otherwise agreed in writing, Lessor may require that any or all Lessee Owned
Alterations or Utility Installations be removed by the expiration or earlier termination of this Lease, notwithstanding their installation may have been consented to by Lessor. Lessor may require the removal at any time of all or any part of any
Lessee Owned Alterations or Utility Installations made without the required consent of Lessor. 
 (c) Surrender/Restoration. Lessee shall
surrender the Premises by the end of the last day of the Lease term or any earlier termination date, with all of the improvements, parts and surfaces thereof clean and free of debris and in good operating order, condition and state of repair,
ordinary wear and tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice or by Lessee performing all of its obligations under this Lease. Except as
otherwise agreed or specified in writing by Lessor, the Premises, as surrendered, shall include the Utility Installations. The obligation of Lessee shall include the repair of any damage occasioned by the installation, maintenance or removal of
Lessee’s Trade Fixtures, furnishings, equipment, and Alterations and/or Utility Installations, as well as the removal of any storage tank installed by or for Lessee, and the removal, replacement, or remediation of any soil, material or ground
water contaminated by Lessee, all as may then be required by Applicable Law and/or good service practice. Lessee’s Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee subject to its obligation to repair and restore
the Premises per this Lease. 
 8. Insurance; Indemnity. 
 8.1 Payment For Insurance. Regardless of whether the Lessor or Lessee is the Insuring Party, Lessee shall pay its pro-rata share of for all insurance required under this Paragraph 8 except to the extent of the cost attributable to liability
insurance carried by Lessor in excess of $1,000,000 per occurrence. Premiums for policy periods commencing prior to or extending beyond the Lease term shall be prorated to correspond to the Lease term. Payment shall be made by Lessee to Lessor
within thirty (30) days following receipt of an invoice together with the premium statement for any amount due. See Addendum. 
 8.2
Liability Insurance. 
 (a) Carried by Lessee. Lessee shall obtain and keep in force during the term of this Lease a Commercial General
Liability policy of insurance protecting Lessee and Lessor (as an additional insured) against claims for bodily injury, personal injury and property damage based upon, involving or arising out of the ownership, use, occupancy or maintenance of the
Premises and all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an “Additional Insured-Managers or Lessors of Premises”
Endorsement and contain the “Amendment of the Pollution Exclusion” for damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but
shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease, except those 

  

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set forth in Section 6.2(c). The limits of said insurance required by this Lease or as carried by Lessee shall not, however, limit the liability of
Lessee nor relieve Lessee of any obligation hereunder. All insurance to be carried by Lessee shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only.

 (b) Carried by Lessor. In the event Lessor is the Insuring Party. Lessor shall also maintain liability insurance described in Paragraph
8.2(a), above, in addition to, and not in lieu of, the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 
 8.3 Property Insurance–Building, Improvements and Rental Value. 
 (a) Building and Improvements. The
Insuring Party shall obtain and keep in force during the term of this Lease a policy or policies in the name of Lessor, with loss payable to Lessor and to the holders of any mortgages, deeds of trust or ground leases on the Premises
(“Lender(s)”). insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full replacement cost of the Premises, as the same shall exist from time to time or the amount required by Lenders, but in no event
more than the commercially reasonable and available insurable value thereof if, by reason of the unique nature or age of the improvements involved, such latter amount is less than full replacement cost. If Lessor is the Insuring Party, however
Lessee Owned Alterations and Utility Installations shall be insured by Lessee under Paragraph 8.4 rather than by Lessor. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct
physical loss or damage (except the perils of flood and/or earthquake unless required by a Lender), including coverage for any additional costs resulting from debris removal and reasonable amounts of coverage for the enforcement of any ordinance or
law regulating the reconstruction or replacement of any undamaged sections of the Premises required to be demolished or removed by reason of the enforcement of any building, zoning, safety or land use laws as the result of a covered cause of loss.
Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage amount by a factor of not
less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount shall not exceed $1,000
per occurrence, and Lessee shall be liable for such deductible amount in the event of an Insured Loss, as defined in Paragraph 9.1(c). 
 (b)
Rental Value. The Insuring Party shall, in addition, obtain and keep in force during the term of this Lease a policy or policies in the name of Lessor, with loss payable to Lessor and Lender(s), insuring the loss of the full rental and other charges
payable by Lessee to Lessor under this Lease for one (1) year (including all real estate taxes, insurance costs, and any scheduled rental increases). Said insurance shall provide that in the event the Lease is terminated by reason of an insured
loss, the period of indemnity for such coverage shall be extended beyond the date of the completion of repairs or replacement of the Premises, to provide for one full year’s loss of rental revenues from the date of any such loss. Said insurance
shall contain an agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected rental income, property taxes, 

  

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insurance premium costs and other expenses, if any, otherwise payable by Lessee, for the next twelve (12) month period. Lessee shall be liable for any
deductible amount in the event of such loss, not to exceed $1,000. 
 (c) Adjacent Premises. If the Premises are part of a larger building,
or if the Premises are part of a group of buildings owned by Lessor which are adjacent to the Premises, the Lessee shall pay for any increase in the premiums for the property insurance of such building or buildings if said increase is caused by
Lessee’s acts, omissions, use or occupancy of the Premises. 
 (d) Tenant’s Improvements. If the Lessor is the Insuring Party, the
Lessor shall not be required to insure Lessee Owned Alterations and Utility Installations unless the item in questions has become the property of Lessor under the terms of this Lease. If Lessee is the Insuring Party, the policy carried by Lessee
under this Paragraph 8.3 shall insure Lessee Owned Alterations and Utility Installations. 
 8.4 Lessee’s Property Insurance. Subject to
the requirements of Paragraph 8.5, Lessee at its cost shall either by separate policy or at Lessor’s option, by endorsement to a policy already carried, maintain insurance coverage on all of Lessee’s personal property. Lessee Owned
Alterations and Utility Installations in, on, or about the Premises similar in coverage to that carried by the Insuring Party under Paragraph 8.3. Such insurance shall be full replacement cost coverage. The proceeds from any such insurance shall be
used by Lessee for the replacement of personal property or the restoration of Lessee Owned Alterations and Utility Installations. Lessee shall be the Insuring Party with respect to the insurance required by this Paragraph 8.4 and shall provide
Lessor with written evidence that such insurance is in force. See Addendum. 
 8.5 Insurance Policies. Insurance required hereunder shall be
in companies duly licensed to transact business in the state where the Premises are located, and maintaining during the policy term a “General Policyholders Rating” of at least A, V, or such other higher rating as may be required by a
Lender having a lien on the Premises, as set forth in the most current issue of “Best’s Insurance Guide.” Lessee shall not do or permit to be done anything which shall invalidate the insurance policies referred to in this Paragraph 8.
If Lessee is the Insuring Party, Lessee shall cause to be delivered to Lessor certified copies of policies of such insurance or certificates evidencing the existence and amount of such insurance with the insureds and loss payable clauses as required
by this Lease. No such policy shall be cancellable or subject to modification except after thirty (30) days prior written notice to Lessor. Lessor shall at least thirty (30) days prior to the expiration of such policies, furnish Lessor
with evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessee may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessor to Lessee upon demand. If the Insuring Party
shall fail to procure and maintain the insurance required to be carried by the Insuring Party under this Paragraph 8, the other Party may, but shall not be required to, procure and maintain the same, but at Lessee’s expenses. See Addendum.

 8.6 Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor (“Waiving Party”) each hereby
release and relieve the other, and waive their entire right to recover damages (whether in contract or in tort) against the other, for loss of or damage 

  

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to the Waiving Party’s property arising out of or incident to the perils required to be insured against under Paragraph 8. The effect of such releases
and waivers of the right to recover damages shall not be limited by the amount of insurance carried or required, or by any deductibles applicable thereto. 
 8.7 Indemnity. Except for Lessor’s or Lessor’s agents’ or employees’ negligence and/or breach of express warranties or wilful acts, Lessee shall indemnify, protect, defend and hold harmless the
Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, costs, liens, judgments, penalties, permits, attorney’s and consultant’s fees,
expenses and/or liabilities arising out of, involving, or in dealing with, the occupancy of the Premises by Lessee, the conduct of Lessee’s business, any act, omission or neglect of Lessee, it agents, contractors, employees or invitees, and out
of any Default or Breach by Lessee in the performance in a timely manner of any obligation on Lessee’s part to be performed under this Lease. The foregoing shall include, but not be limited to, the defense or pursuit of any claim or any action
or proceeding involved therein, and whether or not (in the case of claims made against Lessor) litigated and/or reduced to judgment, and whether well founded or not. In case any action or proceeding be brought against Lessor by reason of any of the
foregoing matters, Lessee upon notice from Lessor shall defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any such claim in
order to be so indemnified. See Addendum. 
 8.8 Exemption of Lessor from Liability. Except for the negligent or wilful acts of Lessor or its
agents or employees, Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises,
whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, air conditioning or lighting
fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the Premises or upon other portions of the building of which the Premises are a part, or from other sources or places, and regardless of
whether the cause of such damage or injury or the means of repairing the same is accessible or not. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor. Notwithstanding Lessor’s negligence or
breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or profit therefrom. 
 9.
Damage or Destruction. 
 9.1 Definitions. 
 (a) “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations, the repair cost of which damage or
destruction is less than 50% of the then Replacement Cost of the Premises immediately prior to such damage or destruction, excluding from such calculation in the value of the land and Lessee Owned Alterations and Utility Installations. 

