Document:

Net Office Lease and rel. agrmnts by and between Sun Microsys.,Inc.,CupertinoCit

Exhibit 10.56 
 
 
 
 
 
 
 
 
 
 
 
 
 
CUPERTINO CITY CENTER 
 
NET OFFICE LEASE 
 
by and between 
 
CUPERTINO CITY CENTER BUILDINGS, 
 
a California limited partnership, 
 
as Lessor 
 
and 
 
BORLAND SOFTWARE CORPORATION, 
 
a Delaware corporation, 
 
as Lessee 
 

 
TABLE OF
CONTENTS 
 

	 	  	 	  	 Page

	 1.
	  	 SUMMARY OF LEASE PROVISIONS
	  	 1

	
	 2.
	  	 PREMISES DEMISED
	  	 2

	
	 3.
	  	 TERM: OPTION TO EXTEND
	  	 2

	
	 4.
	  	 POSSESSION
	  	 4

	
	 5.
	  	 RENT
	  	 4

	
	 6.
	  	 SECURITY DEPOSIT
	  	 4

	
	 7.
	  	 PROJECT TAXES AND OPERATING EXPENSE ADJUSTMENTS
	  	 5

	
	 8.
	  	 USE
	  	 10

	
	 9.
	  	 COMPLIANCE WITH LAWS
	  	 11

	
	 10.
	  	 ALTERATIONS AND ADDITIONS
	  	 12

	
	 11.
	  	 REPAIRS
	  	 13

	
	 12.
	  	 LIENS
	  	 14

	
	 13.
	  	 ASSIGNMENT AND SUBLETTING
	  	 14

	
	 14.
	  	 HOLD HARMLESS
	  	 16

	
	 15.
	  	 SUBROGATION
	  	 17

	
	 16.
	  	 LESSEE’S INSURANCE
	  	 17

	
	 17.
	  	 SERVICES AND UTILITIES
	  	 18

	
	 18.
	  	 RULES AND REGULATIONS
	  	 19

	
	 19.
	  	 HOLDING OVER
	  	 19

	
	 20.
	  	 ENTRY BY LESSOR
	  	 19

	
	 21.
	  	 RECONSTRUCTION
	  	 20

	
	 22.
	  	 DEFAULT
	  	 21

	
	 23.
	  	 REMEDIES UPON DEFAULT
	  	 22

	
	 24.
	  	 EMINENT DOMAIN
	  	 23

	
	 25.
	  	 OFFSET STATEMENT; MODIFICATIONS FOR LENDER
	  	 23

	
	 26.
	  	 PARKING
	  	 24

	
	 27.
	  	 AUTHORITY
	  	 24

	
	 28.
	  	 SURRENDER OF PREMISES
	  	 25

	
	 29.
	  	 LESSOR DEFAULT AND MORTGAGEE PROTECTION
	  	 25

	
	 30.
	  	 RIGHTS RESERVED BY LESSOR
	  	 25

	
	 31.
	  	 EXHIBITS
	  	 26

	
	 32.
	  	 WAIVER
	  	 26

	
	 33.
	  	 NOTICES
	  	 26

	
	 34.
	  	 JOINT OBLIGATIONS
	  	 26

 

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	 35.
	  	 MARGINAL HEADINGS
	  	 26

	
	 36.
	  	 TIME
	  	 26

	
	 37.
	  	 SUCCESSORS AND ASSIGNS
	  	 26

	
	 38.
	  	 RECORDATION
	  	 26

	
	 39.
	  	 QUIET POSSESSION
	  	 26

	
	 40.
	  	 LATE CHARGE & ADDITIONAL RENT AND INTEREST
	  	 27

	
	 41.
	  	 PRIOR AGREEMENTS
	  	 27

	
	 42.
	  	 INABILITY TO PERFORM
	  	 27

	
	 43.
	  	 ATTORNEYS’ FEES
	  	 27

	
	 44.
	  	 SALE OF PREMISES BY LESSOR
	  	 27

	
	 45.
	  	 SUBORDINATION/ATTORNMENT
	  	 28

	
	 46.
	  	 NAME
	  	 28

	
	 47.
	  	 SEVERABILITY
	  	 28

	
	 48.
	  	 CUMULATIVE REMEDIES
	  	 28

	
	 49.
	  	 CHOICE OF LAW
	  	 28

	
	 50.
	  	 SIGNS
	  	 28

	
	 51.
	  	 GENDER AND NUMBER
	  	 29

	
	 52.
	  	 CONSENTS
	  	 29

	
	 53.
	  	 BROKERS
	  	 29

	
	 54.
	  	 SUBSURFACE AND AIRSPACE
	  	 29

	
	 55.
	  	 COMMON AREA
	  	 29

	
	 56.
	  	 LABOR DISPUTES
	  	 30

	
	 57.
	  	 CONDITIONS
	  	 30

	
	 58.
	  	 LESSEE’S FINANCIAL STATEMENTS
	  	 30

	
	 59.
	  	 LESSOR NOT A TRUSTEE
	  	 30

	
	 60.
	  	 MERGER
	  	 30

	
	 61.
	  	 NO PARTNERSHIP OR JOINT VENTURE
	  	 30

	
	 62.
	  	 LESSOR’S RIGHT TO PERFORM LESSEE’S COVENANTS
	  	 30

	
	 63.
	  	 PLANS
	  	 30

	
	 64.
	  	 COMMUNICATIONS EQUIPMENT
	  	 30

	
	 65.
	  	 WAIVER OF JURY
	  	 31

	
	 66.
	  	 JOINT PARTICIPATION
	  	 32

	
	 67.
	  	 EXPEDITED DISPUTE RESOLUTION
	  	 32

	
	 68.
	  	 ONE TIME RIGHT OF FIRST REFUSAL FOR EXPANSION
	  	 32

	
	 69.
	  	 COUNTERPARTS
	  	 32

 

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CUPERTINO
CITY CENTER 
 
NET OFFICE LEASE

 
For and in consideration of rentals, covenants, and
conditions hereinafter set forth, Lessor hereby leases to Lessee, and Lessee hereby teases from Lessor, the herein described Premises for the term, at the rental rate specified herein and subject to and upon all of the terms, covenants and
agreements set forth in this lease (“Lease”): 
 

	1.	 	SUMMARY OF LEASE PROVISIONS. 

 

	 	a.	 	Lessee: BORLAND SOFTWARE CORPORATION, a Delaware corporation (“Lessee”). 

 

	 	b.	 	Lessor: CUPERTINO CITY CENTER BUILDINGS, a California limited partnership (“Lessor”). 

 

	 	c.	 	Date of Lease (for reference purposes only): December 18, 2002. 

 

	 	d.	 	Premises: That certain office space commonly known as 20450 Stevens Creek Boulevard, Suites 600, 700 and 800, Cupertino, California, and shown cross-hatched
on the reduced floor plans attached hereto as Exhibit “A,” consisting of approximately sixty-one thousand two hundred ninety-one (61,291) square feet of Rentable Area (the “Premises”). (ARTICLE 2) 

 

	 	e.	 	Term: Two (2) years. (ARTICLE 3) 

 

	 	f.	 	Commencement Date: December 1, 2005 (“Commencement Date”). (ARTICLE 3) 

 

	 	g.	 	Lease Termination: November 30, 2007 (“Expiration Date”), unless sooner terminated or extended pursuant to the terms of this Lease. (ARTICLE 3)

 

	 	h.	 	Base Rent: Base Rent shall initially equal the sum of $2.80 per square foot of Rentable Area in the Premises and shall be increased on the first anniversary
of the Commencement Date during the Term to equal one hundred three percent (103%) of the Base Rent in effect prior to such anniversary date. In the event of the extension of the Term by the Extended Term (as hereinafter provided), on the
commencement of the Extended Term, Base Rent shall be adjusted in accordance with the provisions of Article 3.b. below. 

 

	 	i.	 	Security Deposit: See Article 6. (ARTICLE 6) 

 

	 	j.	 	Lessee’s Percentage Share: A fraction, expressed as a percentage, the numerator of which is the Rentable Area of the Premises and the denominator of
which is the Rentable Area of the Building. (ARTICLE 7) 

 

	 	k.	 	Parking: Non-Exclusive right to use three (3) unreserved, uncovered spaces per each one thousand (1,000) square feet of Rentable Area in the Premises (rounded
to the nearest whole number) without charge during the Term, subject to the provisions of Article 26; provided, however, that Lessee shall have the right to convert up to twenty-five percent (25%) of such parking spaces to designated, reserved
parking spaces, which right shall be personal to Lessee and any “Permitted Transferee”, on the terms and subject to the conditions more particularly provided in Article 26 below. (ARTICLE 26) 

 

	 	l.	 	Addresses for Notices: 

 
 

	 Lessor:
	  	 c/o Prometheus Real Estate Group, Inc.

	 	  	 350 Bridge Parkway

	 	  	 Redwood City, California 94065-1517

	 	  	 Attn: Ms. Vicki Mullins

	 	  	 Telephone No.: (650) 596-5300

	 	  	 Fax No.: (650) 596-5377

	
	 	  	 with a concurrent copy to:

	
	 	  	 c/o Prometheus Real Estate Group, Inc.

	 	  	 350 Bridge Parkway

	 	  	 Redwood City, California 94065-1517

	 	  	 Attn: Chief Financial Officer

	 	  	 Telephone No.: (650) 596-5300

	 	  	 Fax No.: (650) 596-5377

 

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	 	  	 and with a concurrent copy to the Project Management Office at:

	
	 	  	 20400 Stevens Creek Boulevard, Suite 245

	 	  	 Cupertino, California 95014

	 	  	 Telephone No.: (408) 873-0121

	 	  	 Fax No.: (408) 873-0122

	
	 Lessee:
	  	 Borland Software Corporation

	 	  	 100 Enterprise Way

	 	  	 Scotts Valley, CA 95066

	 	  	 Attn: Roger Barney

	 	  	 Telephone No.: 831-431-2006

	 	  	 Fax No.: 83l-431-20l6

	
	 	  	 with a concurrent copy to:

	
	 	  	 Borland Software Corporation

	 	  	 100 Enterprise Way

	 	  	 Scotts Valley, CA 95066

	 	  	 Attn: General Counsel

	 	  	 Telephone No.: 831-431-4643

	 	  	 Fax No.: 831-431-4171

 
m.
Broker: Tory Corporate Real Estate Advisors, dba The Staubach Company. (ARTICLE 53) 
 
n. Summary Provisions in General. Parenthetical references in this Article 1 to other articles in this Lease are for convenience of reference, and designate some of the other Lease articles
where applicable provisions are set forth. All of the terms and conditions of each such referenced article shall be construed to be incorporated within and made a part of each of the above referred to Summary of Lease Provisions. If any conflict
exists between any Summary of Lease Provisions as set forth above and the balance of the Lease, then the latter shall control. 
 
2. PREMISES DEMISED. Lessor does hereby lease to Lessee and Lessee hereby leases from Lessor the Premises described in Article 1.d.,
subject, nevertheless, to all of the terms and conditions of this Lease. Prior to the Commencement Date, Lessor shall cause the Rentable Area of the Premises to be measured by Reel Grobman & Associates in accordance with BOMA standards (Building
Owners and Managers Association Method for Measuring Floor Area in Office Buildings, ANSI Z65.1-1996), and if based upon such measurement, it is determined that the actual Rentable Area differs from the amount specified in Article 1 above, then an
appropriate adjustment shall be made in all calculations under this Lease based upon such actual Rentable Area retroactive to the date hereof, and the parties shall make such adjustment payment and/or refund, as is applicable within thirty (30) days
thereafter. The Premises is approximately as shown as cross-hatched on the floor plan attached hereto as Exhibit “A”. As used in this Lease, the term “Building” shall mean the building at the address listed in Article 1.d. above
in which the Premises is located. The Building is situated upon the parcel(s) of land shown on Exhibit “B” attached hereto (collectively, the “Parcel”). The Building and the “Exterior Common Area” (as defined in Article
55 below) and all other improvements as now or hereafter located on the Parcel, if any, are herein sometimes referred to collectively as the “Project”. 
 

	3.	 	TERM: OPTION TO EXTEND. 

 
a. Initial Term. The term of this Lease shall be for the period designated in Article 1.f., commencing on the Commencement Date and
ending on the Expiration Date set forth in Article 1.g., unless sooner terminated or extended pursuant to this Lease (“Term”). The expiration or sooner termination of the Lease is hereinafter referred to as “Lease Termination”.

 
b. Option to Extend. Lessee shall have
the option to extend the Term for a period of five (5) years immediately following the expiration of the Term (the “Extended Term”), on all provisions contained in this Lease (except for Base Rent and such other terms and conditions as are
specifically or by their operation limited to the initial Term only and except that Lessee shall have no further right or option to extend the term upon the expiration of the Extended Term), by giving notice of exercise of the option (the
“Option Notice”) to Lessor at least nine (9) months but not more than fifteen (15) months before the expiration of the Term; provided, however, that at Lessee’s option, exercisable by written notice contained in the Option Notice, the
option to extend for the Extended Term pursuant hereto may be exercised either for the entire Premises or for all of Suites 700 and 800 of the Premises (being all of the Premises exclusive of the portion of the Premises located on the sixth (6th)
floor of the Building); provided that in the event Lessee so exercises the option to extend by the Extended Term for only Suites 700 and 800, then on the commencement of the Extended Term, Lessee shall vacate and surrender the portion of the
Premises located on the sixth (6th) floor of the Building in the condition required for surrender under this Lease upon the expiration of the Lease Term and any continued occupancy of any of the sixth (6th) floor portion of the Premises by Lessee
shall be deemed to constitute an unauthorized holding over thereof by Lessee, subject to the provisions of this Lease governing an unauthorized holding over by Lessee. 
 
Lessor’s ability to plan for the orderly transaction of its rental business, to accommodate the needs of
other existing and potential tenants, and to enjoy the benefits of increasing rentals at such times as Lessor is able to do so in its sole and absolute discretion, are fundamental elements of Lessor’s willingness to provide Lessee with the
option to extend contained herein. Accordingly, Lessee hereby acknowledges that strict compliance with the notification provisions contained herein, and Lessee’s strict compliance with the time period for such notification 

 

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contained herein, are material elements of the bargained for exchange between Lessor and Lessee and are material elements of Lessee’s
consideration paid to Lessor in exchange for the grant of the option. Therefore, Lessee’s failure to adhere strictly and completely to the provisions and time frame contained in this provision shall render the option automatically null, void
and of no further force or effect, without notice, acknowledgement, or any action of any nature or sort, required of Lessor. Lessee acknowledges that no other act or notice, other than the express written notice set forth hereinabove, shall act to
put Lessor on notice of Lessee’s intent to extend, and Lessee hereby waives any claims to the contrary, notwithstanding any other actions of Lessee during the Term of this Lease or any statements, written or oral, of Lessee to Lessor to the
contrary during the Term of this Lease. Notwithstanding the foregoing, if Lessee is in material default (after the expiration of any applicable period for cure pursuant to Article 22 below) on the date of giving the Option Notice, the Option Notice
shall be totally ineffective, or if Lessee is in material default (after the expiration of any applicable period for cure pursuant to Article 22 below) on the date the Extended Term is to commence, in addition to any and all other remedies available
to Lessor under this Lease, at Lessor’s election, the exercise of the option shall be deemed null and void, the Extended Term shall not commence, and this Lease shall expire at the end of the Term. 
 
The option to extend granted pursuant hereto is personal to
original Lessee signatory to this Lease and cannot be assigned, transferred or conveyed to, or exercised for the benefit of, any other person or entity (voluntarily, involuntarily, by operation of law or otherwise) including, without limitation, to
any assignee or subtenant permitted under Article 13, except to a Permitted Transferee. All of Lessee’s rights under this Article 3.b. shall terminate upon the expiration of the initial Term or sooner termination of this Lease. 
 
The parties shall have thirty (30) days after Lessor receives
the Option Notice in which to agree upon the Base Rent to be payable during the Extended Term. The Base Rent payable during the Extended Term shall be an amount equal to the then current “Fair Market Rental Value” (defined below) of the
Premises at the time of commencement of the proposed Extended Term. The term “Fair Market Rental Value” of the Premises as used in this Lease shall mean the then prevailing fair market rent for the Premises at the expiration of the Term.
In determining such rate. the parties may consider “Class A” office space comparable in size and quality to the Premises, if any, located in the West Valley marketplace (meaning West San Jose, Campbell, Los Gatos/Saratoga and Cupertino)
and located in the Building and other buildings comparable in size and quality to the Building, which is available on a direct lease basis from the owner of the building (and not any sublease space offered for lease, regardless of location or
quality) and taking into consideration all other factors normally considered when determining fair market rental value (including, without limitation, the duration of the Extended Term, such rental increases as may be appropriate during such period,
the fact that the Premises comprise the top floors of the Building, and as such, the premier space in the Project, and such concessions as are then available in the marketplace including, but not limited to, free rent, customary improvement
allowances, moving allowances and landlord lease take-overs, provided that such concessions shall not actually be given, but shall be factored in, if applicable, when establishing a Fair Market Rental Value amount). 
 
Upon determination of the Fair Market Rental Value for the
Premises, the parties shall immediately execute an amendment to this Lease stating the Base Rent to be paid during the Extended Term. 
 
If the parties are unable to agree, in their sole and absolute discretion, on the Fair Market Rental Value for the Premises within such
thirty (30) day period, then the Fair Market Rental Value for the Extended Term shall be determined as follows: 
 
a. Following the expiration of such thirty (30) day period, Lessor and Lessee shall meet and endeavor in good faith to agree upon a
licensed commercial real estate agent with at least seven (7) years full-time experience as a real estate agent active in leasing of commercial office buildings in the area of the Premises to appraise and set the Fair Market Rental Value for the
Extended Term. If Lessor and Lessee fail to reach agreement upon such agent within fifteen (15) days following the expiration of such thirty (30) day period, then, within fifteen (15) days thereafter, each party, at its own cost and by giving notice
to the other party, shall appoint a licensed commercial real estate agent with at least seven (7) years full-time experience as a real estate agent active in leasing of commercial office buildings in the area of the Premises to appraise and set the
Fair Market Rental Value for the Extended Term. If a party does not appoint an agent within fifteen (15) days after the other party has given notice of the name of its agent, the single agent appointed shall be the sole agent and shall set the Fair
Market Rental Value for the Extended Term. If there are two (2) agents appointed by the parties as stated above, the agents shall meet within ten (10) days after the second agent has been appointed and attempt to set Fair Market Rental Value for the
Extended Term. If the two (2) agents are unable to agree on such Fair Market Rental Value within fifteen (15) days after the second agent has been appointed, they shall, within fifteen (15) days after the last day the two (2) agents were to have set
such Fair Market Rental Value, attempt to select a third agent who shall be a licensed commercial real estate agent meeting the qualifications stated above. If the two (2) agents are unable to agree on the third agent within such fifteen (15) day
period, either Lessor or Lessee may request the President of the local chapter of the Society of Industrial and Office Realtors (SIOR) or a then equivalent organization if SIOR is not then in existence to select a third agent meeting the
qualifications stated in this subsection. Each of the parties shall bear one-half (1/2) of the cost of appointing the third agent and of paying the third agent’s fee. No agent shall be employed by, or otherwise be engaged in business with or
affiliated with, Lessor or Lessee, except as an independent contractor. 
 
b. Within fifteen (15) days after the selection of the third agent, a majority of the agents shall set the Fair Market Rental Value for the Extended Term. If a majority of the agents are unable to set such Fair Market Rental
Value within the stipulated period of time, each agent shall make a separate determination of such Fair Market Rental Value and the three (3) appraisals shall be added together and the total shall be divided by three (3). The resulting quotient
shall be the Fair Market Rental Value for the Premises for the Extended Term. If, however, the low appraisal and/or high appraisal is/are more than twenty percent (20%) lower and/or higher than the middle appraisal, the low appraisal and/or the high
appraisal shall be disregarded. If only one (1) appraisal is 

 

3 

disregarded, the remaining two (2) appraisals shall be added together and their total divided by two (2), and the resulting quotient shall be
Fair Market Rental Value for the Extended Term. If both the low appraisal and the high appraisal are disregarded as stated in this subsection, the middle appraisal shall be the Fair Market Rental Value for the Extended Term. 
 
c. Each agent shall hear, receive and consider such
information as Lessor and Lessee each care to present regarding the determination of Fair Market Rental Value for the Extended Term and each agent shall have access to the information used by each other agent. Upon determination of the Fair Market
Rental Value for the Extended Term, the agents shall immediately notify the parties hereto in writing of such determination by certified mail, return receipt requested. 
 

	4.	 	POSSESSION. 

 
a. Delivery of Possession on Commencement Date; Contingency. Lessor and Lessee acknowledge that Lessee shall be in possession of
the Premises prior to the Commencement Date of this Lease pursuant to a sublease (the “Existing Sublease”) between Lessee, as sublessee, and Sun Microsystems, Inc., who is the lessee of the Premises as of the date hereof (the
“Existing Lessee”), which Existing Sublease is subject and subordinate to the existing lease between Lessor and the Existing Lessee (the “Existing Lease”). Accordingly, delivery of the Premises in accordance herewith and
Lessee’s acceptance of delivery thereof shall be deemed to occur on the Commencement Date. However, notwithstanding anything to the contrary contained in this Lease, at Lessor’s option (as hereinafter provided), it shall be a condition to
this Lease (the “Contingency”) that the Existing Lease and the Existing Sublease remain in full force and effect as of the expiration of the term of the Existing Lease on November 30, 2005, but such Contingency shall be deemed satisfied if
Lessee continues in occupancy of the Premises through to the commencement of the Term of this Lease pursuant to the terms of that certain Subordination, Non-Disturbance and Attornment Agreement entered into concurrently herewith by and among Lessor,
Lessee and Existing Lessee (the “Existing Sublease SNDA”). In the event that such Contingency is not satisfied or deemed satisfied in accordance with the foregoing as of the expiration of the term of the Existing Lease on November 30,
2005, then, at Lessor’s option, this Lease shall be null and void and neither party shall have any liability or obligation hereunder; provided, however, that Lessor shall have the right, exercisable in Lessor’s sole and absolute
discretion, to waive the Contingency, in the event of which waiver, this Lease shall continue in full force and effect; provided, however, that Lessor shall only have the option to waive the Contingency if the Contingency is not satisfied due to
default by Lessee under the Existing Sublease, including, without limitation, any default by Lessee following Lessee continuing in occupancy of the Premises pursuant to the terms of the Existing Sublease SNDA. 
 
b. Possession Prior to the Commencement Date.
Lessee’s occupancy of the Premises prior to the Commencement Date shall be governed by the provisions of the Existing Sublease and the Existing Lease and not by this Lease. 
 
c. Certificates and Licenses. Prior to the Commencement Date, Lessee shall provide to Lessor the
certificate(s) of insurance required by Article 16 and a copy of all licenses and authorizations that may be required for the lawful operation of Lessee’s business upon the Premises, including any City business licenses as may be required.

 
d. Condition of Premises on Delivery.
Lessee acknowledges that except as specifically otherwise provided in this Lease and subject to Lessor’s representations, warranties and covenants set forth in this Lease, (i) the lease of the Premises by Lessee pursuant hereto shall be in its
then present “AS IS” condition, in the broadest sense of that term, with all faults, if any, (ii) neither Lessor nor any employee, representative or agent of Lessor has made any representation or warranty, express or implied, with respect
to the Premises or any other portion of the Project, and (iii) Lessor shall have no obligation to improve or alter the Premises or Project for the benefit of Lessee. 
 
5. RENT. Lessee agrees to pay to Lessor as rental for the Premises, without offset, deduction, prior notice or
demand, the monthly Base Rent designated in Article 1.h. Base Rent shall be payable monthly in advance on or before the first day of each calendar month during the Term. Base Rent for any period during the Term which is for less than one (1) month
shall be prorated based upon a thirty (30) day month. Base Rent and all other amounts owing to Lessor pursuant to this shall be paid to Lessor in lawful money of the United States of America which shall be legal tender at the time of payment, at the
office of the Project, or to such other person or at such other place as Lessor may from time to time designate in writing. 
 
6. SECURITY DEPOSIT. No security deposit shall be required from Lessee under this Lease as of the execution of this Lease. However, in the
event that Lessee’s tangible net worth as of the Commencement Date is less than Lessee’s tangible net worth as of the execution of this Lease, then Lessor reserves the right to require that Lessee deposit with Lessor a security deposit in
reasonable form and amount, but in no event to exceed four (4) times the monthly Base Rent under this Lease (the “Security Deposit”), considering then-current market conditions and what is then customarily deemed to be a reasonable
security deposit given the creditworthiness of the Lessee, the obligations of Lessee under this Lease and the Term of this Lease. If the parties are unable to reach agreement upon the amount of such Security Deposit, then such dispute shall be
resolved as set forth below. Lessee hereby grants to Lessor a security interest in any Security Deposit deposited with Lessor pursuant hereto in accordance with applicable provisions of the California Commercial Code. The Security Deposit shall be
held by Lessor as security for the faithful performance by Lessee of all the terms, covenants and conditions of this Lease to be kept and performed by Lessee during the Term. If Lessee defaults with respect to any provision of this Lease, including,
but not limited to the provisions relating to the payment of Rentals or relating to the condition of the Premises at Lease Termination, Lessor may (but shall not be required to) use, apply or retain all or any part of the Security Deposit for the
payment of any Rental or any other sum in default, or for the payment of any amount which Lessor may spend or become obligated to spend by reason of Lessee’s default, or to compensate Lessor for any other loss or damage 

 

4 

which Lessor may suffer by reason of Lessee’s default. If any portion of the Security Deposit is so used or applied, Lessee shall within
five (5) days after written demand therefor, deposit cash with Lessor in an amount sufficient to restore the Security Deposit to its original amount and Lessee’s failure to do so shall be a material breach of this Lease. Lessor shall not be
required to keep the Security Deposit separate from its general funds, and Lessee shall not be entitled to interest on the Security Deposit. Lessor is not a trustee of the Security Deposit and may use it in ordinary business, transfer it or assign
it, or use it in any combination of such ways. If Lessee fully and faithfully performs every provision of this Lease to be performed by it, the remaining portion of the Security Deposit shall be returned to Lessee (or, at Lessor’s option, to
the last assignee of Lessee’s interest hereunder) within two (2) weeks after Lease Termination and vacation of the Premises by Lessee or its last assignee; provided, however if any portion of the Security Deposit is to be applied to repair
damages to the Premises caused by Lessee or Lessee’s Agents or to clean the Premises, then the balance of the Security Deposit shall be returned to Lessee (or, at Lessor’s option to the last assignee of Lessee’s interests hereunder)
no later than thirty (30) days from the date Lessor receives possession of the Premises. Lessee shall not transfer or encumber the Security Deposit nor shall Lessor be bound by Lessee’s attempt to do so. If Lessor’s interest in this Lease
is terminated, Lessor may transfer the Security Deposit to Lessor’s successor in interest, and upon such transfer, Lessor shall be released from any liability to Lessee with respect to the Security Deposit and Lessee shall look only to the
transferee for any return of the Security Deposit to which Lessee may be entitled. 
 