 

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 (b) “Premises Total Destruction” shall mean damage or destruction to the Premises, other than
Lessee Owned Alterations and Utility Installations, the repair cost of which damage or destruction is 50% or more of the then Replacement Cost of the Premises immediately prior to such damage or destruction, excluding from such calculation the value
of the land and Lessee Owned Alterations and Utility Installations. 
 (c) “Insured Loss” shall mean damage or destruction to
improvements on the Premises, other than Lessee Owned Alterations and Utility Installations, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage
limits involved. 
 (d) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by the Lessor at the
time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of applicable building codes, ordinances or laws, and without deduction for depreciation.

 (e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a
contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises. 
 9.2 Partial Damage – Insured
Loss. If a Premises Partial Damage that is an Insured Loss occurs, then the Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably
possible and this Lease shall continue in full force and effect, provided, however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $10,000 or less, and, in such event,
Lessor shall make the insurance proceeds available to Lessee on a reasonable basis for that purpose Notwithstanding the foregoing. If the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the
insuring Party shall promptly contribute the shortage in proceeds (except as to the deductible not to exceed $10,000, which is Lessee’s responsibility) as and when required to complete said repairs. In the event, however, the shortage in
proceeds was due to the fact that, by reason of the unique nature of the improvements, full replacement cost insurance coverage was not commercially reasonable and available, Lessor shall have no obligation to pay for the shortage in insurance
proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof, within ten (10) days following receipt of written notice of such shortage and request
therefor. If Lessor receives said funds or adequate assurance thereof within said ten (10) days period, the party responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall remain in full force
and effect. If Lessor does not receive such funds or assurance within said period, Lessor may nevertheless elect by written notice to Lessee within ten (10) days thereafter to make such restoration and repair as is commercially reasonable with
Lessor paying any shortage in proceeds in which case this Lease shall remain in full force and effect. If in such case Lessor does not so elect, then this Lease shall terminate sixty (60) days following the occurrence of the damage or
destruction. Unless otherwise agreed, Lessee shall in no event have any right to reimbursement from Lessor for any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be
subject to 

  

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Paragraph 9.3 rather than Paragraph 9.2, notwithstanding that there may be some insurance coverage, but the net proceeds of any such Insurance shall be made
available for the repairs if made by either Party. 
 9.3 Partial Damage – Uninsured Loss. If a Premises Partial Damage that is not an
Insured Loss occurs, unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense and this Lease shall continue in full force and effect, but subject to Lessor’s rights under
Paragraph 13 [ILLEGIBLE] such proceeds shall be given to Lessee for such purpose), Lessor may at Lessor’s option, either: (i) repair such damage as soon as reasonable possible at Lessor’s expense, in which event this Lease shall
continue in full force and effect, or (ii) give written notice to Lessee within thirty (30) days after receipt by Lessor of knowledge of the occurrence of such damage of Lessor’s desire to terminate this Lease as of the date sixty
(60) days following the giving of such notice in the event Lessor elects to give such notice of Lessor’s intention to terminate this Lease. Lessee shall have the right within ten (10) days after the receipt of such notice to give
written notice to Lessor of Lessee’s commitment to pay for the repair of such damage totally at Lessee’s expense and without reimbursement from Lessor. Lessee shall provide Lessor with the required funds or satisfactory assurance thereof
within thirty (30) days following Lessees said commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible and the required funds are available. If
Lessee does not give such notice and provide the funds or assurance thereof within the times specified above, this Lease shall terminate as of the date specified in Lessor’s notice of termination. 
 9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs (including any destruction required by any
authorized public authority), this Lease shall terminate sixty (60) days following the date of such Premises Total Destruction, whether or not the damage or destruction is an Insured Loss or was caused by a negligent or willful act of Lessee.

 9.5 Damage Near End of Term. If at any time during the last six (6) months of the term of this Lease there is damage for which the
cost to repair exceeds three (3) month’s Base Rent, whether or not an Insured Loss, Lessor may, at Lessor’s option, terminate this Lease effective sixty (60) days following the date of occurrence of such damage by giving written
notice to Lessee of Lessor’s election to do so within thirty (30) days after the date of occurrence of such damage. Provided, however, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then
Lessee may preserve this Lease, by within twenty (20) days following the occurrence of the damage, or before the expiration of the time provided in such option for is exercise, whichever is earlier (“Exercise Period”), exercising such
option in which event Paragraphs 9.1 through 9.4, above, shall govern. 
 9.6 Abatement of Rent; Lessee’s Remedies. 
 (a) In the event of damage described in Paragraph 9.2 (Partial Damage – Insured), whether or not Lessor or Lessee repairs or restores the Premises,
the Base Rent, Real Property Taxes, insurance premiums, and other charges, if any, payable by Lessee hereunder for the period during which such damage, its repair or the restoration continues (not to exceed the period for which rental value
insurance is required under Paragraph 8.3(b)), shall be abated in 

  

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proportion to the degree to which Lessee’s use of the Premises is impaired. Except for abatement of Base Rent, Real Property Taxes, insurance premiums,
and other charges, if any, as aforesaid, all other obligations of Lessee hereunder shall be performed by Lessee, to the extent feasible in light of the damage and destruction, and Lessee shall have no claim against Lessor for any damage suffered by
reason of any such repair or restoration. 
 (b) If Lessor shall be obligated to repair or restore the Premises under the provisions of this
Paragraph 9 and shall not commence, in a substantial and meaningful way, the repair or restoration of the Premises within ninety (90) days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or
restoration, give written notice to Lessor and to any Lenders of which Lessee has actual notice of Lessee’s election to terminate this Lease on a date not lese than sixty (60) days following the giving of such notice. If Lessee gives such
notice to Lessor and such Lenders and such repair or restoration is not commenced within thirty (30) days after receipt of such notice, this Lease shall terminate as of the date specified in said notice. If Lessor or a Lender commences the
repair or restoration of the Premises within thirty (30) days after receipt of such notice, this Lease shall continue in full force and effect. “Commence” as used in this Paragraph shall mean either the unconditional authorization of
the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. See Addendum. 
 9.7
Hazardous Substance Conditions. If a Hazardous Substance Condition occurs, unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by Applicable Law and this Lease shall
continue in full force and effect, but subject to Lessor’s rights under Paragraph 13), Lessor may at Lessor’s option either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible
at Lessor’s expense, in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to investigate and remediate such condition exceeds twelve (12) times the then monthly Base Rent, give written
notice to Lessee within thirty (30) days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition of Lessor’s desire to terminate this Lease as of the date sixty (60) days following the giving of
such notice. In the event Lessor elects to give such notice of Lessor’s intention to terminate this Lease, Lessee shall have the right within ten (10) days after the receipt of such notice to give written notice to Lessor of Lessee’s
commitment to pay for the investigation and remediation of such Hazardous Substance Condition totally at Lessee’s expense and without reimbursement from Lessor except to the extent of an amount equal to twelve (12) times the then monthly
Base Rent. Lessee shall provide Lessor with the funds required of Lessee or satisfactory assurance thereof within thirty (30) days following Lessee’s said commitment. In such event this Lease shall continue in full force and effect, and
Lessor shall proceed to make such investigation and remediation as soon as reasonably possible and the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the times specified
above, this Lease shall terminate as of the date specified in Lessor’s notice of termination. If a Hazardous Substance Condition occurs for which Lessee is not legally responsible there shall be abatement of Lessee’s obligations under this
Lease to the same extent as provided in Paragraph 9.6(a). See Addendum. 
 9.8 Termination – Advance Payments. Upon termination of this
Lease pursuant to this Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent and any 

  