If the parties are unable to agree on the amount of any required Security Deposit in accordance with the foregoing, then such dispute shall be resolved as follows: 
 
a. Following the delivery by either party to the other of a
written notice (the “Security Deposit Dispute Notice”) of dispute pursuant hereto, Lessor and Lessee shall meet and endeavor in good faith to agree upon a licensed commercial real estate agent with at least seven (7) years full-time
experience as a real estate agent active in leasing of commercial office buildings in the area of the Premises to determine the appropriate Security Deposit amount in accordance with the provisions hereof. If within fifteen (15) days following the
delivery of the Security Deposit Dispute Notice, Lessor and Lessee fail to reach agreement upon such agent, then, within fifteen (15) days thereafter, each party, at its own cost and by giving notice to the other party, shall appoint a licensed
commercial real estate agent with at least seven (7) years full-time experience as a real estate agent active in leasing of commercial office buildings in the area of the Premises to determine the appropriate Security Deposit amount in accordance
with the provisions hereof. If a party does not appoint an agent within fifteen (15) days after the other party has given notice of the name of its agent, the single agent appointed shall be the sole agent and shall determine the appropriate
Security Deposit amount in accordance with the provisions hereof. If there are two (2) agents appointed by the parties as stated above, the agents shall meet within ten (10) days after the second agent has been appointed and attempt to determine the
appropriate Security Deposit amount in accordance with the provisions hereof. If the two (2) agents are unable to agree on such Security Deposit amount within fifteen (15) days after the second agent has been appointed, they shall, within fifteen
(15) days after the last day the two (2) agents were to have set such Security Deposit amount, attempt to select a third agent who shall be a licensed commercial real estate agent meeting the qualifications stated above. If the two (2) agents are
unable to agree on the third agent within such fifteen (15) day period, either Lessor or Lessee may request the President of the local chapter of the Society of Industrial and Office Realtors (SIOR) or a then equivalent organization if SIOR is not
then in existence to select a third agent meeting the qualifications stated in this subsection. Each of the parties shall bear one-half (1/2) of the cost of appointing the third agent and of paying the third agent’s fee. No agent shall be
employed by, or otherwise be engaged in business with or affiliated with, Lessor or Lessee, except as an independent contractor. 
 
b. Within fifteen (15) days after the selection of the third agent, a majority of the agents shall determine the appropriate Security
Deposit amount in accordance with the provisions hereof. If a majority of the agents are unable to agree upon the appropriate Security Deposit amount within the stipulated period of time, each agent shall make a separate determination of such
appropriate Security Deposit amount and the three (3) appraisals shall be added together and the total shall be divided by three (3). The resulting quotient shall be the appropriate Security Deposit amount pursuant hereto. If, however, the low
determination and/or high determination is/are more than twenty percent (20%) lower and/or higher than the middle determination, the low determination and/or the high determination shall be disregarded. If only one (1) determination is disregarded,
the remaining two (2) determinations shall be added together and their total divided by two (2), and the resulting quotient shall be appropriate Security Deposit amount pursuant hereto. If both the low determination and the high determination are
disregarded as stated in this subsection, the middle determination shall be the appropriate Security Deposit amount pursuant hereto. 
 
c. Each agent shall hear, receive and consider such information as Lessor and Lessee each care to present regarding the determination of
the appropriate Security Deposit amount and each agent shall have access to the information used by each other agent. Upon determination of the appropriate Security Deposit amount pursuant hereto, the agents shall immediately notify the parties
hereto in writing of such determination by certified mail, return receipt requested. 
 
7. PROJECT TAXES AND OPERATING EXPENSE ADJUSTMENTS. 
 
a. Intentionally Omitted. 
 
b. Building Taxes and Building Operating Expenses. Lessee shall pay to Lessor, as additional rent and without deduction or offset, Lessee’s percentage share set forth in Article 1.j.
(“Lessee’s Percentage Share”) of the amount of annual “Building Taxes” and “Building Operating Expenses” (as such terms are defined below). Building Taxes and Building Operating Expenses are collectively referred
to herein as “Building Expenses”. Lessee’s Percentage Share shall be determined by dividing the Rentable Area of the Premises by the total Rentable Area in the Building. Lessee’s Percentage Share shall be subject to an equitable
adjustment upon a condemnation, 

 

5 

sale by Lessor of part of the Building, reconstruction after damage or destruction or expansion or reduction of the areas within the
Building. Lessee’s Percentage Share of Building Expenses shall be payable during the Term in equal monthly installments on the first day of each month in advance, without deduction, offset or prior demand. 
 
At any time during the Term, Lessor may give Lessee notice of
Lessor’s estimate of the Building Expenses for the current calendar year. An amount equal to one twelfth (1/12) of Lessee’s Percentage Share of the estimated Building Expenses shall be payable monthly by Lessee as aforesaid, commencing on
the first day of the calendar month following thirty (30) days written notice and continuing until receipt of any notice of adjustment from Lessor given pursuant to this paragraph. Until notice of the estimated Building Expenses for a subsequent
calendar year is delivered to Lessee, Lessee shall continue to pay its Percentage Share of Building Expenses on the basis of the prior year’s estimate. Lessor may at any time during the Term adjust estimates of the Building Expenses to reflect
current expenditures and following Lessor’s written notice to Lessee of such revised estimate, subsequent payments by Lessee shall be based upon such revised estimate. 
 
If the Commencement Date is on a date other than the first day of a calendar year, the amount of the Building
Expenses payable by Lessee in such calendar year shall be prorated based upon a fraction, the numerator of which is the number of days from the Commencement Date to the end of the calendar year in which the Commencement Date falls, and the
denominator of which is three hundred sixty (360). 
 
Within one hundred twenty (120) days after the end of each calendar year during the Term or as soon thereafter as practicable, Lessor will furnish to Lessee a statement (“Lessor’s Statement”) setting forth in
reasonable detail the actual Building Expenses paid or incurred by Lessor during the preceding year, and thereupon within ten (10) days an adjustment will be made by Lessee’s payment to Lessor or credit to Lessee by Lessor against the Building
Expenses next becoming due from Lessee, as the case may require, to the end that Lessor shall receive the entire amount of Lessee’s Percentage Share of Building Expenses for such calendar year and no more. If, based on Lessor’s Statement a
payment from Lessee is required, Lessee shall not have the right to withhold or defer such payment pending a review of Lessor’s books and records pursuant to the following paragraph or the resolution of any dispute relating to Building
Expenses. If the Expiration Date is on a day other than the last day of a calendar year, the amount of Building Expenses payable by Lessee for the calendar year in which Lease Termination falls shall be prorated on the basis which the number of days
from the commencement of such calendar year to and including such Expiration Date bears to three hundred sixty (360). The termination of this Lease shall not affect the obligations of Lessor and Lessee pursuant to this Article 7. 
 
Within ninety (90) days after Lessee receives a statement of
actual Building Expenses paid or incurred for a calendar year, Lessee (and any of its agents, employees, consultants, contractors or representatives) shall have the right, upon written demand and reasonable notice, to inspect Lessor’s books and
records relating to such Building Expenses for the calendar year covered by Lessor’s Statement for the purpose of verifying the amount set forth in such statement. Such inspection shall be made during Lessor’s normal business hours, at the
place where such books and records are customarily maintained by Lessor. In no event may any such inspection be performed by a person or entity being compensated on a contingency fee basis or based upon a share of any refund obtained by Lessee.
Information obtained by such inspection shall be kept in the strictest confidence by Lessee. Unless Lessee asserts in writing a specific error within one hundred eighty (180) days following Lessee’s receipt of Lessor’s Statement, the
amounts set forth in Lessor’s Statement shall be conclusively deemed correct and binding on Lessee. If it is determined that Lessor has overstated the sum of actual Building Taxes and Building Operating Expenses for a particular calendar year,
then Lessee shall be entitled to a credit against its rental obligations next thereafter coming due under this Lease in the amount of any overpayment by Lessee (except that if such overpayment is determined to have been made after the expiration of
the Term and satisfaction of Lessee’s remaining obligations under this Lease, then Lessor shall promptly refund any such overpayment to Lessee), and, in addition, if it is determined that Lessor has overstated the sum of actual Building Taxes
and Building Operating Expenses for a particular calendar year by more than five percent (5%) and such overstatement results in Lessor owing a reimbursement to Lessee of more than Five Hundred Dollars ($500.00), then Lessor shall reimburse
Lessee’s reasonable third-party out of pocket expenses incurred in conducting such inspection, within thirty (30) days following Lessee’s submission to Lessor of reasonable evidence of such expenses. 
 
(i) Operating Expenses. As used in this Lease,
“Building Operating Expenses” means all of the Building Service Expenses and an allocable portion of the Project Expenses as follows: 
 
(A) Building Service Expenses. Building Operating Expenses shall include all costs of operation, maintenance, repair and
management of the Building and Building Common Area (defined in Article 55), hereinafter collectively referred to as “Building Service Expenses,” as determined by Lessor’s commercially reasonable real estate accounting practices.
Building Service Expenses as used herein shall include, but not be limited to, all sums expended in connection with all general maintenance, repairs, painting, cleaning, sweeping and janitorial services; maintenance and repair of signs, indoor
plants, and atriums; trash removal; sewage; electricity, gas, water and any other utilities (including any temporary or permanent utility surcharge or other exaction whether now or hereafter imposed); maintenance and repair of any fire protection
systems, elevator systems, lighting systems, storm drainage systems, heating, ventilation and air conditioning systems and other utility and/or mechanical systems; any governmental imposition or surcharge imposed upon Lessor with respect to the
Building or assessed against the Building; all costs and expenses pertaining to a security alarm system or other security services or measures for the Building, if Lessor deems necessary in Lessor’s sole business judgment; materials; supplies;
tools; amortization (over the reasonably anticipated useful life of the applicable item) on maintenance and operating machinery and equipment (if owned) and rental paid for such machinery and equipment (if rented) used in connection with the repair
or maintenance of the Building; service agreements on equipment; maintenance and repair of the roof (including repair of leaks and resurfacing) and the exterior surfaces of all improvements (including 

 

6 

painting); non-structural maintenance and repair of structural parts (including repair of leaks and resurfacing) and the exterior surfaces of
all improvements (including painting); window cleaning; elevator or escalator services; materials handling; fees for licenses and permits relating to operation of the Building; the cost of complying with rules, regulations and orders of governmental
authorities; Building office rent or rental value; accounting and legal fees; the cost of contesting the validity or applicability of any governmental enactment which may affect Building Service Expenses; personnel to implement such services,
including, if Lessor deems necessary, the cost of security guards and valet attendants; public liability, environmental impairment, property damage and fire and extended coverage insurance on the Building (in such amounts and providing such coverage
as determined in Lessor’s sole discretion and which may include, without limitation, liability, all risk property, lessor’s risk liability, war risk, vandalism, malicious mischief, boiler and machinery, rental income, earthquake, flood and
worker’s compensation insurance); compensation and fringe benefits payable to all persons employed by Lessor in connection with the operation, maintenance, repair and management of the Building; and a management fee not to exceed four percent
(4%) of gross receipts from the Building (including, without limitation, all rentals and parking receipts from Building tenants and/or visitors). Lessor may cause any or all of said services to be provided by an independent contractor or
contractors, or they may be rendered by Lessor. It is the intent of the parties hereto that Building Service Expenses shall include every cost paid or incurred by Lessor in connection with the operation, maintenance, repair, and management of the
Building, and the specific examples of Building Service Expenses stated in this Article 7 are in no way intended to, and shall not, limit the costs comprising Building Service Expenses, nor shall such examples be deemed to obligate Lessor to incur
such costs or to provide such services or to take such actions, except as may be expressly required of Lessor in other portions of this Lease, or except as Lessor, in its sole discretion, may elect. The maintenance of the Building shall be
reasonably determined by Lessor so as to maintain the same in good condition and repair, reasonable wear and tear excepted (subject to the express provisions of this Lease governing maintenance, repair, replacement, casualty and condemnation) and
all costs incurred by Lessor in good faith shall be deemed conclusively binding on Lessee. If less than one hundred percent (100%) of the Rentable Area of the Building is occupied during any calendar year, then in calculating Building Service
Expenses for such year, the components of Building Service Expenses which vary based upon occupancy level shall be adjusted to equal Lessor’s reasonable estimate of the amount of such Building Service Expenses had one hundred percent (100%) of
the total Rentable Area of the Building been occupied during such year. Notwithstanding anything to the contrary contained in this Lease, in no event shall Building Service Expenses include (1) any costs relating to the structural repairs to
maintain the structural integrity of the Building (including, without limitation, the structural repairs to the structural elements of the exterior, walls, roof, columns, footings and floor slab of the Building), (2) costs, including permit, license
and inspection costs, incurred with respect to the installation of tenant improvements to other tenant’s leased premises within the Building or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant leasable
space within the Building, (3) costs in order to market space to potential tenants, leasing commissions, and attorneys’ fees in connection with the negotiation and preparation of letters, deal memos, letters of intent, leases, subleases and/or
assignments or other costs in connection with lease, sublease and/or assignment negotiations with present or prospective tenants or other occupants of the Building, (4) costs incurred for restoration following condemnation to the extent reimbursed
by condemnation award or for repair of damage to the Building to the extent resulting from a casualty event not covered by Lessor’s insurance or to the extent reimbursed by insurance proceeds or to the extent the same would have been reimbursed
by insurance proceeds had Lessor maintained the insurance required of Lessor under this Lease (provided that insurance deductibles as may be then commercially reasonable for comparable buildings in the Cupertino area shall be included in Building
Service Expenses), (5) reserves (except that nothing contained herein shall be deemed to prevent Lessor’s collection of anticipated Building Service Expenses for the current year), (6) ground lease rental on any underlying ground lease or
interest, principal, points and/or fees on debts or amortization on any mortgage or mortgages or any other debt instrument encumbering the Building, (7) to the extent any employee of Lessor spends only a portion of his or her time working with
respect to the Building (as opposed to full time work with respect to the Building), a prorated amount of such employee’s wages, salaries and compensation based upon the portion of time spent by such employee with respect to the projects other
than the Building, (8) costs of correcting any presently existing non-compliance of the Building with applicable laws (as enforced upon the execution of this Lease) other than any such existing non-compliance where compliance work is not presently
required to be performed (as opposed to existing non-compliance where compliance work is legally mandated even in the absence of subsequent improvements, alterations or change in use), (9) costs resulting from the negligence or willful misconduct of
Lessor or Lessor’s agents, employees or contractors, (10) costs incurred due to violation by Lessor or any other tenant in the Building of the terms and conditions of any lease for space within the Building, (11) the cost of any service
provided to Lessee or other occupants of the Building or other cost includable in Building Service Expenses pursuant hereto for which Lessor is entitled to be separately reimbursed by insurance, third parties or otherwise (other than reimbursement
by lessees as a part of their respective payments of Building Service Expenses), (12) charitable or political contributions, (13) interest, penalties or other costs arising out of Lessor’s failure to make timely payment of its obligations, (14)
overhead and profit paid to Lessor or to subsidiaries or affiliates of Lessor for goods and/or services in the Building to the extent the same exceeds the costs of such goods and/or services rendered by qualified, unaffiliated third parties on a
competitive basis, (15) Lessor’s general corporate overhead and general and administrative expenses not specifically incurred in the management, maintenance and operation of the Building (including, without limitation, compensation to officers
and principals of Lessor above the level of building manager), (16) costs to remediate Hazardous Materials located upon, within or beneath the Building prior to the Commencement Date, (17) costs (other than ordinary maintenance) for sculpture,
paintings and other objects of art, or (18) capital improvements to the extent the same are upgrades, as opposed to repairs or replacements, and are not required to comply with applicable laws or other governmental requirements or intended to result
in cost savings. In addition, any capital expenditure includable as a Building Service Expense shall not be wholly included in Building Service Expenses in the year incurred and instead shall be amortized over the useful life of the applicable item
as reasonably determined by Lessor, and Building Service Expenses shall include annual amortization of such expenditure during each year of such useful life. In no event shall there be any duplication of items included in Building Service Expenses
and items included in Project Expenses. 
 

7 

 
(B)
Project Expenses. Building Operating Expenses shall include the Building’s equitable share of all direct costs of operation, maintenance, repair and management of the Project (as opposed to expenses relating solely to the Building or any
other particular building within the Project) and/or the Exterior Common Area, determined by Lessor’s commercially reasonable real estate accounting practices (collectively, “Project Expenses”). Such costs shall be allocated by Lessor
between the Building containing the Premises and the other buildings located within the Project from time to time, in such manner as Lessor reasonably determines in good faith. Project Expenses as used herein shall include, but not be limited to,
all sums expended in connection with all general maintenance, repairs, resurfacing, painting, restriping, cleaning, sweeping, and janitorial services; maintenance and repair of sidewalks, curbs, signs and other Exterior Common Areas; maintenance and
repair of sprinkler systems, planting, and landscaping; trash removal; sewage; electricity, gas, water and any other utilities (including any temporary or permanent utility surcharge or other exaction whether now or hereafter imposed); maintenance
and repair of directional signs and other markers and bumpers; maintenance and repair of any fire protection systems, elevator systems, lighting systems, storm drainage systems and other utility systems; any governmental imposition or surcharge
imposed upon Lessor or assessed against the Exterior Common Area or the Project; materials; supplies, tools; amortization (over the reasonably anticipated useful life of the applicable item) on maintenance and operating machinery and equipment (if
owned) and rental paid for such machinery and equipment (if rented); service agreements on equipment; maintenance and repair of parking areas and parking structures, if any; non-structural maintenance and repair of structural parts (including
foundation and floor slabs); elevator services, if applicable; material handling; fees for licenses and permits relating to the Exterior Common Area; the cost of complying with rules, regulation and orders of governmental authorities; accounting and
legal fees; the cost of contesting the validity or applicability of any governmental enactment which may affect Project Expenses; personnel to implement such services, including if Lessor deems necessary, the cost of security guards and valet
attendants; all annual assessments and special assessments levied or charged against the Project and/or Lessor pertaining to the Project by the Cupertino City Center Owner’s Association pursuant to the “CC&R’s” (as
hereinafter defined); public liability, environmental impairments, property damage and fire and extended coverage insurance on Exterior Common Area (in such amounts and providing such coverage as determined in Lessor’s sole discretion and which
may include, without limitation, liability, all risk property, lessor’s risk liability, war risk, vandalism, malicious mischief, sprinkler leakage, boiler and machinery, parking income, earthquake, flood and worker’s compensation
insurance); compensation and fringe benefits payable to all persons employed by Lessor in connection with the operation, maintenance, repair and management of the Exterior Common Area; and a management fee not to exceed four percent (4%) of gross
receipts from the (exclusive of amounts collected from tenants of any building within the Project under their respective leases). Lessor may cause any or all of said services to be provided by an independent contractor or contractors, or they may be
rendered by Lessor. It is the intent of the parties hereto that Project Expenses shall include every cost paid or incurred by Lessor in connection with the operation, maintenance, repair and management of the Exterior Common Area, and the specific
examples of Project Expenses stated in this Article 7 are in no way intended to, and shall not limit the costs comprising Project Expenses, nor shall such examples be deemed to obligate Lessor to incur such costs or to provide such services or to
take such actions except as Lessor may be expressly required in other portions of this Lease, or except as Lessor, in its sole discretion, may elect. The maintenance of the Exterior Common Areas shall be reasonably determined by Lessor so as to
maintain the same in good condition and repair, reasonable wear and tear excepted (subject to the express provisions of this Lease governing maintenance, repair, replacement, casualty and condemnation) and all costs incurred by Lessor in good faith
shall be deemed conclusively binding on Lessee. If less than one hundred percent (100%) of the Rentable Area of the Project is occupied during any calendar year, then in calculating Project Expenses for such year, the components of Project Expenses
which vary based upon occupancy level shall be adjusted to equal Lessor’s reasonable estimate of the amount of such Project Expenses had one hundred percent (100%) of the total Rentable Area of the Project been occupied during such year.
Notwithstanding anything to the contrary contained in this Lease, in no event shall Project Expenses include (1) any costs relating to the structural repairs to maintain the structural integrity of the Project (including, without limitation, the
structural repairs to the structural elements of the exterior, walls, roof, columns, footings and floor slab of the Project), (2) costs, including permit, license and inspection costs, incurred with respect to the installation of tenant improvements
to other tenant’s leased premises within the Project or incurred in renovating or otherwise improving, decorating. painting or redecorating vacant leasable space within the Project, (3) costs in order to market space to potential tenants,
leasing commissions, and attorneys’ fees in connection with the negotiation and preparation of letters, deal memos, letters of intent, leases, subleases and/or assignments or other costs in connection with lease, sublease and/or assignment
negotiations with present or prospective tenants or other occupants of the Project, (4) costs incurred for restoration following condemnation to the extent reimbursed by condemnation award or for repair of damage to the Project to the extent
resulting from a casualty event not covered by Lessor’s insurance or to the extent reimbursed by insurance proceeds or to the extent the same would have been reimbursed by insurance proceeds had Lessor maintained the insurance required of
Lessor under this Lease (provided that insurance deductibles as may be then commercially reasonable as an insurance deductible for comparable buildings in the Cupertino area shall be included in Project Expenses), (5) reserves (except that nothing
contained herein shall be deemed to prevent Lessor’s collection of anticipated Project Expenses for the current year). (6) ground lease rental on any underlying ground lease or interest, principal, points and/or fees on debts or amortization on
any mortgage or mortgages or any other debt instrument encumbering the Project, (7) to the extent any employee of Lessor spends only a portion of his or her time working with respect to the Project (as opposed to full time work with respect to the
Project), a prorated amount of such employee’s wages, salaries and compensation based upon the portion of time spent by such employee with respect to the projects other than the Project, (8) costs of correcting any presently existing
non-compliance of the Project with applicable laws (as enforced upon the execution of this Lease) other than any such existing non-compliance where compliance work is not presently required to be performed (as opposed to existing non-compliance
where compliance work is legally mandated even in the absence of subsequent improvements, alterations or change in use), (9) costs resulting from the negligence or willful misconduct of Lessor or Lessor’s agents, employees or contractors, (10)
costs incurred due to violation by Lessor or any other tenant in the Building of the terms and conditions of any lease for space within the Project, (11) the cost of any service provided to Lessee or other occupants of the Building for which Lessor
is entitled to be separately reimbursed (other than as a part of Project Expenses), (12) charitable or political contributions, (13) interest, penalties or other costs arising our of Lessor’s failure to make timely payment 

 

8 

of its obligations, (14) overhead and profit paid to Lessor or to subsidiaries or affiliates of Lessor for goods and/or services in the
Project to the extent the same exceeds the costs of such goods and/or services rendered by qualified, unaffiliated third parties on a competitive basis, (15) Lessor’s general corporate overhead and general and administrative expenses not
specifically incurred in the management, maintenance and operation of the Project (including, without limitation, compensation to officers and principals of Lessor above the level of building manager), (16) costs to remediate Hazardous Materials
located upon, within or beneath the Project prior to the Commencement Date, (17) costs (other than ordinary maintenance) for sculpture, paintings and other objects of art, or (18) capital improvements to the extent the same are upgrades, as opposed
to repairs or replacements, and are not required to comply with applicable laws or other governmental requirements or intended to result in cost savings. In addition, any capital expenditure includable in Project Expenses shall not be wholly
included in Project Expenses in the year incurred and instead shall be amortized over the useful life of the applicable item as reasonably determined by Lessor, and Project Expenses shall include annual amortization of such expenditure during each
year of such useful life. In no event shall there be any duplication of items included in Project Expenses and items included in Building Service Expenses. 
 
(ii) Project Taxes. “Building Taxes” as used in this Lease, shall mean those items of “Project Taxes” (as
hereinafter defined) which relate solely to the Building, plus an equitable share of Project Taxes which relate to the land underlying the Project, to the Exterior Common Areas and/or to the Project as a whole (as opposed to Project Taxes relating
solely to the Building or any other particular building within the Project), which equitable share shall be allocated by Lessor between the Building and the other buildings located within the Project from time to time, in such manner as Lessor
reasonably determines in good faith. For purposes of clarification, in no event shall Building Taxes include any impositions or assessments imposed in connection with any future development of one or more other buildings within the Project. The term
“Project Taxes” as used in this Lease shall collectively mean (to the extent any of the following are not paid by Lessee pursuant to Article 7.c. below) all: real estate taxes and general or assessments (including, but not limited to,
assessments for public improvements or benefits); personal property taxes; taxes based on vehicles utilizing parking areas on the Parcel; taxes computed or based on rental income (including without limitation any municipal business tax but excluding
federal, state and municipal net income taxes); Environmental Surcharges; excise taxes; gross receipts taxes; sales and/or use taxes; employee taxes; water and sewer taxes, levies, assessments and other charges in the nature of taxes or assessments
(including, but not limited to, assessments for public improvements or benefit); and all other governmental, quasi-governmental or special district impositions of any kind and nature whatsoever, regardless of whether now customary or within the
contemplation of the parties hereto and regardless of whether resulting from increased rate and/or valuation, or whether extraordinary or ordinary, general or special, unforeseen or foreseen, or similar or dissimilar to any of the foregoing which
during the Lease Term are laid, levied, assessed or imposed upon Lessor and/or become a lien upon or chargeable against the Project or the Premises, Building, Common Area and/or Parcel under or by virtue of any present or future laws, statutes,
ordinances, regulations, or other requirements of any governmental authority or quasi-governmental authority or special district having the direct or indirect power to tax or levy assessments whatsoever. The term “Environmental Surcharges”
shall include any and all expenses, taxes, charges or penalties imposed by the Federal Department of Energy, Federal Environmental Protection Agency, the Federal Clean Air Act, or any regulations promulgated thereunder, or imposed by any other
local, state or federal governmental agency or entity now or hereafter vested with the power to impose taxes, assessments or other types of surcharges as a means of controlling or abating environmental pollution or the use of energy in regard to the
use, operation or occupancy of the Project including the Premises, Building, Common Area and/or Parcel. The term “Project Taxes” shall include (to the extent the same are not paid by Lessee pursuant to Article 7.c. below), without
limitation: the cost to Lessor of contesting the amount or validity or applicability of any Project Taxes described above; and all taxes, assessments, levies, fees, impositions or charges levied, imposed, assessed, measured, or based in any manner
whatsoever upon or with respect to the use, possession, occupancy, leasing, operation or management of the Project (including, without limitation, the Premises, Building, Common Area and/or Parcel) or in lieu of or equivalent to any Project Taxes
set forth in this Article 7.b.(ii). In no event shall Project Taxes include Lessor’s net income, succession, documentary transfer, gift, franchise, estate or inheritance taxes or assessments attributable to above-standard improvements within
the premises leased by any lessee of the Project. In addition, Project Taxes shall be calculated as if real property assessments were paid in the maximum number of installments permitted (and Project Taxes shall therefore include, without
limitation, interest payable as a result of such payment in installments), whether or not actually so paid. 
 
c. Other Taxes. Lessee shall pay the following: 
 
(i) Lessee shall pay (or reimburse Lessor as additional rent if Lessor is assessed), before delinquency, any
and all taxes levied or assessed, and which become payable for or in connection with any period during the Term, upon all of the following (collectively, “Leasehold Improvements and Personal Property”): Lessee’s Leasehold
Improvements, the Lessee Improvements, equipment, furniture, furnishings, fixtures, merchandise, inventory, machinery, appliances and other personal property located in the Premises; except only that which has been paid for by Lessor and is the
standard of the Building. Lessee hereby acknowledges receipt of a copy of a schedule setting forth the improvements comprising the standard of the Building. If any or all of the Leasehold Improvements and Personal Property are assessed and taxed
with the Project, Lessee shall pay to Lessor such taxes within ten (10) days after delivery to Lessee by Lessor of a statement in writing setting forth the amount applicable to the Leasehold Improvements and Personal Property. If the Leasehold
Improvements and Personal Property are not separately assessed on the tax statement or bill, Lessor’s good faith determination of the amount of such taxes applicable to the Leasehold Improvements and Personal Property shall be a conclusive
determination of Lessee’s obligation to pay such amount as so determined by Lessor. 
 
(ii) Lessee shall pay (or reimburse Lessor if Lessor is assessed, as additional rent), prior to delinquency or within ten (10) days after receipt of a statement thereof, any and all other taxes,
levies, assessments, or surcharges payable by Lessor or Lessee and relating to this Lease, the Premises or Lessee’s activities in the Premises (other than Lessor’s net income, succession, transfer, gift, franchise, estate, or inheritance
taxes), whether 

 

9 

or not now customary or within the contemplation of the parties hereto, now in force or which may hereafter become effective, including but
not limited to taxes: (1) upon, allocable to, or measured by the area of the Premises or on the Rentals payable hereunder, including without limitation any gross income, gross receipts, excise, or other tax levied by the state, any political
subdivision thereof, city or federal government with respect to the receipt of such Rentals; (2) upon or with respect to the use, possession, occupancy, leasing, operation and management of the Premises or any portion thereof; (3) upon this
transaction or any document to which Lessee is a party creating or transferring an interest or an estate in the Premises; or (4) imposed as a means of controlling or abating environmental pollution or the use of energy, including, without
limitation, any parking taxes, levies or charges or vehicular regulations imposed by any governmental agency. Lessee shall also pay, prior to delinquency, all privilege, sales, excise, use, business, occupation, or other taxes, assessments, license
fees, or charges levied, assessed, or imposed upon Lessee’s business operations conducted at the Premises. If any such taxes are payable by Lessor and it shall not be lawful for Lessee to reimburse Lessor for such taxes, then the Rentals
payable hereunder shall be increased to net Lessor the net Rental after imposition of any such tax upon Lessor as would have been payable to Lessor prior to the imposition of any such tax. 
 