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other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is
not then required to be, used by Lessor under the terms of this Lease. 
 9.9 Waive Statutes. Lessor and Lessee agree that the terms of this
Lease shall govern the effect of any damage to or destruction of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 
 10. Real Property Taxes. 
 10.1 (a) Payment of Taxes. Lessor
shall deliver all tax bills to Lessee immediately upon receipt thereof. Lessee shall pay the Real Property Taxes, as defined in Paragraph 10.2, applicable to the Premises during the term of this Lease. Subject to Paragraph 10.1(b), all such payments
shall be made at least ten (10) days prior to the delinquency date of the applicable installment. Lessee shall promptly furnish Lessor with satisfactory evidence that such taxes have been paid. If any such taxes to be paid by Lessee shall cover
any period of time prior to or after the expiration of earlier termination of the term hereof, Lessee’s share of such taxes shall be equitably prorated to cover only the period of time within the tax fiscal year this Lease is in effect, and
Lessor shall reimburse Lessee for any overpayment after such proration. If Lessee shall fail to pay any Real Property Taxes required by this Lease to be paid by Lessee, Lessor shall have the right to pay the same, and Lessee shall reimburse Lessor
therefore upon demand. 
 10.2 Definition of “Real Property Taxes.” As used herein, the term “Real Property Taxes” shall
include any form of real estate tax or assessment, general, special, ordinary or extraordinary, and any license fee, commercial rental tax, improvement bond or bonds, levy or tax (other than inheritance, personal income or estate taxes) imposed upon
the Premises by any authority having the direct or indirect power to tax, including any city, state or federal government, or any school, agricultural, sanitary, fire, street, drainage or other improvement district thereof, levied against any legal
or equitable interest of Lessor in the Premises or in the real property of which the Premises are a part, Lessor’s right to rent or other income therefrom, and/or Lessor’s business of leasing the Premises. The term “Real Property
Taxes” shall also include any tax, fee, levy assessment or charge, or any increase therein imposed by reason of events occurring, or changes in applicable law taking effect, during the term of this Lease, but shall not apply to any increase in
taxes due to a change in the ownership of the Premises or in the improvements thereon, the execution of this Lease, or any modification, amendment or transfer thereof and whether or not contemplated by the Parties. See Addendum. 
 10.4 Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations, Utility
Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises or elsewhere. When possible, Lessee shall cause its Trade Fixtures, furnishings, equipment and all other personal property to be
assessed and billed separately from the real property of Lessor. If any of Lessee’s said personal property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee within ten (10) days
after receipt of a written statement setting forth the taxes applicable to Lessee’s property or, at Lessor’s option, as provided in Paragraph 10.1(b). 
  

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 11. Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and
services supplied to the Premises, together with any taxes thereon. If any such services are not separately metered to Lessee, Lessee shall pay a reasonable proportion, to be determined by Lessor, of all charges jointly metered with other premises.

 12. Assignment and Subletting. 
 12.1
Lessor’s Consent Required. 
 (a) Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or otherwise transfer or
encumber (collectively, “assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent given under and subject to the terms of Paragraph 36. Lessor’s
consent shall not be unreasonably withheld, and Lessor shall grant or deny consent within ten (10) days after receipt by Lessor of Lessee’s written request. 
 (b) An assignment or subletting of Lessee’s interest in this Lease without Lessor’s specific prior written consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(c).

 (c) Lessee’s remedy for any breach of this Paragraph 12.1 by Lessor shall be limited to compensatory damages and injunctive relief.

 12.2 Terms and Conditions Applicable to Assignment of Subletting. 
 (a) Regardless of Lessor’s consent, any assignment or subletting shall not: (i) be effective without the express written assumption by such
assignee or sublessee of the obligations of Lessee under this Lease (prorated for a Sublessee), (ii) release Lessee of any obligations hereunder, or (iii) after the primary liability of Lessee for the payment of Base Rent and other sums
due Lessor hereunder or for the performance of any obligations to be performed by Lessee under this Lease. 
 (b) Lessor may accept any rent
or performance of Lessee’s obligations from any person other than Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of any rent or performance shall
constitute a waiver or estoppel of Lessor’s right to exercise its remedies for the Default or Breach by Lessee of any of the terms, covenants or conditions of this Lease. 
 (c) The consent of Lessor to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting by Lessee or to any
subsequent or successive assignment or subletting by the sublessee. However, Lessor may consent to subsequent sublettings and assignments of the sublease or any amendments or modifications thereto without notifying Lessee or anyone else liable on
the Lease or sublease and without obtaining their consent, and such action shall not relieve such persons from liability under this Lease or sublease. 
 (d) In the event of any Default or Breach of Lessee’s obligations under this Lease, Lessor may proceed directly against Lessee, any Guarantors or any one else responsible 

  

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for the performance of the Lessee’s obligations under this Lease, including the sublessee, without first exhausting Lessor’s remedies against any
other person or entity responsible therefore to Lessor, or any security held by Lessor or Lessee. 
 (e) Each request for consent to an
assignment or subletting shall be in writing, accompanied by information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited
to the intended use and/or required modification of the Premises, if any, together with a non-refundable deposit of $1,000, as reasonable consideration for Lessor’s considering and processing the request for consent. Lessee agrees to provide
Lessor with such other or additional information and/or documentation as may be reasonably requested by Lessor. 
 (f) Any assignee of, or
sublessee under, this Lease shall, by reason of accepting such assignment or, entering into such sublease, be deemed, for the benefit of Lessor, to have assumed and agreed to conform and comply with each and every term, covenant, condition and
obligation herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such obligation as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically
consented in writing. 
 12.3 Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any
subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 
 (a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all rentals and income arising from any sublease of all or a portion of the Premises heretofore or hereafter made by Lessee, and
Lessor may collect such rent and income and apply same toward Lessee’s obligations under this Lease, provided, however, that until a Breach (as defined in Paragraph 13.1) shall occur in the performance of Lessee’s obligations under this
Lease. Lessee may, except as otherwise provided in this Lease, receive, collect and enjoy the rents accruing under such sublease. Lessor shall not, by reason of this or any other assignment of such sublease to Lessor, nor by reason of the collection
of the rents from a sublessee, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee under such sublease. Lessee hereby irrevocably authorizes and directs any such
sublessee, upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor the rents and other charges due and to become due under the sublease. Sublessee
shall rely upon any such statement and request from Lessor and shall pay such rents and other charges to Lessor without any obligation or right to inquire as to whether such Breach exists and notwithstanding any notice from or claim from Lessee to
the contrary. Lessee shall have no right or claim against said sublessee, or, until the Breach has been cured, against Lessor, for any such rents and other charges so paid by said sublessee to Lessor. 
 (b) In the event of a Breach by Lessee in the performance of its obligations under this Lease, Lessor at its option and without any obligation to do so,
may require any sublessee to attorn to Lessor, in which event Lessor shall undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of 

  

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such sublease; provided however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to such sublessor or for any
other prior Defaults or Breaches of such sublessor under such sublease. 
 (c) Any matter or thing requiring the consent of the sublessor
under a sublease shall also require the consent of Lessor herein. 
 (d) No sublessee shall further assign or sublet all or any part of the
Premises without Lessor’s prior written consent, not to be unreasonably withheld or delayed, as stated above. 
 (e) Lessor shall
deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and
offset from and against Lessee for any such Defaults cured by the sublessee. 
 13. Default; Breach; Remedies. 
 13.1 Default; Breach. Lessor and Lessee agree that if an attorney is consulted by Lessor in connection with a Lessee Default or Breach (as hereinafter
defined), $350.00 is a reasonable minimum sum per such occurrence for legal services and costs in the preparation and service of a notice of Default and that Lessor may include the cost of such services and costs in said notice as rent due and
payable to cure said Default. A “Default” is defined as a failure by the Lessee to observe, comply with or perform any of the terms, covenants, conditions or rules applicable to Lessee under this Lease A “Breach” is defined as
the occurrence of any one or more of the following Defaults, and, where a grace period for cure after notice is specified herein, the failure by Lessee to cure such Default prior to the expiration of the applicable grace period, shall entitle Lessor
to pursue the remedies set forth in Paragraphs 13.2 and/or 13.3 
 (a) The vacating of the Premises without the intention to reoccupy same,
or the abandonment of the Premises. 
 (b) Except as expressly otherwise provided in this Lease, the failure by Lessee to make any payment of
Base Rent or any other monetary payment required to be made by Lessee hereunder, whether to Lessor or to a third party, [ILLEGIBLE], the failure by Lessee to provide Lessor with reasonable evidence of insurance or surety bond required under this
Lease, or the failure of Lessee to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of seven (7) days following written notice thereof by or on behalf of Lessor to
Lessee. 
 (c) Except as expressly otherwise provided in this Lease, the failure by Lessee to provide Lessor with reasonable written evidence
(in duly executed original form, if applicable) of (i) compliance with Applicable Law per Paragraph 6.3, (ii) the inspection, maintenance and service contracts required under Paragraph 7.1(b), (iii) the recession of an unauthorized
assignment or subletting per Paragraph 12.1(b), (iv) a Tenancy Statement per Paragraphs 16 or 37, (v) the subordination or non-subordination of this Lease per Paragraph 30, (vi) the guaranty of the performance of Lessee’s
obligations under this Lease if required under Paragraphs 1.11 and 37, (vii) the execution of any document requested under Paragraph 42 (easements), or (viii)