(iii) Any payments made by Lessee directly to the applicable taxing authority pursuant to this subsection
7.c. shall be made prior to the applicable delinquency date for such payment, and Lessee shall deliver evidence of such payment to Lessor within fifteen (15) days thereafter. 
 
8. USE. 
 
a. In no event shall Lessee use or permit the use of the Premises for any purpose other than general office use (which may include,
subject to compliance with applicable laws and governmental requirements, use of the Premises for administration, software design, incidental customer training, and non-destructive, research and development purposes and for other incidental lawful
uses, all not involving Hazardous Materials, and all in a manner consistent with operation within a first-class general office use building, so as not to exceed the capacity of the mechanical and utility systems serving, and/or the floor load
capacity of, the Premises or interfere with the use or occupancy of any other occupant of the Project). Lessor and Lessee hereby acknowledge and agree that the foregoing use restriction is an absolute prohibition against a change in use of the
Premises as contemplated under California Civil Code Section 1997.230. Lessee shall not do or permit to be done in or about the Premises nor bring or keep anything therein which will in any way increase the existing rate of or adversely affect any
fire or other insurance upon the Building or the Project or any of its contents, or cause cancellation of any insurance policy covering the Building or the Project or any part thereof or any of its contents. Lessee shall not, without prior consent
of Lessor, bring into the Building or the Premises or use or incorporate in the Premises any apparatus, equipment or supplies that may cause substantial noise, odor, or vibration or overload the Premises or the Building or any of its utility or
elevator systems or jeopardize the structural integrity of the Building or any part thereof. Lessee and Lessee’s agents, officers, employees, representatives, contractors, servants, invitees and/or guests (collectively “Lessee’s
Agents”) shall not use, store, or dispose of any “Hazardous Materials” (defined below) on any portion of the Project. Without limiting the generality of the foregoing, Lessee shall not (either with or without negligence) cause or
permit the escape, disposal or release of any Hazardous Materials in, on or below the Premises or any other portion of the Project. If any lender or governmental agency shall ever require testing to ascertain whether or not there has been any
release or other use of Hazardous Materials at the Premises during the Term of this Lease, then, to the extent it is conclusively determined that the same was caused by Lessee or any of its agents, employees, contractors, invitees or licensees, the
reasonable costs thereof shall be reimbursed by Lessee to Lessor upon demand as additional rent. In addition, Lessee shall execute such affidavits, representations and certifications as may be reasonably required by Lessor from time to time
concerning Lessee’s best knowledge and belief regarding the presence of Hazardous Materials at the Premises. Lessee shall indemnify, defend with counsel acceptable to Lessor, and hold Lessor and Lessor’s employees, agents, partners,
officers, directors and shareholders harmless from and against any and all claims, actions, suits, proceedings, orders, judgment, losses, costs, damages, liabilities, penalties, or expenses (including, without limitation, attorneys’ fees)
arising in connection with the breach of the obligations described in any of the previous four sentences and the obligations of Lessee pursuant hereto and under the previous four sentences shall survive the Lease Termination. As used in this
paragraph, “Hazardous Materials” means any chemical, substance or material which has been determined or is hereafter determined by any federal, state, or local governmental authority to be capable of posing risk of injury to health or
safety, including, without limitation, petroleum, asbestos, polychlorinated biphenyls, radioactive materials, radon gas, and/or biologically and/or chemically active materials. Without limiting the generality of the foregoing, the definition of
“Hazardous Materials” shall include those definitions found in the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. §§ 9601 et seq., the Resource Conservation and
Recovery Act of 1976, 42 U.S.C. §§ 6901 et seq., the Hazardous Materials Transportation Authorization Act, 49 U.S.C. §§ 5101 et seq., the National Environmental Policy Act, 42 U.S.C.
§§ 4321 et seq., the Clean Water Act. 33 U.S.C. §§ 1251 et seq., the Clean Air Act, 42 U.S.C. §§ 7401 et seq., the Toxic Substances Control Act, 15 U.S.C. §§ 2601
et seq., the Safe Drinking Water Act, 42 U.S.C. §§ 3001 et seq., the Occupational Safety and Health Act, 29 U.S.C. §§ 651 et seq., Division 20 of the California Health and Safety Code
commencing at Section 24000. Division 7 of the California Water Code commencing at Section 13000, each as amended from time to time, and all similar federal, state and local statutes and ordinances and all rules, regulations or policies promulgated
thereunder. Lessee shall not do or permit anything to be done in or about the Premises which will in any way unreasonably obstruct or interfere with the rights of other tenants or occupants of the Building or the Project or injure them or use or
allow the Premises to be used for any improper, immoral, or unlawful purpose, nor shall Lessee cause, maintain or permit any nuisance in, on or about the Premises. Lessee shall not commit or suffer to be committed any waste in or upon the Premises.

 
Lessor shall promptly notify Lessee of any
Hazardous Materials actually known by Lessor to exist in or about the Premises or other portions of the Project at levels in violation of applicable laws or which otherwise pose a material risk of having a material and adverse affect upon the
operation of Lessee’s business from the Premises (including, without limitation, access to and/or use of the Premises and parking areas serving the Project). If requested by Lessee within thirty (30) days following the execution of this Lease,
Lessor shall provide to Lessee 

 

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copies of any Hazardous Materials reports or other environmental reports respecting the Project then existing in Lessor’s possession,
which reports shall be maintained by Lessee in strict confidence. Notwithstanding anything to the contrary contained herein, Lessee shall not be responsible for costs related to the testing, remediation and/or presence of Hazardous Materials on or
about the Premises or Project except to the extent caused to be present thereon or thereabout by Lessee, any subtenant of Lessee and/or any of their respective employees, agents, representatives, contractors and/or invitees. 
 
b. Effect of Use Restriction. Lessor and Lessee hereby
acknowledge and agree that the use restriction set forth in subsection 8.a. above shall be deemed reasonable in all respects and under all circumstances. Lessor and Lessee further acknowledge and agree that, notwithstanding any provision of this
Lease to the contrary, (i) in the event Lessee requests Lessor’s consent to a proposed assignment of this Lease or subletting of the Premises, Lessor shall be deemed reasonable in withholding its consent to such assignment or subletting if the
proposed assignee or subtenant desires to use the Premises for any purpose other than as expressly provided in subsection 8.a. above, and (ii) in the event of a default by Lessee under the Lease, the enforcement of the use restriction set forth in
subsection 8.a. above shall be deemed reasonable for purposes of computing the rental loss that could be or could have been reasonably avoided by Lessor pursuant to California Civil Code Section 1951.2 and in connection with the exercise of
Lessor’s remedies under California Civil Code Section 1951.4. 
 
Notwithstanding the preceding to the contrary, if Lessor withholds its consent to an assignment of the Lease or subletting of the Premises based upon the desire of the proposed assignee or subtenant to use the Premises for
any purpose other than as expressly provided in subsection 8.a. above, or if Lessee is in default under this Lease, then, prior to commencing or pursuing any claim or defense against Lessor based upon the unreasonableness of the use restriction set
forth in subsection 8.a. above, Lessee shall provide Lessor with written notice (by certified mail, postage prepaid and return receipt requested) setting forth Lessee’s objections to the enforcement of the use restriction in such instance, the
basis upon which Lessee intends to demonstrate that the enforcement of such use restriction would be unreasonable in such instance, and the use(s) which Lessee believes Lessor should allow Lessee or its proposed assignee or subtenant, as the case
may be, to make of the Premises. Within thirty (30) days of Lessor’s receipt of Lessee’s written notice of objection, Lessor shall provide Lessee with written notice of Lessor’s election to either (A) enforce the use restriction set
forth in subsection 8.a. above, or (B) permit a change in the use of the Premises, provided that such proposed use shall in no event (1) require the use, storage or disposal of Hazardous Materials on or about the Premises or the Project, (2)
increase or affect any fire or other insurance covering the Building or the Project, (3) interfere with the rights of other tenants of the Building or Project, including, without limitation, any exclusive use rights of such tenants, (4) be in
violation of applicable federal, state or local laws, rules, regulations, codes or ordinances, or (5) require Lessor to construct or install, or to provide any allowance for the construction or installation of, any tenant improvements in the
Premises. Notwithstanding the preceding to the contrary, in no event shall Lessor have any obligation to allow a change in the use of the premises, it being expressly understood by the parties that the use restriction set forth in subsection 8.a.
above is an absolute prohibition against a change in use of the Premises. In the event Lessor fails to provide Lessee with written notice of its election to either enforce the use restriction or allow a change in use of the Premises within said
thirty (30) day period, Lessor shall be deemed to have elected to enforce the use restriction. In the event Lessor elects or is deemed to have elected to enforce the use restriction as provided hereinabove, Lessee shall have the right to pursue such
valid claims or defenses against Lessor as may be permitted under California Civil Code section 1997.040 and which Lessee is able to prove. 
 
9. COMPLIANCE WITH LAWS. Lessee shall not use the Premises or permit anything to he done in or about the Premises which will in any way
conflict with or violate any law, statute, ordinance, order or governmental rule or regulation or requirement of duly constituted public authorities or quasi-public authorities now in force or which may hereafter be enacted or promulgated. Lessee
shall, at its sole cost and expense, promptly comply with all laws, statutes, ordinances, orders and governmental or quasi-governmental rules, regulations or requirements now in force or which may hereafter be in force and with all recorded
documents which relate to or affect the condition, use or occupancy of the Premises, including, without limitation, that certain Declaration of Covenants, Conditions and Restrictions and Grant of Easements for Cupertino City Center, recorded October
9, 1985, Series No. 8554457 of the Official Records of Santa Clara County, California, as amended by First Amendment to Declaration of Covenants, Conditions and Restrictions and Grant of Easements for Cupertino City Center recorded September 12,
1987, Series No. 9417820 of the Official Records of Santa Clara County, California (as amended, the “CC&R’s”), and with the requirements of any board of fire insurance underwriters or other similar bodies now or hereafter
constituted, relating to, or affecting the condition, use or occupancy of the Premises, excluding structural changes not related to or affected by Lessee’s improvements, particular manner of use of the Premises or particular Alterations to the
Premises. The judgment of any court of competent jurisdiction or the admission of Lessee in any action against Lessee, whether Lessor be a party thereto or not, that Lessee has violated any law, statute, ordinance, or governmental or
quasi-governmental rule, regulation or requirement, shall be conclusive of that fact as between the Lessor and Lessee. Lessee shall obtain, prior to taking possession of the Premises, all permits, licenses, or other authorizations for the lawful
operation of its business at the Premises. Lessee shall indemnify, defend with counsel acceptable to Lessor and hold Lessor and Lessor’s employees, agents, partners, officers, directors and shareholders harmless from and against any claim,
action, suit, proceeding, order, judgment, liability, penalty or expense (including, without limitation, attorneys’ fees) arising out of the failure of Lessee to comply with any applicable law, statute, ordinance, order, rule, regulation,
requirement or recorded document. Lessee acknowledges that Lessee has independently investigated and is satisfied that the Premises are suitable for Lessee’s intended use and that the Building and Premises meet all governmental and
quasi-governmental requirements for such intended use. 
 
Lessor and Lessee acknowledge that, in accordance with the provisions of the Americans with Disabilities Act of 1990 (the “ADA”), responsibility for compliance with the terms and conditions of Title Ill of the ADA may be
allocated as between Lessor and Lessee. In this regard and notwithstanding anything to the contrary contained in the Lease, Lessor and Lessee agree that the responsibility for compliance with the ADA (including, without 

 

11 

limitation, the removal of architectural and communications barriers and the provision of auxiliary aids and services to the extent required)
shall he allocated as follows: (i) Lessee shall be responsible for compliance with the provisions of Title I of the ADA, and of Title II and Title III of the ADA as Titles II and III relate to any construction, renovations, alterations and repairs
made within the Premises if such construction, renovations, alterations and repairs are made by Lessee, at its expense without the assistance of Lessor; (ii) Lessor shall be responsible for compliance with the provisions of Title II and III of the
ADA for all construction, renovations, alterations and repairs which Lessor is required, under this Lease, to make within the Premises, whether (pursuant to the relevant provisions of the Lease) at Lessor’s or Lessee’s expense; and (iii)
Lessor shall be responsible for compliance with the provisions of Title III of the ADA for all exterior and interior areas of the Building not included within the Premises except to the extent such compliance is necessitated as a result of
Lessee’s particular use of, or alterations to, the Premises. Lessor agrees to indemnify, defend and hold Lessee harmless from and against any claims, damages, costs and liabilities arising out of Lessor’s failure, or alleged failure, as
the case may be, to comply with the ADA, to the extent such compliance has been allocated to Lessor herein, which indemnification obligation shall survive the expiration or termination of this Lease if the Lease has not been terminated by reason of
a default by Lessee. Lessee agrees to indemnify, defend and hold Lessor harmless from and against any claims, damages, costs and liabilities arising out of Lessee’s failure, or alleged failure, as the case may be, to comply with the ADA to the
extent such compliance has been allocated to Lessee herein, which indemnification obligation shall survive the expiration or termination of this Lease. Lessor and Lessee each agree that the allocation of responsibility for ADA compliance shall not
require Lessor or Lessee to supervise, monitor or otherwise review the compliance activities of the other with respect to its assumed responsibilities for ADA compliance as set forth in this Article 9. Lessor shall, in complying with the ADA (to the
extent such compliance has been allocated to Lessor herein), be entitled to rely upon representations made to, or information given to Lessor by Lessee in regard to Lessee’s use of the Premises, Lessee’s employees, and other matters
pertinent to compliance with the ADA. The indemnity of Lessee set forth above shall apply as to any liability arising against Lessor by reason of any misrepresentations or misinformation knowingly given by Lessee to Lessor. The allocation of
responsibility for ADA compliance between Lessor and Lessee, and the obligations of Lessor and Lessee established by such allocations, shall supersede any other provisions of the Lease that may contradict or otherwise differ from the requirements of
this Article 9; except, however, that in the event of any conflict between the provisions of Article 4.d. above and the provisions of this Article 9, the provisions of Article 4.d. above shall control. 
 

	10.	 	ALTERATIONS AND ADDITIONS. 

 
a. Lessee’s Alterations. Lessee shall not make or suffer to be made any alterations, additions, changes or improvements
(collectively, “Alterations”) to or of the Premises, or any part thereof without Lessor’s prior written consent, which consent shall not, except as otherwise expressly provided in the Lease, be unreasonably withheld; except, however,
that without Lessor’s consent but upon at least ten (10) business days prior written notice to Lessor, Lessee may make interior, non-structural Alterations costing less than Twenty-Five Thousand Dollars ($25,000.00) per work of Alterations and
not (1) requiring the demolition of any material existing improvements, or (2) affecting the mechanical or utility systems serving the Premises or the exterior appearance of the Building. Lessor may impose, as a condition to the aforesaid consent,
such reasonable requirements as Lessor may deem necessary in its reasonable discretion, including without limitation: the manner in which the work is done; a right of approval of the contractor by whom the work is to be performed; the times during
which such work is to be accomplished; the requirement that Lessee reimburse Lessor, as additional rent, for Lessor’s reasonable out-of-pocket costs incurred in reviewing any proposed Alterations, whether or not Lessor’s consent is
granted; and the requirement that at Lease Termination, either (i) Lessee, at its expense, will remove any and all such Alterations installed by Lessee and shall, at its cost, promptly repair all damages to the Project caused by such removal, or
(ii) the Alterations made by Lessee shall remain with the Premises, be a part of the realty, and belong to Lessor. If Lessor consents to any Alterations to the Premises by Lessee, the same shall be made by Lessee at Lessee’s sole cost and
expense in accordance with plans and specifications approved by Lessor. Any such Alterations made by Lessee shall be performed in accordance with all applicable laws, ordinances and codes and in a first class workmanlike manner, and shall not weaken
or impair the structural strength or lessen the value of the Building, shall not invalidate, diminish, or adversely affect any warranty applicable to the Building or any other improvements located within the Project, including any equipment therein,
and shall be performed in a manner causing Lessor and Lessor’s agents and other tenants of the Building the least interference and inconvenience practicable under the circumstances. In making any such Alterations, Lessee shall, at Lessee’s
sole cost and expense: 
 
(i) File for and secure
any necessary permits or approvals from all governmental departments or authorities having jurisdiction, and any utility company having an interest therein, 
 
(ii) Notify Lessor in writing at least ten (10) days prior to the commencement of work on any Alteration, so that Lessor can post and
record appropriate notices of non-responsibility, and 
 
(iii) Provide Lessor with copies of all drawings and specifications prior to commencement of construction of any Alterations, and provide Lessor with “as built” plans and specifications (on CAD diskette if available)
following completion of such Alterations. 
 
In no
event shall Lessee make or suffer to be made any Alteration to the Common Area or the structural portions of the Building or any part thereof without Lessor’s prior written consent, which consent may be withheld in Lessor’s sole
discretion. 
 
b. Removal. Upon Lease
Termination, Lessee shall, upon written demand by Lessor at Lessee’s sole cost and expense, forthwith and with all due diligence remove any Alterations made by Lessee, which is then designated by Lessor to be removed and Lessee shall, forthwith
and with all due diligence at its sole cost and expense, repair any damage to the Project caused by such removal; provided that Lessor shall not be permitted to 

 

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require removal of a particular Alteration made by Lessee if, prior to making the applicable Alteration, Lessee requested of Lessor in
writing whether such Alteration was subject to such requirement for removal and Lessor at such time specified that such Alteration was not so subject to such requirement for removal (and Lessor hereby agrees to promptly respond to any Tenant request
as to whether a proposed Alteration shall be subject to such requirement for removal). Lessee shall also, upon Lease Termination and provided that Lessee is not then in default hereunder, remove Lessee’s movable equipment, furnishings, trade
fixtures and other personal property (excluding any Alterations made by Lessee not specifically designated by Lessor to be removed), provided that Lessee shall, forthwith and with all due diligence at its sole cost and expense, repair any damages to
the Project caused by such removal. Unless Lessor elects to have Lessee remove any such Alterations, all such Alterations except for movable furniture and trade fixtures of Lessee not affixed to the Premises, shall become the property of Lessor upon
Lease Termination (without any payment therefor) and remain upon and be surrendered with the Premises. 
 
c. Alterations Required by Law. Lessee shall pay to Lessor as additional rent, the cost of any structural or non-structural
alteration, addition or change to the Building and/or at Lessor’s election, shall promptly make, at Lessee’s sole expense and in accordance with the provisions of subsection 10.a. above, any structural or non-structural alteration,
addition or change to the Premises required to comply with laws, regulations, ordinances or orders of any public agencies, whether now existing or hereinafter promulgated, where such alterations, additions or changes are required by reason of:
Lessee’s or Lessee’s Agents’ acts; Lessee’s particular use or change of use to the Premises; alterations or improvements to the Premises made by or for Lessee; or Lessee’s application for any permit or governmental approval.

 
d. Lessor’s Improvements. All
fixtures, improvements or equipment which are installed, constructed on or attached to the Premises, or any part of the Project by Lessor at its expense shall be a part of the realty and belong to Lessor. 
 

	11.	 	REPAIRS. 

 
a. By Lessee. Subject to the express covenants, representations and warranties of Lessor set forth in this Lease, by taking
possession of the Premises, Lessee shall be deemed to have accepted the Premises as being in good and sanitary order, condition and repair and to have accepted the Premises in their condition existing as of the date of such possession, subject to
all applicable laws, covenants, conditions, restrictions, easements, and other matters of public record and the Rules and Regulations from time to time reasonably promulgated by Lessor governing the use of any portion of the Project. Lessee shall at
Lessee’s sole cost and expense, keep every part of the Premises (excepting therefrom the structural portions of the Building. Building systems, roof, foundation and exterior walls) in good condition and repair, damage thereto from causes beyond
the control of Lessee (and not caused by any act or omission of Lessee or Lessee’s Agents) and ordinary wear and tear excepted. If Lessee fails to maintain the Premises as required by this Lease, Lessor may give Lessee notice to do such acts as
are reasonably required to so maintain the Premises and if Lessee fails to commence such work immediately in an emergency or where immediate action is required to protect the Premises or any portion of the Project, or within ten (10) days after such
notice is given under other circumstances, and diligently prosecute it to completion, then Lessor or Lessor’s agents, in addition to all of the rights and remedies available hereunder or by law and without waiving any alternative remedies,
shall have the right to enter the Premises and to do such acts and expend such funds at the expense of Lessee as are reasonably required to perform such work. Any amount so expended by Lessor shall be paid by Lessee to Lessor as additional rent,
upon demand. With respect to any work performed by Lessor pursuant to this Article 11.a., Lessor shall be liable to Lessee only for physical damage caused to Lessee’s personal property located within the Premises to the extent such damage is
caused by Lessor’s active negligence or willful misconduct and is not covered by the insurance required to be maintained by Lessee pursuant to this Lease. In no event shall Lessor have any liability to Lessee for any other damages, or for any
inconvenience or interference with the use of the Premises by Lessee, or for any consequential damages, including lost profits, as a result of performing any such work. Except as specifically provided in this Lease, Lessor shall have no obligation
whatsoever to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof and the parties hereto affirm that Lessor has made no representations or warranties, express or implied, to Lessee respecting the condition of the
Premises or any part of the Project except as specifically set forth in this Lease. 
 
b. By Lessor. Except as expressly otherwise provided in this Lease, the costs of repairs and maintenance which are the obligation of Lessor under this Lease or which Lessor elects to perform
under this Lease except such repairs and maintenance which are the responsibility of Lessee hereunder, shall be an Operating Expense. Lessor shall repair and maintain the structural portions of the Building, including the basic plumbing, air
conditioning, heating and electrical systems installed or furnished by Lessor, unless such maintenance or repairs are caused in part or in whole by the neglect, fault or omission of any duty by Lessee or Lessee’s Agents, in which case Lessee
shall pay to Lessor the reasonable cost of such maintenance or repairs as additional rent. Lessor shall not be liable for any failure to make any such repairs or to perform any maintenance for which Lessor is responsible as provided above unless
Lessor fails to commence such work for a period of more than thirty (30) days after written notice of the need of such repairs or maintenance is given to Lessor by Lessee and the failure is due solely to causes within Lessor’s reasonable
control. Except as provided in Article 17 and/or 21 of this Lease, there shall be no abatement of Rentals, and in any event there shall be no liability of Lessor by reason of any injury to or interference with Lessee’s business arising from the
making of any repairs, alterations or improvements in or to any portion of the Project or in or to fixtures, appurtenances and equipment therein (except for damage to Lessee’s fixtures, appurtenances or equipment caused by the negligence or
willful misconduct of Lessor or any of its agents, employees or contractors, subject to Article 15 of this Lease). Lessee waives the benefits of any statute now or hereafter in effect (including, without limitation, the provisions of subsection I of
Section 1932, Section 1941 and Section 1942 of the California Civil Code and any similar or dissimilar law, statute or ordinance now or hereafter in effect) which would otherwise afford Lessee the right to make repairs at Lessor’s expense (or
to deduct the cost of such repairs from Rentals due hereunder) or to terminate this Lease because of Lessor’s failure to keep the Premises 

 

13 

in good and sanitary order; except, however, that in the event of an emergency situation which (i) materially and adversely affects the
operation of Lessee’s business from the Premises or which results an imminent risk of injury to persons or material property damage, and (ii) is susceptible of cure by Lessee’s performance of a Lessor maintenance and/or repair obligation
under this Lease, then if Lessor shall fail to promptly commence and diligently prosecute to completion such cure following receipt of notice from Lessee of the existence of such situation, Lessee shall have the right, but not the obligation, to
promptly take such measures as are necessary to cure such default (using the Building-standard subcontractors for utility or mechanical system work or work affecting the Building exterior, if such cure requires subcontractor work, provided such
subcontractors are available at commercially reasonable rates for the work to be performed), and Lessor shall reimburse Lessee for the reasonable costs of completing such cure within thirty (30) days following Lessee’s submission to Lessor of
reasonable evidence of the amount of such costs. 
 
12.
LIENS. Lessee shall keep the Premises and every portion of the Project free from any and all mechanics’, materialmen’s and other liens, and claims thereof, arising out of any work performed, materials furnished or obligations
incurred by or for Lessee. Lessee shall indemnify and defend with counsel acceptable to Lessor and hold Lessor harmless from and against any liens, demands, claims, actions, suits, proceedings, orders, losses, costs, damages, liabilities, penalties,
expenses, judgments or encumbrances (including without limitation, attorneys’ fees) arising out of any work or services performed or materials furnished by or at the direction of Lessee or Lessee’s Agents or any contractor employed by
Lessee with respect to the Premises. Should any claims of lien relating to work performed, materials furnished or obligations incurred by Lessee be filed against, or any action be commenced affecting the Premises, any part of the Project, and/or
Lessee’s interest therein, Lessee shall give Lessor notice of such lien or action within three (3) days after Lessee receives notice of the filing of the lien or the commencement of the action. If Lessee does not, within twenty (20) days
following the imposition of any such lien, cause such lien to be released of record by payment or posting of a proper bond, Lessor shall have, in addition to all other remedies provided herein and by law, the right, but not the obligation, to cause
the same to be released by such means as it shall deem proper, including by payment of the claim giving rise to such lien or by posting a proper bond, or by requiring Lessee to post for Lessor’s benefit a bond, surety, or cash amount equal to
one and one-half (1-1/2) times the amount of lien and sufficient to release the Premises and Project from the lien. All sums paid by Lessor pursuant to this Article 12 and all expenses incurred by it in connection therewith including attorneys’
fees and costs shall be payable to Lessor by Lessee as additional rent on demand. 
 

	13.	 	ASSIGNMENT AND SUBLETTING. 

 
a. Prohibitions in General. Lessee shall not (whether voluntarily, involuntarily, or by operation of law) assign this Lease or
allow all or any part of the Premises to be sublet, without Lessor’s prior written consent in each instance, which consent shall not be unreasonably withheld, subject, nevertheless, to the provisions of this Article 13. Notwithstanding anything
to the contrary contained herein, Lessee shall have the right without Lessor’s prior consent and without being subject to Article 13.e. or 13g. below, but upon not less than fifteen (15) days prior written notice to Lessor, to assign this Lease
or sublet the Premises to any entity (i) controlling, controlled by or having fifty percent (50%) or more common control with Lessee, or (ii) resulting from a merger or consolidation with Lessee or acquiring all or substantially all of the assets
and/or stock of Lessee; provided that any such entity shall have a tangible net worth sufficient to satisfy all of Lessee’s lease obligations hereunder, and shall assume the obligations and liabilities of Lessee under this Lease accruing from
and after the date of the assignment of Lessee’s interest in this Lease (or such obligations and liabilities as are to be performed by the sublessee under the terms of the applicable sublease in the event of a sublease), and no such assignment
or sublease shall in any manner release Lessee from its primary liability under this Lease (any assignee or sublessee pursuant to an assignment or subletting permitted without the prior consent of Lessor pursuant to the provisions of this sentence
is referred to in this Lease as a “Permitted Transferee”). Except for an allowed assignment or subletting pursuant to the foregoing provisions of this Article 13.a., Lessee shall not (whether voluntarily, involuntarily, or by operation of
law) (i) allow all or any part of the Premises to be occupied or used by any person or entity other than Lessee, (ii) transfer any right appurtenant to this Lease or the Premises, (iii) mortgage, hypothecate or encumber the Lease or Lessee’s
interest in the Lease or Premises (or otherwise use the Lease as a security device) in any manner, or (iv) permit any person to assume or succeed to any interest whatsoever in this Lease, without Lessor’s prior written consent in each instance,
which consent may be withheld in Lessor’s sole and absolute discretion. 
 