  

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any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a
period of twelve (12) days following written notice by or on behalf of Lessor to Lessee. 
 (d) A Default by Lessee as to the terms,
covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 40 hereof, that are to be observed, complied with or performed by Lessee, other than those described in subparagraphs (a), (b) or (c), above, where such
Default continues for a period of thirty (30) days after written notice thereof by or on behalf of Lessor to Lessee; provided, however, that if the nature of Lessee’s Default if such that more than thirty (30) days are reasonably
required for its cure, then it shall not be deemed to be a Breach of this Lease by Lessee if Lessee commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion. 
 (e) The occurrence of any of the following events: (i) The making by lessee of any general arrangement or assignment for the benefit of creditors;
(ii) Lessee’s becoming a “debtor” as defined in 11 U.S.C. §101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within sixty (60) days); (iii) the
appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within (30) days; or
(iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within thirty (30) days;
provided, however, in the event that any provision of this subparagraph (e) is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 
 (f) The discovery by Lessor that any financial statement given to Lessor by Lessee or any Guarantor of Lessee’s obligations hereunder was materially
false. 
 13.2 Remedies. If Lessee fails to perform any affirmative duty or obligation of Lessee under this Lease, within thirty
(30) days after written notice to Lessee (or in case of an emergency, without notice), Lessor may at its option (but without obligation to do so), perform such duty or obligation on Lessee’s behalf, including but not limited to the
obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee to Lessor upon invoice therefor. If any check
given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, three (3) times in any calendar year, Lessor, at its option, may require all future payments to be made under this Lease by Lessee to be made only by
cashier’s check. In the event of a Breach of this Lease by Lessee, as defined in Paragraph 13.1, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of
such Breach, Lessor may: 
 (a) Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease and
the term hereof shall terminate and Lessee shall immediately surrender possession of the Premises to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the worth at the time of the award of the unpaid rent which had been
earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award 

  

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exceed the amount of such rental loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by
which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment
proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the
Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of the leasing commission paid by Lessor applicable to the unexpired term of this Lease. The worth at
the time of award of the amount referred to in provision (iii) of the prior sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).
Efforts by Lessor to mitigate damages caused by Lessee’s Default or Breach of this Lease shall not waive Lessor’s right to recover damages under this Paragraph. If termination of this Lease is obtained through the provisional remedy of
unlawful detainer, Lessor shall have the right to recover in such proceeding that unpaid rent and damages as are recoverable therein, or Lessor may reserve therein the right to recover all or any part thereof in a separate suit for such rent and/or
damages. If a notice and grace period required under subparagraphs 13.1(b), (c) or (d) was not previously given, a notice to pay rent or quit, or to perform or quit, as the case may be, given to Lessee under any statute authorizing the
forfeiture of leases for unlawful detainer shall also constitute the applicable notice for grace period purposes required by subparagraph 13.1(b), (c) or (d). In such case, the applicable grace period under subparagraphs 13.1(b), (c) or
(d) and under the unlawful detainer statute shall run concurrently after the one such statutory notice, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer
and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute. 
 (b) Continue the Lease and
Lessee’s right to possession in effect (in California under California Civil Code Section 1951.4) after Lessee’s Breach and abandonment and recover the rent as it becomes due, provided Lessee has the right to sublet or assign, subject
only to reasonable limitations. See Paragraphs 12 and 36 for the limitations on assignment and subletting which limitations Lessee and Lessor agree are reasonable. Acts of maintenance or preservation, efforts to relet the Premises, or the
appointment of a receiver to protect the Lessor’s interest under the Lease, shall not constitute a termination of the Lessee’s right to possession. 
 (c) Pursue any other remedy now or hereafter available to Lessor under the laws or judicial decisions of the state wherein the Premises are located. 
 (d) The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee or Lessor from
liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 
 13.3 Late Charges. Lessee hereby acknowledges that late payment by Lessee to Lessor of rent and other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will
be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed 

  

 21 

 
upon Lessor by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any installment of rent or any other sum due from
Lessee shall not be received by Lessor or Lessor’s designee within five (5) days after Lessee received written notice that such amount shall be due, then, Lessee shall pay to Lessor a late charge equal to six percent (6%) of such
overdue amount. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of late payment by Lessee. Acceptance of such late charge by Lessor shall in no event constitute a
waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent Lessor from exercising any of the other rights and remedies granted hereunder. 
 13.4 Breach by Lessor. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform an obligation required to be performed by Lessor. For purposes of this Paragraph 13.5,
a reasonable time shall in no event be less than thirty (30) days after receipt by Lessor, and by the holders of any ground lease, mortgage or deed of trust covering the Premises whose name and address shall have been furnished Lessee in
writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than thirty (30) days after such notice are
reasonably required for its performance then Lessor shall not be in breach of this Lease if performance is commenced within such thirty (30) day period and thereafter diligently pursued to completion and provided further that Lessor shall be in
Breach if Lessor fails to respond to an emergency condition threatening life, personal injury or substantial property damage, within a reasonable time (in light of the emergency condition(s)) after Lessor receives notification of such condition.

 14. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said
power (all of which are herein called “condemnation”), this Lease shall terminate as to the part so taken as of the date the condemning authority takes title or possession, whichever first occurs If more than ten percent (10%) of the
floor area of the Premises, or more than twenty-five percent (25%) of the land area not occupied by any building, is taken by condemnation, Lessee may, at Lessee’s option, to be exercised in writing within ten (10) days after Lessor
shall have given Lessee written notice of such taking (or in the absence of such notice, within ten {10) days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such
possession If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in the same proportion as
the rentable floor area of the Premises taken bears to the total rentable floor area of the building located on the Premises. No reduction of Base Rent shall occur if the only portion of the Premises taken is land on which there is no building. Any
award for the taking of all or any part of the Premises under the power of eminent domain or any payment made under threat of the exercise of such power shall be the property of Lessor, whether such award shall be made as compensation for diminution
in value of the leasehold or for the taking of the fee, or as severance damages; provided, however, that Lessee shall be entitled to any compensation separately awarded to Lessee for Lessee’s relocation expanses and/or loss of Lessee’s
Trade Fixtures, goodwill, and any claim that does not reduce Lessor’s claim. In the event that this Lease is not terminated by reason of such condemnation. Lessor shall to the extent of its net severance damages received over and above the
legal and other expenses incurred by Lessor in the condemnation matter, repair any damage to the Premises caused by such condemnation, except to the extent that Lessee has been reimbursed therefor by the condemning authority. See Addendum.

  

 22 

 15. Broker’s Fee. 
 15.5 Lessee and Lessor each represent and warrant to the other that it has had no dealings with any person, firm, broker or finder (other than the Brokers, if any named in Paragraph 1.10) in connection with the
negotiation of this Lease and/or the consummation of the transaction contemplated hereby, and that no broker or other person, firm or entity other than said named Brokers is entitled to any commission or finder’s fee in connection with said
transaction. Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by
reason of any dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto. 
 16. Tenancy Statement. 
 16.1 Each Party (as “Responding Party”) shall within ten (10) business days after written
notice from the other Party (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Tenancy Statement” form published by the American
Industrial Real Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 
 16.2 If Lessor desires to finance, refinance, or sell the Premises, any part thereof, or the building of which the Premises are a part, Lessee and all Guarantors of Lessee’s performance hereunder shall deliver to
any potential lender or purchaser designated by Lessor such financial statements of Lessee and such Guarantors as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the past
three (3) years. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. See Addendum. 
 17. Lessor’s Liability. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if
this is a sublease, of the Lessee’s interest in the prior lease. In the event of a transfer of Lessor’s title or interest in the Premises or, in this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any
unused Security Deposit held by Lessor at the time of such transfer or assignment. Except as provided in Paragraph 15, upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all
liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon
the Lessor as hereinabove defined. 
 18. Severability. The invalidity of any provision of the Lease, as determined by a court of competent jurisdiction,
shall in no way affect the validity of any other provision hereof. 
 19. Interest on Past-Due Obligations. Any monetary payment due hereunder, other than
late charges, not received within thirty (30) days following the date on which it was due, shall bear 

  