Any assignment, sublease, hypothecation, encumbrance, or transfer (collectively “Transfer”) without Lessor’s consent shall constitute a default by Lessee and shall be voidable.
Lessor’s consent to any one Transfer shall not constitute a waiver of the provisions of this Article 13 as to any subsequent Transfer nor a consent to any subsequent Transfer. The provisions of this subsection 13.a. expressly apply to all
heirs, successors, sublessees, assigns and transferees of Lessee. If Lessor consents to a proposed Transfer, such Transfer shall be valid and the transferee shall have the right to take possession of the Premises only if the Assumption Agreement
described in subsection 13.c. below is executed and delivered to Lessor, Lessee has paid the costs and fees described in subsection 13.i. below, and an executed counterpart of the assignment, sublease or other document evidencing the Transfer is
delivered to Lessor and such transfer document contains the same terms and conditions as stated in Lessee’s notice given to Lessor pursuant to subsection 13.d. below, except for any such modifications Lessor has consented to in writing. The
acceptance of Rentals by Lessor from any person or entity other than Lessee shall not be deemed to be a waiver by Lessor of any provision of this Lease or to be a consent to any Transfer. 
 
b. Collection of Rent. Lessee irrevocably assigns to Lessor, as security for Lessee’s obligations
under this Lease, all rent not otherwise payable to Lessor by reason of any Transfer of all or any part of the Premises or this Lease. Lessor, as assignee of Lessee, or a receiver for Lessee appointed on Lessor’s application, may collect such
rent and apply it toward Lessee’s obligations under this Lease; provided, however, that until the occurrence of any default by Lessee or except as provided by the provisions of subsection 13.f. below, Lessee shall have the right to collect such
rent. 
 

14 

 
c.
Assumption Agreement. As a condition to Lessor’s consent to any Transfer of Lessee’s interest in this Lease or the Premises, Lessee and Lessee’s assignee, sublessee, encumbrancer, hypothecate, or transferee (collectively
“Transferee”), shall execute a written Assumption Agreement or Sublease Agreement, as applicable, in a form reasonably approved by Lessor, which Agreement shall include a provision that Lessee’s Transferee shall expressly assume all
obligations of Lessee under this Lease accruing from and after the effective date of the Transfer, and shall be and remain jointly and severally liable with Lessee for the performance of all conditions, covenants, and obligations under this Lease
from the effective date of the Transfer of Lessee’s interest in this Lease (except that as to a subletting, such agreement to assume Lessee’s obligations shall relate only to performance of such of Lessee’s obligations under this
Lease as are the responsibility of such subtenant under the applicable sublease). In no event shall Lessor have any obligation to materially amend or modify this Lease in connection with any proposed Transfer, including, without limitation, amending
or modifying the use restriction set forth in subsection 8.a. above. 
 
d. Request for Transfer. Lessee shall give Lessor at least thirty (30) days prior written notice of any desired Transfer and of the proposed terms of such Transfer, including but not limited to: the name and legal
composition of the proposed Transferee; an audited financial statement of the proposed Transferee prepared in accordance with generally accepted accounting principles within one year prior to the proposed effective date of the Transfer; the nature
of the proposed Transferee’s business to be carried on in the Premises; the payment to be made or other consideration to be given on account of the Transfer; and other such pertinent information as may be reasonably requested by Lessor, all in
sufficient detail to enable Lessor to evaluate the proposed Transfer and the prospective Transferee. Lessee’s notice shall not be deemed to have been served or given until such time as Lessee has provided Lessor with all information specified
above and all additional information requested by Lessor pursuant to this subsection 13.d. Lessee shall immediately notify Lessor of any modification to the proposed terms of such Transfer. 
 
e. Excess Consideration. In the event of any Transfer,
Lessor shall receive as additional rent hereunder, fifty percent (50%) of Lessee’s “Excess Consideration” derived from such Transfer. As used herein, “Excess Consideration” shall mean all rent, additional rent, key money,
bonus money and/or other consideration (including, without limitation, any payment in excess of fair market value for services rendered by Lessee to the Transferee for assets, fixtures, inventory, equipment, or furniture transferred by Lessee to the
Transferee in connection with the Transfer) received by Lessee from a Transferee and/or paid by a Transferee on behalf of Lessee in connection with the Transfer in excess of the rent, additional rent and other sums payable by Lessee under this Lease
(on a per square foot basis if less than all of the Premises is subject to such Transfer), less the sum of Lessee’s reasonable out-of-pocket costs incurred for brokerage commissions, attorneys’ fees and any Alterations to the Premises in
connection with such Transfer. If part of the Excess Consideration shall be payable by the Transferee other than in cash, then Lessor’s share of such non-cash consideration shall be in such form as is reasonably satisfactory to Lessor.

 
f. Standards for Consent. Without
otherwise limiting the criteria upon which Lessor may withhold its consent to any proposed Transfer, the parties hereby agree that it shall be deemed presumptively reasonable for Lessor to withhold its consent to a proposed Transfer if:

 
(i) The proposed Transferee’s net worth
(according to generally accepted accounting principles) is not sufficient in Lessor’s business judgment given the obligations to be performed by the proposed Transferee pursuant to the proposed Transfer; 
 
(ii) The proposed Transferee’s use of the Premises is
inconsistent with the permitted use of the Premises set forth in this Lease or the proposed Transferee is of a character or reputation which is not consistent with the quality of the Building or Project; 
 
(iii) As to a Transfer of less than all of the Premises, the
space to be Transferred is not regular in shape with appropriate means of ingress and egress suitable for normal leasing purposes; 
 
(iv) The proposed Transferee is a governmental agency or instrumentality thereof or a person or entity (or an affiliate thereof) currently
leasing or occupying space within the Project or with whom Lessor is then negotiating for the lease or occupancy of space within the Project, so long as sufficient space remains available within the Project for lease to such proposed Transferee;

 
(v) Lessee is in default under this Lease beyond
any applicable cure period at the time Lessee requests consent to the proposed Transfer; or 
 
(vi) The proposed Transfer will result in more than a reasonable and safe number of occupants per floor within the space proposed to be Transferred or will result in insufficient parking for the
Building. 
 
g. Right of Recapture. In
addition to and without limitation upon, the other rights of Lessor in the event of a proposed Transfer by Lessee pursuant to this Article 13, in the event of a proposed Transfer by Lessee of two-thirds (2/3rds) or more of the Premises, Lessor may
elect (by written notice delivered to Lessee within thirty (30) days following Lessee’s submission to Lessor of all information required pursuant to subsection 13.d. above) to terminate this Lease effective as of the date Lessee proposes to
enter into such Transfer (or in the case of a proposed Transfer of less than all of the Premises, terminate this Lease as to the portion of the Premises proposed to be Transferred as of the date of such proposed Transfer). Nothing contained in this
Article shall be deemed to nullify Lessor’s right to elect to terminate this Lease in accordance with this subsection 13.g. including, but not limited to, Lessor’s failure to exercise the right to terminate this Lease with respect to any
previous Transfer. Further, Lessee 

 

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understands and acknowledges that Lessor’s option to terminate this Lease rather than approve a proposed Transfer of two-thirds (2/3rds)
or more of the Premises is a material inducement for Lessor’s agreeing to lease the Premises to Lessee upon the terms and conditions herein set forth and is deemed a reasonable limitation upon Lessee’s right to enter into such a Transfer.

 
h. Corporations and Partnerships. If
Lessee is a partnership, a withdrawal or substitution (whether voluntary, involuntary, or by operation of law and whether occurring at one time or over a period of time) of any partner(s) owning twenty-five percent (25%) or more of the partnership,
any assignment(s) of twenty-five percent (25%) or more (cumulatively) of any interest in the capital or profits of the partnership, or the dissolution of the partnership shall be deemed a Transfer of this Lease. If Lessee is a corporation, limited
liability company or other entity, subject to the provisions of Article 14.a above, any dissolution, merger, consolidation or other reorganization of Lessee, any sale or transfer (or cumulative sales or transfers) of the capital stock of or equity
interests in Lessee in excess of twenty-five percent (25%) or any sale (or cumulative sales) of more than fifty percent (50%) of the value of the assets of Lessee shall be deemed a Transfer of this Lease. This subsection 13.h. shall not apply to
corporations the capital stock of which is publicly traded. 
 
i. Attorneys’ Fees and Costs. Lessee shall pay, as additional rent, Lessor’s reasonable costs and attorneys’ fees (not to exceed $1,500 per Transfer request) incurred for reviewing, investigating, processing
and/or documenting any requested Transfer, whether or not Lessor’s consent is granted. 
 
j. Miscellaneous. Regardless of Lessor’s consent, no Transfer shall release Lessee of Lessee’s obligations under this Lease or alter the primary liability of Lessee to pay the Rentals
and to perform all other obligations to be performed by Lessee hereunder. The acceptance of Rentals by Lessor from any other person shall not be deemed to be a waiver by Lessor of any provision hereof. Upon default by any assignee of Lessee or any
successor of Lessee in the performance of any of the terms hereof. Lessor may proceed directly against Lessee without the necessity of exhausting remedies against said assignee or successor. Lessor may consent to subsequent assignments or subletting
of this Lease or amendments or modifications to this Lease with any assignee of Lessee, without notifying Lessee, or any successor of Lessee and without obtaining its or their consent thereto and such action shall not relieve Lessee of liability
under this Lease. 
 
k. Reasonable
Provisions. Lessee acknowledges that, but for Lessee’s identity, financial condition and ability to perform the obligations of Lessee under the Lease, Lessor would not have entered into this Lease nor demised the Premises in the manner set
forth in this Lease, and that in entering into this Lease, Lessor has relied specifically on Lessee’s identity, financial condition, responsibility and capability of performing the obligations of Lessee under the Lease. Lessee acknowledges that
Lessor’s rights under this Article 13, including the right to terminate this Lease or withhold consent to certain Transfers in Lessor’s sole and absolute discretion, are reasonable, agreed upon and bargained for rights of Lessor and that
the Rentals set forth in the Lease have taken into consideration such rights. Lessee expressly agrees that the provisions of this Article 13 are not unreasonable standards or conditions for purposes of Section 1951.4(b)(2) of the California Civil
Code, as amended from time to time, under the Federal Bankruptcy Code or for any other purpose. 
 
14. HOLD HARMLESS. Lessee shall to the fullest extent permitted by law, indemnify, defend with counsel acceptable to Lessor, and hold Lessor and Lessor’s employees, agents, partners,
officers, directors and shareholders harmless from and against any and all claims, damages, losses, liabilities, penalties, judgments, and costs and expenses (including, without limitation, attorneys’ fees) and any suit, action or proceeding
brought pursuant thereto (collectively, “Claims”), including, without limitation, Claims for property damage, or personal injury including death, arising out of (i) Lessee’s use of the Premises or any part thereof, or any activity,
work or other thing done in or about the Premises, (ii) any breach or default in the performance of any obligation on Lessee’s part to be performed under the terms of this Lease, (including, without limitation, a failure to maintain insurance
as provided in Article 16), or (iii) any negligence or willful misconduct of the Lessee or Lessee’s Agents; provided, however, that Lessee shall not be required to indemnify Lessor pursuant hereto for Claims to the extent (1) arising as a
result of Lessor’s default under this Lease, or the negligence or willful misconduct of Lessor or any of Lessor’s employees, agents or contractors, and (2) not covered by the insurance required to be maintained by Lessee pursuant to this
Lease. 
 
The indemnity herein shall extend to the
costs and expenses incurred by Lessor for administrative expenses, consultant fees, expert costs, investigation expenses and costs incurred in settling indemnified claims, whether such costs occurred before or after any litigation is commenced,
provided that any such settlement shall be subject to Lessee’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The obligations of Lessee pursuant to this Article 14 and elsewhere in this Lease
with respect to indemnification of Lessor shall survive the Lease Termination and shall continue in effect until any and all claims, actions or causes of action with respect to any of the matters indemnified against are fully and finally barred by
the applicable statute of limitations. In no event shall any of insurance provisions set forth in Article 16 of this Lease be construed as any limitation on the scope of indemnification set forth herein. 
 
As a material part of the consideration to Lessor, as between
Lessee and Lessor, Lessee hereby assumes all risk of damage or loss to property or injury or death to person in, upon or about all portions of the Project from any cause except as hereinafter stated. Lessor or its agents shall not be liable for any
damage or loss to property entrusted to Lessor’s employees nor for loss or damage to any property of Lessee or Lessee’s Agents by theft or otherwise, nor for any injury or death to Lessee or any of Lessee’s Agents or for damage or
loss to persons or property of Lessee or any of Lessee’s Agents resulting from any accident, casualty or condition occurring in or about any portion of the Project, or to any equipment, appliances or fixtures of Lessee or any of Lessee’s
Agents therein. Lessee’s assumption of risk and the exculpation of Lessor pursuant hereto is unqualified with the single exception that it shall not apply to the portion of any claim, damage or loss to the extent arising out of Lessor’s

 

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negligence or willful misconduct of Lessor or any of Lessor’s agents, employees or contractors, and which is not covered by the
insurance required to be maintained by Lessee pursuant to this Lease. Lessor or its agents shall not be liable for interference with the light reaching or view from the Premises, nor shall Lessor be liable for any latent defect in the Premises or in
the Building (provided that nothing contained herein shall be deemed to limit the obligations of Lessor for maintenance and repairs as expressly provided in this Lease). Notwithstanding any other provision of this Lease, in no event shall Lessor
have any liability for loss of business (including, without limitation, lost profits) by Lessee. Lessee shall give prompt written notice to Lessor in case of fire or accidents in the Premises or in the Building or of defects therein or in the
fixtures or equipment. 
 
If, by reason of any
negligent or willful act or omission of Lessee or Lessee’s Agents, Lessor is made a party defendant to any litigation concerning this Lease or any part of the Project or otherwise, Lessee shall indemnify, defend with counsel acceptable to
Lessor, and hold Lessor harmless from any liability and damages incurred by (or threatened against) Lessor as a party defendant, including without limitation all damages, costs and expenses, including attorneys’ fees. 
 