 23 

 
interest from the thirty-first (31st) day after it was due at the rate of 10% per annum (“Interest Rate”), but not exceeding the maximum
rate allowed by law, in addition to the late charge provided for in Paragraph 13.4. 
 20. Time of Essence. Time is of the essence with respect to the
performance of all obligations to be performed or observed by the Parties under this Lease. 
 21. Rent Defined. All monetary obligations of Lessee to Lessor
under the terms of this Lease are deemed to be rent. 
 22. No Prior or Other Agreements. This Lease contains all agreements between the Parties with respect
to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. 
 23. Notices 
 23.1 All notices required or permitted by this Lease shall be in writing and may be delivered in person (by hand or by messenger or courier service) or
may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this Paragraph 23. The addresses
noted adjacent to a Party’s signature on this Lease shall be that Parties address for delivery or mailing of notice purposes. Either Party may by written notice to the other specify a different address for notice purposes, except that upon
Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for the purpose of mailing or delivering notices to Lessee. A copy of all notices required or permitted to be given to Lessor hereunder shall be
concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate by written notice to Lessee. 
 23.2 Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, then the date of actual
receipt. If sent by regular mail the notice shall be deemed given on the date of actual receipt. Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given twenty-four (24) hours
after delivery of the same to the United State Postal Service or courier. If any notice is transmitted by facsimile transmission or similar means, the same shall be deemed served or delivered upon telephone confirmation or receipt of the
transmission thereof, provided a copy is also delivered via delivery or mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. 
 24. Waivers. No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or
condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of
Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent. Regardless of Lessor’s knowledge of a
Default or Breach at the time of accepting rent, the acceptance of rent by Lessor shall not be a waiver of 

  

 24 

 
any preceding Default or Breach by Lessee of any provision hereof, other than the failure of Lessee to pay the particular rent so accepted. Any payment given
Lessor by Lessee may be accepted by Lessor on account of moneys or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessor in connection therewith, which such statements and/or conditions shall be of no force or
effect whatsoever unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment. 
 25. [DELETED] 
 26. No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or earlier termination of this Lease.

 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, whenever possible, be cumulative with all other remedies at
law or in equity. 
 28. Covenants and Conditions. All provisions of this Lease to be observed or performed by Lessee are both covenants and conditions.

 29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed by
the laws of the state in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 
  

	30.	Subordination; Attornment; Non-Disturbance. 

 30.1
Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed by
Lessor upon the real property of which the Premises are a part, to any and all advances made on the security thereof, and to all renewals, modifications, consolidations, replacements and extensions thereof. In the event of Lessor’s default with
respect to any such obligation. Lessee will give any Lender whose name and address have been furnished Lessee in writing for such purpose notice of Lessor’s default and allow such Lender thirty (30) days following receipt of such notice
for the cure of said default before invoking any remedies Lessee may be by reason thereof. If any Lender shall elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device and shall give written notice
thereof to Lessee, this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof. 
 30.2 Attornment. Subject to the non-disturbance provisions of Paragraph 30.3. Lessee agrees to attorn to a Lender or any other party who acquires
ownership of the Premises by reason of a foreclosure of a Security Device, and that in the event of such foreclosure, such new owner shall not (i) be liable for any act or omission of any prior lessor or with respect to events occurring prior
to acquisition of ownership, (ii) be subject to any offsets or defenses which Lessee might have against any prior lessor, or (iii) be bound by prepayment of more than one (1) month’s rent. 
  

 25 

 30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this
Lease, Lessees subordination of this Lease shall be subject, as a condition precedent, to receiving in commercially reasonable written form assurance (a “non-disturbance agreement”) from the Lender that Lessee’s possession and this
Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. 
 30.4 Self-Executing. The agreements contained in this Paragraph 30 except Paragraph 30.3, shall be effective without the execution of any further documents, provided, however, that, upon written request from Lessor or
a Lender in connection with a sale, financing or refinancing of the Premises. Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any such subordination or non-subordination attornment and/or
non-disturbance agreement as is provided for herein. See Addendum. 
 31. Attorney’s Fees. If any Party brings an action or proceeding to enforce the
terms hereof or declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable attorney’s fees. Such fees may be awarded in the same suit or recovered in
a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term “Prevailing Party” shall include, without limitation, a Party who substantially obtains or defeats the relief sought, as the case may
be, whether by compromise, settlement, judgment, or the abandonment by the other Party of its claim or defense. The attorney’s fees award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse
all attorney’s fees reasonably incurred. Lessor shall be entitled to attorney’s fees, costs and expenses incurred in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action
is subsequently commenced in connection with such Default or resulting Breach. 
 32. Lessor’s Access; Showing Premises; Repairs. Lessor and
Lessor’s agents shall have the right to enter the Premises during business hours at any time in the case of an emergency, (at any time) and otherwise at reasonable times after 24 hours prior written notice for the purpose of showing the same to
prospective purchasers, lenders, or lessees and making such alterations, repairs, improvements or additions to the Premises or to the building of which they are a part, as Lessor may reasonable deem necessary Lessor may at any time place on or about
the Premises or building any ordinary “For Sale” signs and Lessor may at any time during the last one hundred twenty (120) days of the term hereof place on or about the Premises any ordinary “For Lease” signs. All such
activities of Lessor shall be without abatement of rent or liability to Lessee, but Lessor shall use reasonable efforts to minimize inconvenience to Lessee. 
 33. Auctions. Lessee shall not conduct, nor permit to be conducted, either voluntarily or involuntarily, any auction upon the Premises without first having obtained Lessor’s prior written consent. Notwithstanding anything to the
contrary in this Lease. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to grant such consent. 
 34. Signs.
Lessee may place any sign upon the Premises subject to any and all governmental approval. The installation of any sign on the Premises by or for Lessee shall be subject to the provisions of Paragraph 7 (Maintenance, Repairs, Utility Installations,
Trade Fixtures and Alterations). Landlord shall not unreasonably withhold its consent. See Addendum. 
  

 26 

 35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of
this Lease by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, Lessor shall, in the event
of any such surrender, termination or cancellation, have the option to continue any one or all of any existing subtenancies. Lessor’s failure within ten (10) days following any such event to make a written election to the contrary by
written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such event constitute the termination of such interest. 
 36. Consents. 
 (a) Except for Paragraph 33 hereof (Auctions) or as otherwise provided herein, wherever in this Lease the consent of
a Party is required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable out-of-pocket costs and expenses (including but not limited to architects’, attorneys’,
engineers’, or other consultants’ fees (not to exceed $500)) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent pertaining to this Lease or the Premises, shall be paid by Lessee to Lessor upon
receipt of an invoice and supporting documentation therefor Subject to Paragraph 12.2(e) (applicable to assignment or subletting). Lessor may, as a condition to considering any such request by Lessee, require that Lessee deposit with Lessor an
amount of money (in addition to the Security Deposit held under Paragraph 5) (not to exceed $500) reasonably calculated by Lessor to represent the cost Lessor will incur in considering and responding to Lessee’s request. Except as otherwise
provided, any unused portion of said deposit shall be refunded to Lessee without interest. Lessor’s consent to any act, assignment of this Lease or subletting of the Premises by Lessee shall not constitute an acknowledgement that no Default or
Breach by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. 
 (b) All conditions to Lessor’s consent authorized by this Lease are acknowledged by Lessee as being reasonable. The failure to specify herein any
particular condition to Lessor’s consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given.

 37. [DELETED] 
 38. Quiet Possession. Upon payment by Lessee
of the rent for the Premises and the observance and performance of all of the covenants, conditions and provisions on Lessee’s part to be observed and performed under this Lease. Lessee shall have quiet possession of the Premises for the entire
term hereof subject to all of the provisions of this Lease. 
 39. Options. 
 39.1 Definition. As used in this Paragraph 39 the word “Option” has the following meaning: (a) the right to extend the term of this Lease or to renew this Lease. 
 39.2 [DELETED] 
  

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 39.3 Multiple Options. In the event that Lessee has any Multiple Options to extend or renew this Lease, a
later Option cannot be exercised unless the prior Options to extend or renew this Lease have been validly exercised. 
 39.4 Effect of
Default on Options 
 (a) Lessee shall have no right to exercise an Option, notwithstanding any provision in the grant of Option to the
contrary: (i) during the period commencing with the giving of any notice of Default under Paragraph 13.1 and continuing until the noticed Default is cured, or (ii) during the period of time any monetary obligation due Lessor from Lessee is
unpaid provided Lessee has previously received written notice thereof, or (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that Lessor has given to Lessee three (3) or more proper notices of Default under
Paragraph 13.1, whether or not the Defaults are cured, during the twelve (12) month period immediately preceding the exercise of the Option. 
 (b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to exercise an Option because of the provisions of Paragraph 39.4(a). 
 (c) All rights of Lessee under the provisions of an Option shall terminate and be of no further force or effect, notwithstanding Lessee’s due and
timely exercise of the Option, if, after such exercise and during the term of this Lease, (i) Lessee fails to pay to Lessor a monetary obligation of Lessee for a period of thirty (30) days after Lessee receives notice of such failure, or
(ii) Lessor gives to Lessee three (3) or more proper notices of Default under Paragraph 13.1 during any twelve (12) month period, whether or not the Defaults are cured. 
 40. Multiple Buildings. If the Premises are part of a group of buildings controlled by Lessor, Lessee agrees that it will abide by, keep and observe all reasonable rules and regulations which Lessor may make from time
to time for the management, safety, care, and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of such other buildings and their
invitees, and that Lessee will pay its fair share of common expenses incurred in connection therewith. 
 41. Security Measures. Lessee hereby acknowledges
that the rental payable to Lessor hereunder does not include the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the
Premises, Lessee, its agents and invitees and their property from the acts of third parties. 
 42. Reservations. Lessor reserves to itself the right, from
time to time, to grant, without the consent or joinder of Lessee, such easements, rights and dedications that Lessor deems necessary, and to cause the recordation of parcel maps and restrictions, so long as such easements, rights, dedications, maps
and restrictions do not unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate any such easement rights, dedication, map or restrictions. 
 43. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the provisions hereof,
the Party against 

  

 28 

 
whom the obligations to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a
voluntary payment and there shall survive the right on the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said
Party shall be entitled to recover such sum or so much thereof as it was not legally required to pay under the provisions of this Lease. 
 44. Authority. If
either Party hereto is a corporation, trust, or general or limited partnership, the corporation represents and warrants that it is duly authorized to execute and deliver this Lease on its behalf. If Lessee is a corporation, trust or partnership,
Lessee shall, within thirty (30) days after request by Lessor, deliver to Lessor evidence satisfactory to Lessor of such authority. See Exhibit “B”. 
 45. Conflict. Any conflict between the printed provisions of this Lease and the Addendum shall be controlled by the Addendum or handwritten provisions. 
 46. Offer. Preparation of this Lease by Lessor or Lessor’s agent and submission of same to Lessee shall not be deemed an offer to lease to Lessee. This Lease is not intended to be binding until executed by all Parties hereto.

 47. Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. The parties shall amend
this Lease from time to time to reflect any adjustments that are made to the Base Rent or other rent payable under this Lease. 
 48. Multiple Parties.
Except as otherwise expressly provided herein, if more than one person or entity is named herein as either Lessor or Lessee, the obligations of such Multiple Parties shall be the joint and several responsibility of all persons or entities named
herein as such Lessor or Lessee. 
 49. Option to Extend. See Addendum. 
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME
THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 
 IF THIS LEASE HAS BEEN FILLED IN, IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. FURTHER, EXPERTS SHOULD BE CONSULTED TO EVALUATE THE CONDITION OF THE PROPERTY AS TO THE POSSIBLE PRESENCE OF
ASBESTOS, STORAGE TANKS OR HAZARDOUS SUBSTANCES. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE 

  

 29 

 
REAL ESTATE BROKER(S) OR THEIR AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH
IT RELATES: THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA, AN ATTORNEY FROM THE STATE WHERE THE PROPERTY IS
LOCATED SHOULD BE CONSULTED. 
 The parties hereto have executed this Lease at the place on the dates specified above to their respective signatures.

  

							
	Executed at	 	  
	  	Executed at	 	  

	on:	 	  
	  	on:	 	  

		
	by LESSOR:	  	by LESSEE:
	HENRY SHWEID AND MARGARET MUNZIKA SHWEID INTERVIVOS REVOCABLE TRUST	  	JUICE CLUB, INC., a California corporation
		  	  

		  	  

				
	By	 	 /s/ Henry Shweid, Trustee
	  	By	 	 /s/ Kirk Perron

	Name Printed:	 	Henry Shweid	  	Name Printed:	 	Kirk Perron
	Title:	 	Trustee	  	Title:	 	President
				
	By	 	 /s/ Margaret Munzika Shweid, Trustee
	  	By	 	  

	Name Printed:	 	Margaret Munzika Shweid	  	Name Printed:	 	  

	Title:	 	Trustee	  	Title:	 	  

	Address:	 	  
	  	Address:	 	631 Boward Street, Suite 500
	  
	  	San Francisco, CA 94105
	Tel. No.	 	(     )                 Fax No.(    
)                	  	Tel. No. (415)357-1300	 	Fax No. (415) 356-6920

 NET 
  

			
	NOTICE:	  	These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you are utilizing the most current form: American Industrial Real
Estate Association, 345 South Figueroa Street, Suite M-1, Los Angeles, CA 90071. (213) 687-8777. Fax. No. (213) 687-8616.

 © Copyright 1990 – By American Industrial Real Estate Association. All rights reserved. No part of these works may be reproduced in any
form without permission in writing. 
  

 30 

 ADDENDUM TO STANDARD INDUSTRIAL/COMMERCIAL 
 SINGLE-TENANT LEASE - NET, DATED JUNE      1996 
 HENRY SHWEID
AND MARGARET MUNZIKA SHWEID 
 INTERVIVOS REVOCABLE TRUST/JUICE CLUB, INC., 
 a California corporation 
 This Addendum (the “Addendum”) to Standard
Industrial/Commercial Single-Tenant Lease—Net, is made as of this 17th day of June, 1996, by and between HENRY SHWEID AND MARGARET MUNZIKA SHWEID INTERVIVOS REVOCABLE TRUST and JUICE CLUB, INC., a California corporation
(“Lessee”). The term “Lease” shall mean the form lease attached hereto (of even date herewith) (the “Form Lease”), as modified by this Addendum. 
 1.3 Lease Commencement. The Lease shall commence on June 15, 1996 (the “Commencement Date”). Notwithstanding the foregoing or
anything contained in the Form Lease, the Base Rent, and all other monetary obligations of Lessee, shall not commence until September 1, 1996 (the “Rent Commencement Date”), or later pursuant to Paragraph 3.3 of the Form Lease.

 1.5 Base Rent. Base Rent payable hereunder shall commence on the Rent Commencement Date, as defined above (September 1, 1996 or later), and
be payable as follows: 
  

	A.	From September 1, 1996 through and including July 31, 1998 . . $21,710.41 per month 

  

	B.	From August 1, 1998 through and including July 31, 2001 . . . . $22,987.50 per month. 

 Base Rent shall be paid in advance on the first (1st) day of each calendar month, based on the amounts set forth above, except that the Base Rent due for the period of the Rent Commencement Date (September 1,
1996 or later) through and including September 30, 1996, in the amount of $21,710.41, shall be paid concurrently with the execution of the Lease. If the Rent Commencement Date is delayed, as provided in Paragraph 3.3 of the Form Lease, then the
prorated Base Rent for the period of the Rent Commencement Date through the end of the calendar month in which the Rent Commencement Date occurs shall be based on a full monthly amount of $.71 per square foot per month. 
 2.2 Lessor’s Further Promises and Warranties. In addition to the warranty contained in Paragraph 2.2. of the Form Lease, Lessor agrees to place in
good working order (a) the plumbing, lighting, heating and loading doors for the period from the Commencement Date through and including thirty (30) days after the Commencement Date; and (b) the roof for the period from the
Commencement Date through and including one (1) year after the Commencement Date. 
 2.5 Parking. Lessor shall make available to Lessee,
without any additional cost or expense to Lessee, the southern one-half of the fenced-in parking lot that is adjacent to the Premises (the “Parking Lot”). This one-half portion of the Parking lot contains approximately 6,000 square
feet. Lessor agrees that Lessee’s portion of the Parking Lot is, and shall continue to be, separated by a chain link fence. Lessee shall have the exclusive right to use the southern one half of the Parking Lot, and Lessor represents and
warrants that no other individual or entity has any right to use Lessee’s one-half portion of the Parking Lot. 
  

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 6.3 Lessee’s Compliance with Applicable Requirements. To the best of Lessor’s actual knowledge,
Lessor represents and warrants that there are no covenants, conditions, restrictions or easements concerning the Premises that would require Lessee to take any action in order to comply with the same. 
 6.5 Lessor’s Obligations Regarding Hazardous Substances. To the best of Lessor’s actual knowledge as of the date of this Lease, Lessor hereby
warrants and represents that, as of the date of this Lease, the Premises shall be free of all Hazardous Substances (including, but not limited to, underground storage tanks). Lessor shall, upon its discovery or receipt of notification of the
presence of Hazardous Substances on, in, or under any part of the Premises notify Lessee and, at no expense to Lessee, cause any such Hazardous Substances to be removed, if required by law, or take any other action required by law, all in compliance
with all applicable laws and in a manner causing the least disruption of or interference with the operation of Lessee’s business. 
 7.1
Lessee’s Responsibility. Notwithstanding the provisions of Paragraph 7.1 of the Form Lease, Lessor (not Lessee) shall be solely responsible, at Lessor’s cost, for the structural portions of the roof, foundations and
structural elements of the Premises. In addition, if Lessee is required to replace any of the building systems or roof during the last three (3) years of the Term (unless such replacement is due to Lessee’s negligence or wilful acts or
omissions), Lessee shall pay only a percentage of the cost of such replacements, which percentage shall be measured as a fraction, the numerator of which is the amount of time then remaining in the Term and the denominator of which is the useful
life of the replacements, not to exceed seven (7) years; Lessor shall pay the balance of the cost of the replacements. 
 7.2 Maintenance and
Repair. If Lessee provides notice to Lessor of an event or circumstance which requires the action of Lessor with respect to Lessor’s obligations under Section 7.2 the Form Lease, and Lessor fails to provide such action within
thirty (30) days, then Lessee may proceed to take the required action upon delivery of an additional ten (10) business days’ notice to Lessor specifying that Lessee is taking such required action, and Lessee shall be entitled to
reimbursement within ten (10) days after Lessor’s receipt of invoice by Lessor of Lessee’s reasonable costs and expenses in taking such action plus interest at the Interest Rate. 
 7.3 Lessee’s Improvements. Lessee, at Lessee’s sole expense, will assume the cost for any improvements to the Premises desired by Lessee
(“Lessee’s Initial Improvements”); provided that Lessee shall not be responsible for, and Lessor shall pay for, an elevator between the first and second floors of the Premises, if required by government authorities; provided
Lessor’s obligations to pay for the elevator shall not exceed $40,000. Lessee agrees to cooperate with Lessor’s architect and to use commercially reasonable efforts and due diligence to attempt to cause the government not to require an
elevator between the first and second floors. Notwithstanding anything contained in the Form Lease, if Lessor is directed by any local, State or Federal agency to remove any Hazardous Substances, not caused by Lessee, its agents, employees,
representatives or invitees, Lessor will remove such Hazardous Substances, at Lessor’s sole cost and expense. Lessee reserves the right to manage Lessee’s Initial Improvements, and all other improvements to the Premises. Further, in those
instances where 

  

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Lessor’s consent is required under the Form Lease for any improvements to the Premises, Lessor shall not unreasonably withhold or delay its consent, and
in connection therewith may consult Lessor’s architect. 
 8.1 Lessor’s Insurance. Lessor discloses that it acquires combined
insurance for the Premises and the adjacent building. The Premises and the adjacent building combined, have a total of 56,000 square feet. Accordingly, Lessee’s prorata share of the insurance costs and Real Property Taxes (discussed in
Paragraph 10 of the Form Lease) is sixty-five percent (65%), measured as 30,650 (the size of the Premises) divided by 56,000 (the size of the Premises plus the adjacent building). 
 8.4 Lessee’s Insurance. If this Lease terminates because of a damage or destruction, Lessee shall be entitled to retain all proceeds of the insurance that Lessee acquires under this Lease.

 8.5 Insurance. Lessee may carry insurance under a so-called “blanket” policy, provided that such policy provides the amount of
insurance required under this Lease. Lessor shall provide Lessee with certificates evidencing the insurance required to be carried by Lessor under the Form Lease. 
 8.7 Lessor’s Indemnity. Lessor agrees to defend, indemnify, protect and hold harmless Lessee from and against any and all claims, actions, damages and liability resulting in loss of life, personal injury, damage to
property or other losses occasioned by any negligent or wilful act or omission by Lessor, or its agents or employees, on or about the Premises, or occasioned by Hazardous Substances that Lessor, or its agents or employees brings onto or causes to be
brought onto or exist on the Premises. 
 9.6(b) Lessee’s Remedies. Further, if Lessor is obligated or elects to repair or restore the
Premises as provided in Paragraph 9 of the Form Lease and the amount of damage to the Premises is substantial, then if Lessor does not substantially complete the repair and restoration within one-hundred eighty (180) days after the damage,
Lessee shall have the right to terminate this Lease. 
 9.7 Hazardous Substance Condition. Lessee shall also have a right to terminate the
Lease if the estimated costs to investigate and remediate such condition exceeds twelve (12) times the monthly Base Rent, unless such Hazardous Substance Condition is caused by Lessee, its agents, employees, representatives or invitees.
Further, Lessor shall not have the right to terminate this Lease by reason of Hazardous Substances caused by Lessor, its agents, representatives or employees, and, in such event, Lessor shall remediate all such Hazardous Substances and repair the
Premises. If Lessor elects or is required to repair a Hazardous Substance Condition and the existence or remediation of such Hazardous Substance Condition significantly affects the operation of Lessee’s business, then Lessor shall complete such
remediation within one-hundred eighty (180) days after being first notified of the condition; if Lessor fails to complete within such time, Lessee shall have the right to terminate this Lease. 
 10.2 Taxes and Other Governmental Charges. There shall be included within the definition of “Real Property Taxes” with respect to any calendar
year only the amount currently payable on any bonds or special assessments, including interest for such tax calendar year or the current 

  

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annual installment for such calendar year. Tax refunds shall be paid to Lessee, regardless of when received, based on the year to which the refund is
applicable, even if received after the termination or expiration of this Lease. 
 Lessee’s obligation to pay Real Property Taxes levied
or assessed against the Premises or improvements thereon or personal property on or in the Premises or such improvements shall not include the following: business, income or profits taxes levied or assessed against Lessor by federal, state, county,
municipal or other governmental agencies; transfer taxes of Lessor; franchise or other profits taxes imposed on the owner of the fee to the Premises; gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, and other taxes to
the extent applicable to Lessor’s general or net income (as opposed to rents or receipts); any increase of, or reassessment in, real property taxes and/or assessments resulting from a sale, transfer or other change in ownership in the Premises
or the real property upon which the Premises is located or in any portion of the same, or in any entity having a direct or indirect interest in all or any portion of the same; or any other taxes or assessments charged or levied against Lessor which
are not directly incurred as a result of the operation of the Premises. 
 10.3 Lessee’s Share of Real Property Taxes. Lessor discloses
that the Real Property Taxes associated with the Premises are included in a larger tax bill, including the property immediately adjacent to the Premises and owned by Lessor. Therefore, Lessee shall pay its prorata share of the larger tax bill.
Lessee’s prorata share of Real Property Taxes is therefore sixty-five percent (65%), measured as 30,650 (the size of the Premises) divided by 56,000 (the size of the Premises plus the adjacent building). 
 12.4 Assignment or Sublease Without Lessor’s Consent. Notwithstanding anything stated in the Form Lease, Lessor’s consent shall not be required
for any of the following: 
 A. assignment or sublease to any individual or entity as a result of a merger or consolidation involving Lessee,
provided the assignee or sublessee has a net worth of at least $10 Million, as established under generally accepted accounting principles, consistently applied. 
 B. assignment or sublease to any parent, subsidiary or affiliate of Lessee; 
 C. assignment or sublease in
conjunction with, or any transaction involving, the sale of (1) all or substantially all of Lessee’s assets; or (2) any or, all of Lessee’s corporate stock. 
 None of the foregoing shall be considered an assignment or sublease under the terms of this Lease. 
 12.5 Transfer
Profit. Lessee agrees that Lessor shall be entitled to fifty percent (50%) of all “Transfer Profit”. “Transfer Profit” is defined to mean any and all rent paid by an assignee or sublessee above (a) the
total rental and other monetary obligations owing by Lessee hereunder; plus (b) the total costs incurred by Lessee in assigning or subleasing, including but not limited to the costs to renovate the Premises and brokers’ commissions. This
Paragraph 12.5 shall not apply with respect to any of the events described in Paragraph 12.4, above, or any merger or consolidation involving Lessee, whether or not Lessee is able to meet the net worth requirement in Paragraph 12.4A, above.
Accordingly, Lessee shall be entitled to retain the entirety of, and Lessor shall not have any right to, any Transfer Profit in connection with any of the events described in Paragraph 12.4, above, or any merger or consolidation involving Lessee,
whether or not Lessee is able to meet the net worth requirement in Paragraph 12.4A, above. 
  

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 14. Condemnation of Parking Lot. If any of Lessee’s portion of the Parking Lot is taken by
condemnation and Lessor does not provide substitute parking in the amount taken and in a reasonable location, Lessee shall be entitled to a proportionate reduction of Base Rent based on the rental value of Lessee’s portion of the Parking Lot
being $1500 per month. Further, if more than 50% of Lessee’s portion of the Parking Lot is taken by condemnation, then Lessee shall have the right to terminate this Lease unless Lessor provides substitute parking in the amount taken and in a
reasonable location. 
 15.4 Broker. Lessor shall pay the Brokers identified in Paragraph 1.10(a) the following commissions and shall indemnify
Lessee in connection with the payment of such commissions: $61,912, one-half of which ($30,956) shall be paid to Emerald Real Estate Brokerage Investments, and one-half of which ($30,956) shall be paid to Whitney Cressman Limited. 
 16.2 Financial Statements. The obligation of Lessee to deliver any financial information is expressly conditioned upon Lessee concurrently receiving a
confidentiality agreement from all recipients of such information, in form and content acceptable to Lessee. 
 30.5 Non-Disturbance Agreement.
Lessor represents and warrants that there are currently no Security Devices (defined in Paragraph 30.1 of the Form Lease) pertaining to the Premises. 
 34.
Signage. Lessor may not place any sign in, on or about the Premises, except that within the last six (6) months of the Term, Lessor may install commercially reasonable “For Lease” signs on the Premises, and Lessor may
install no more than 2 “For Sale” signs outside the Premises; provided that Lessor must obtain Lessee’s prior approval of the size, location and design of the “For Sale” signs, which approval shall not be unreasonably
withheld. 
 49. Option to Extend. Lessee has the right to extend this Lease for one (1) period of five (5) years, commencing on
August 1, 2001, and terminating on July 31, 2006 (the “Extended Term”). The Lease during the Extended Term shall be on the same terms and conditions as during the Original Term, except that the Base Rent shall be
$28,095.83 per month. In the event Lessee desires to exercise its option to extend, as granted in this Paragraph 49, Lessee must give Lessor written notice of exercise of this option (“Notice to Extend”) not less than one-hundred
eighty (180) days prior to the expiration of the Original Term. If Lessee fails to give Lessor such notice, the option to extend granted in this Paragraph 49 shall be null and void and of no further force or effect. The term of this Lease,
i.e., the Original Term in addition to the Extended Term or any other extensions (when exercised), shall hereinafter be referred to as the “Term”. 
  

 35 

			
	“LESSOR”
	
	HENRY SHWEID AND MARGARET MUNZIKA
	SHWEID INTERVIVOS REVOCABLE TRUST
		
	By:	 	 /s/ Henry Shweid, Trustee

		 	HENRY SHWEID, TRUSTEE
		
	By:	 	 /s/ Margaret Munzika Shweid

		 	MAGARET MUNZIKA, TRUSTEE
	
	“LESSEE”
	
	JUICE CLUB, INC., a California corporation
		
	By:	 	 /s/ Kirk Perron

		 	KIRK PERRON
		 	PRESIDENT

  

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 AMENDMENT NO. 1 
 This is an Amendment (“Amendment”) to that certain Standard Industrial/Commercial Single Tenant Lease by and between The Henry Shweid and Margaret Munzika Shweid Intervivos Revocable Trust (“Lessor”) and Juice Club, Inc.
(“Lessee”) for the premises commonly known as 1700 17th Street located in the City and County of San Francisco (“Premises”) dated June 17, 1996 (the “Lease)”. 
 The Lease is hereby amended as follows: 
  

	1.	Subject to existing Tenant’s (Abbey Rent’s) rights under their current lease, Lessee (Juice Club, Inc.) shall have the first right to lease the adjacent space (Abbey
Rent’s space) when and if it becomes available at a square footage rent equal to that currently being paid under this lease. 

  

							
	AGREED AND ACCEPTED: LESSOR
	
	The Henry Shweid and Margaret Munzika Shweid Intervivos Revocable Trust
				
	By:	 	 /s/ Henry Shweid, Trustee
	 	Date:	 	July 8, 1996
		 	Henry Shweid, Trustee	 		 	
				
	By:	 	 /s/ Margaret Munzika Shweid, Trustee
	 	Date:	 	July 8, 1996
		 	Margaret Munzika Shweid, Trustee	 		 	
			
	AGREED AND ACCEPTED: LESSEE	 		 	
			
	Juice Club, Inc.	 		 	
				
	By:	 	 /s/ Kirk Perron
	 	Date:	 	7/11/96
		 	Kirk Perron, President	 		 	

  

 37 

 AMENDMENT NO. 2 
 This is the Second Amendment (“Amendment No. 2”) to that certain Standard Industrial/Commercial Single Tenant Lease-Net entered into by and between The Henry Shweid and Margaret Munzika Shweid
Intervivos Revocable Trust (“Lessor”) and Juice Club, Inc., a California corporation (“Lessee”) dated June 17, 1996 as modified by the Addendum attached thereto and previously amended by Amendment No. 1 thereto (the
“Lease)”. 
 This Amendment No. 2 is made and entered into as of this 9th day of December, 1996 by and between Lessor and Lessee as hereinabove identified. 
 The Lease is hereby amended as follows: 
  

	1.	Term. Paragraph 1.3 of the Form Lease shall be amended to provide a Lease Term of five (5) years and six and one half months commencing on June 15, 1996
(“Commencement Date”) and ending on December 31, 2001 (“Expiration Date”). 

  

	2.	Base Rent. Paragraph 1.5 of the Form Lease shall be amended to provide that the Base Rent payable under the Lease shall commence effective January 1, 1997, and shall be
according to the following schedule: 

  

	 	A.	From January 1, 1997 through July 31, 1998, Base Rent shall be twenty one thousand seven hundred ten dollars and forty one cents ($21,710.41) per month.

  

	 	B.	From August 1, 1998 through December 31, 2001 Base Rent shall be twenty two thousand nine hundred eighty seven dollars and fifty cents ($22,987.50) per month.

  

	3.	Condition of Premises. Paragraph 2.2 of the Lease Form shall be amended to provide that, in areas directly or indirectly impacted by Lessee’s Tenant Improvement work,
the repair and maintenance of the roof membrane is the responsibility of the Lessee. 

  

	4.	Insurance and Real Property Taxes. Paragraphs 8.1 and 10.3 of the Lease Form shall he amended to provide that Lessee’s pro rata share of the Insurance Cost and Real
Property Taxes is fifty-five percent (55%). 

  

	5.	Option to Extend. Paragraph 49 of the Lease shall be amended to provide Lessee the right to extend the Lease for one (1) period of five (5) years, commencing on
January 1, 2002 and terminating on December 31, 2006. 

  

 38 

							
	AGREED AND ACCEPTED: LESSOR
	
	The Henry Shweid and Margaret Munzika Shweid Intervivos Revocable Trust
				
	By:	 	 /s/ Henry Shweid, Trustee
	 	Date:	 	12/11/96
		 	Henry Shweid, Trustee	 		 	
				
	By:	 	 /s/ Margaret Munzika Shweid, Trustee
	 	Date:	 	12/11/96
		 	Margaret Munzika Shweid, Trustee	 		 	
			
	AGREED AND ACCEPTED: LESSEE	 		 	
			
	Juice Club, Inc.	 		 	
				
	By:	 	 /s/ Kirk Perron
	 	Date:	 	12/9/96
		 	Kirk Perron, President	 		 	

  

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 CONTRACT ADDENDUM 
 San Francisco Association of REALTORS® Standard Form 
 The following terms and conditions are hereby incorporated in and made a part of the  ̈ Contract for the Sale and Purchase of Real Property, or   ̈ Counter Offer No.             , or  x other Lease dated June 17, 1996 for the
Property known as 1700 17th Street, San Francisco, CA between Jamba Juice Company, a CA Corp. as successor in Interest to Juice Club, Inc. Lesee and David O’Keeff, lessorr 
  

	 	a)	Current Lease expired on 12-31-06. No hold over provision exists, Lessor and lessee wish to extend the Lease term by ninety (90) days under the following terms:

  

	 	1)	TERM: January 1, 2007 through March 31, 2007 (three months). 

  

	 	2)	RENT: Rent for period of January 1, 2007 through March 31, 2007 shall be Fifty-Six Thousand One Hundred Ninety-One Thousand Dollars and 66/100 

 ($56,191.66) per month. 
  

	 	3)	All other terms and conditions to remain the same. 

  

	 	4)	End of Addendum. 

 Any inconsistencies between the terms and conditions
stated in this Addendum and those contained in the document indicated above shall be resolved in favor of this Addendum. 
 The foregoing terms and
conditions are hereby agreed to and the undersigned acknowledge receipt of a copy of this Addendum. 
  

									
	Date	 	10/2/06	 		 	Date	 	10/2/06
	Lessor	 	 /s/ David O’Keeffe
	 		 	Lessee	 	 /s/ Donald D. Breen

		 	  
	 		 	Lessee	 	 CFO Jamba Juice

 Copyright (c) 2000 San Francisco Association of Realtors 
  

 40

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