15. SUBROGATION. Lessor releases Lessee and Lessee’s
officers, directors, agents, employees, partners and shareholders from any and all claims or demands for damages, loss, expense or injury arising out of any perils to the extent covered by insurance carried by Lessor, or that are due to the
negligence of Lessee or Lessee’s officers, directors. agents, employees, partners and shareholders and regardless of cost or origin, to the extent such waiver is permitted by Lessor’s insurers and does not prejudice the insurance required
to be carried by Lessor under this Lease. Lessee releases Lessor and Lessor’s officers, directors, agents, employees, partners and shareholders from any and all claims or demands for damages, loss, expense or injury arising out of any perils
which are insured against under any insurance carried by Lessee, whether due to the negligence of Lessor or its officers, directors, agents, employees, partners and shareholders and regardless of cost or origin, to the extent such waiver is
permitted by Lessee’s insurers and does not prejudice the insurance required to be carried by Lessee under this Lease. 
 
16. LESSEE’S INSURANCE. 
 
a. Lessee shall, at Lessee’s expense, obtain and keep in force during the Term a policy of commercial general liability insurance,
including the broad form endorsement, insuring Lessor and Lessee against any liability arising out of the use, occupancy, maintenance, repair or improvement of the Premises and out of the use of the Common Areas by Lessee, any subtenant of Lessee
and any of Lessee’s or such subtenant’s employees, agents, contractors or invitees. Such insurance shall provide single limit liability coverage of not less than Five Million Dollars ($5,000,000.00) per occurrence for bodily injury or
death and property damage. Such insurance shall name Lessor and at Lessor’s request, Lessor’s mortgagee, each as an additional insured, and shall provide that Lessor and any such mortgagee, although an additional insured, may recover for
any loss suffered by Lessor or Lessor’s agents by reason of Lessee’s or Lessee’s Agent’s negligence. All such insurance shall be primary and non-contributing with respect to any insurance maintained by Lessor and shall
specifically insure Lessee’s performance of the indemnity and hold harmless agreements contained in Article 14 above although Lessee’s obligations pursuant to Article 14 shall not be limited to the amount of any insurance required of or
carried by Lessee under this Article 16 and Lessee is responsible for ensuring that the amount of liability insurance carried by Lessee is sufficient for Lessee’s purposes. Lessee may carry said insurance under a blanket policy provided that
such policy conforms with the requirements specified in this Article and the coverage afforded Lessor is not diminished thereby. 
 
b. Lessee acknowledges and agrees that insurance coverage carried by Lessor will not cover Lessee’s property within the Premises or
within the Building. Lessee shall, at Lessee’s expense, obtain and keep in force during the Term a policy of “All Risk” property insurance, including without limitation, coverage for earthquake and flood (provided that Lessee may
elect to self-insure for earthquake and flood); boiler and machinery (if applicable); sprinkler damage; vandalism; malicious mischief; and demolition, increased cost of construction and contingent liability from changes in building laws on all
leasehold improvements installed in the Premises by Lessee at its expense (if any), and on all equipment, trade fixtures, inventory, fixtures and personal property located on or in the Premises including improvements or fixtures hereinafter
constructed or installed on the Premises. Such insurance shall be in an amount equal to the full replacement cost of the aggregate of the foregoing and shall provide coverage comparable to the coverage in the Standard ISO All Risk form, when such
form is supplemented with the coverage required above. 
 
c. If Lessee fails to procure and maintain any insurance required to be procured and maintained by Lessee pursuant to this Lease. Lessor may, but shall not be required to, procure and maintain all or any portion of the same, at the
expense of Lessee. Lessor’s election pursuant to this subsection 16.c to procure and maintain all or any portion of the insurance which Lessee fails to procure and maintain is acknowledged by Lessee to be for Lessor’s sole benefit. Lessee
acknowledges that any insurance procured and maintained by Lessor pursuant to this subsection 16.c, may not be sufficient to adequately protect Lessee. Any personal property insurance procured and maintained by Lessor for Lessee’s equipment,
trade fixtures, inventory, fixtures and personal property located on or in the Premises, including improvements or fixtures hereinafter constructed or installed on the Premises, may not sufficiently cover the replacement cost thereof. Any insurance
procured and maintained by Lessor pursuant to this subsection 16.c. may provide for less coverage than is required to be maintained by Lessee pursuant to this Lease. Lessee acknowledges and agrees that Lessee is and shall remain solely responsible
for procuring insurance sufficient for Lessee’s purposes, notwithstanding the fact that Lessor has procured or maintained any insurance pursuant to this subsection 16.c. Any insurance required to be maintained by Lessee hereunder shall be in
companies with a security rating of A or better, and a financial size category rating of X or better, in the then most recently published “Best’s Insurance Guide”. Prior to occupancy of the Premises (and thereafter annually with
respect to renewals, not later than thirty (30) days prior to expiration of then existing policies), Lessee shall deliver to Lessor certificates evidencing the existence and amount of the policies of insurance required to be kept by Lessee hereunder
and 

 

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current payment of premiums. No policy shall be cancelable or subject to reduction of coverage except after thirty (30) days prior written
notice to Lessor. 
 
d. Not more frequently than
once every year, Lessee shall increase the amounts of insurance as recommended by Lessor’s insurance broker provided that the amount of insurance recommended by such broker shall not exceed the amount customarily required of tenants in
comparable projects located within Cupertino, California. Any limits set forth in this Lease on the amount or type of coverage required by Lessee’s insurance shall not limit the liability of Lessee under this Lease. 
 
17. SERVICES AND UTILITIES. Provided that Lessee is not
in default hereunder, Lessor agrees to furnish to the Premises during the hours of 7:00 a.m. to 6:00 p.m., Monday through Friday, other than recognized Building holidays (collectively, “Building Hours”), and subject to the rules and
regulations of the Building of which the Premises are a part, electricity for normal lighting, water, heat, air-conditioning and elevator service which are required in Lessor’s good faith judgment for the comfortable use and occupation of the
Premises. During recognized business days for the Building, and subject to the reasonable rules and regulations of the Building and Project, Lessor shall furnish to the Premises and the Common Areas, janitorial service, window washing, fluorescent
tube replacement and toilet supplies; provided, however, Lessor shall not be required to provide janitorial services for any portion of the Premises to the extent required as a result of the preparation or consumption of food or beverages (provided
that nothing in this paragraph shall be construed as a consent by Lessor to the preparation or consumption of such food or beverages unless otherwise expressly provided elsewhere in this Lease). Lessor shall also maintain and keep lighted during
such hours the common stairs, common entries and toilet rooms in the Building. Lessor shall not be liable for, and Lessee shall not be entitled to any reduction of Rentals by reason of Lessor’s failure to furnish any of the foregoing when such
failure is caused by casualty, Act of God, accident, breakage, repairs, strikes, lockouts or other labor disturbances or labor disputes of any character, or by any other cause, similar or dissimilar, beyond the reasonable control of Lessor. Lessor
shall not be liable under any circumstances for injury to or death of or loss or damage to persons or property or damage to Lessee’s business, however occurring, through or in connection with or incidental to failure to furnish any of the
foregoing. Wherever heat generating machines or equipment are used in the Premises which affect the temperature otherwise maintained by the air conditioning system, Lessor reserves the right to install supplementary air conditioning units in the
Premises and the cost thereof, including the cost of installation and the cost of operation and maintenance thereof, shall be paid by Lessee to Lessor upon demand by Lessor as additional rent. The costs of all utilities and services furnished by
Lessor to Lessee pursuant to this Article 17 which are not specified as being reimbursed or paid directly by Lessee shall be included as items of Building Operating Expenses. 
 
Lessee will not, without the prior written consent of Lessor, use or permit the use of any apparatus or
device in or upon the Premises (including, but without limitation thereto, machines using in excess of such electrical capacity as is customary for general office use), which will in any way increase the amount of gas, electricity or water usually
furnished or supplied for the use of the Premises as customary general office space (which, as to electricity consumption, the parties hereby agree to mean not more than three (3) watts per square foot of usable area on a demand load basis); nor
will Lessee connect or permit connection of any apparatus or device for the purpose of using gas, electric current or water with electric current, gas or water supply lines, except for electricity through existing electrical outlets in the Premises.
If Lessee requires water or electric current in excess of that usually furnished or supplied for the use of the Premises as general office space, Lessee shall first procure the written consent of Lessor (which consent shall not be unreasonably
withheld or delayed), to any required Alterations in connection therewith (which Alterations shall be performed at Lessee’s sole cost and shall be governed by the provisions of this Lease regarding the making of Alterations by Lessee), and
Lessor may cause a water or gas meter or electric current meter to be installed in the Premises so as to measure the amount of water, gas and electric current consumed for any such use. The cost of any such meters and of installation, maintenance
and repair thereof shall be paid for by the Lessee and Lessee agrees to pay to Lessor, as additional rent, promptly upon demand thereby by Lessor for all such water, gas and electric current consumed as shown by said meters, at the rates charged for
such services by the local public utility furnishing the same, plus any additional expense incurred in keeping account of the water, gas and electric current so consumed. If a separate meter is not installed, such excess cost for such water, gas and
electric current will be conclusively established by an estimate made by a utility company or electrical engineer selected by Lessor. In addition, if such Alterations to allow such excess electrical consumption result in increased heating loads in
the Premises, Lessee shall be solely responsible for installing such supplemental HVAC systems as are reasonably required to address such additional heating loads, at Lessee’s sole cost, subject to the provisions of this Lease. 
 
If requested by Lessee upon reasonable prior notice to Lessor,
heating, ventilation and air conditioning (“HVAC”) service shall be provided to the Premises other than during Building Hours, provided that Lessee shall pay to Lessor for each such hour of HVAC service during non-Building Hours, the then
prevailing charge by Lessor for such service on such floor (which shall equal Lessor’s determination, in Lessor’s reasonable business judgment of the actual cost of providing such non-Building Hours HVAC service, including, without
limitation, a reasonable administrative charge). Amounts payable by Lessee hereunder shall be paid as additional rent within thirty (30) days following Lessee’s receipt of Lessor’s billing therefor. However, Lessor shall train security
personnel of Lessee on the use of the controls for providing HVAC service to the Premises during times other than Building Hours so as to allow Lessee to directly access such non-Building Hours service without the requirement of providing reasonable
prior notice to Lessor. At Lessee’s election, but subject to the prior, written consent of Lessor (which shall not be unreasonably withheld or delayed), Lessee shall have the right to install, at Lessee’s sole cost, a meter or submeter
within the Premises to measure Lessee’s after-hours HVAC use. 
 
The parties shall reasonably cooperate to endeavor to coordinate Lessee’s security systems with Lessor’s existing security system to achieve acceptable levels of security for both parties. To the extent Lessee
desires additional security beyond that which is provided by Lessor, Lessee may provide such additional security at 

 

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Lessee’s expense, so long as such additional security does not interfere with the security provided by Lessor (which additional security
may include installation of access control system at any Premises entrances located on the Building exterior, subject to the provisions of this Lease governing Lessee’s making of Alterations). Lessee shall be permitted access to the Building on
a twenty-four (24) hours per day, seven (7) days per week basis. 
 
Notwithstanding anything to the contrary contained in this Lease, during the Term of the Lease, if Lessee is actually prevented from using all or a material portion of the Premises as a result of an interruption in essential utility
services to the Premises which is solely the fault of Lessor or Lessor’s employees, agents or contractors, which prevention from use is not cured within three (3) consecutive days following Lessor’s receipt of written notice thereof from
Lessee stating Lessee’s intent to receive an abatement, then monthly Base Rent and Lessee’s obligation for payment of Building Taxes and Building Operating Expenses shall, retroactive to the first day of such prevention from use, be
equitably abated based upon the portion of the Premises which Lessee is so prevented from using, until and to the extent that Lessee is no longer so prevented from using such portion of the Premises as a result of the applicable interruption in
essential utility services. Notwithstanding the foregoing, the provisions of Article 21 below and not the provisions of this paragraph shall govern in the event of casualty damage to the Premises or Project and the provisions of Article 24 below and
not the provisions of this paragraph shall govern in the event of condemnation of all or a part of the Premises or Project. 
 
18. RULES AND REGULATIONS. Lessee shall faithfully observe and comply with the rules and regulations that Lessor shall from time to time
promulgate for the Building and the Project. Lessor reserves the right from time to time to make all reasonable modifications to said rules and regulations. The additions and modifications to these rules and regulations shall be binding upon Lessee
upon delivery of a copy of them to Lessee. Lessor shall not be responsible to Lessee for the non-performance of any said rules by any other tenants or occupants. The current “Rules and Regulations” are attached hereto as Exhibit
“D”. 
 
19. HOLDING OVER. If Lessee remains
in possession of the Premises or any part thereof after Lease Termination, with the express written consent of Lessor, such occupancy shall be a tenancy from month to month at a Base Rent in the amount of one hundred twenty-five percent (125%) of
the Base Rent in effect immediately preceding such Lease Termination, plus all other rental charges payable hereunder, and upon all the terms hereof applicable to a month to month tenancy. In such case, either party may thereafter terminate this
Lease at any time upon giving not less than thirty (30) days written notice to the other party. For any possession of the Premises after the Lease Termination without Lessor’s consent, Lessee shall be liable for all detriment proximately caused
by Lessee’s possession. including without limitation, attorneys’ fees, costs and expenses, claims of any succeeding tenant founded on Lessee’s failure to vacate and for payment to Lessor of Base Rent in an amount equal to the greater
of (a) one hundred fifty percent (150%) of the Base Rent in effect immediately preceding such Lease Termination, or (b) the fair market rental value for the Base Rent for the Premises, together with such other Rentals provided in this Lease to the
date Lessee actually vacates the Premises, and such other remedies as are provided by law, in equity or under this Lease, including without limitation punitive damages recoverable under California Code of Civil Procedure Section 1174. 
 
20. ENTRY BY LESSOR. Lessor reserves and shall at any and all
reasonable times upon reasonable advance notice (except in the event of an emergency when no advance notice shall be required) have the right to enter the Premises, inspect the same, supply janitorial service and any other service to be provided by
Lessor to Lessee hereunder, to submit said Premises to prospective purchasers mortgagees, lenders or tenants, to post notices of non-responsibility, and to alter, improve or repair the Premises and any portion of the Building that Lessor may deem
necessary or desirable, without any abatement of Rentals, and may for such purposes erect scaffolding and other necessary structures where reasonably required by the character of the work to be performed, provided that the entrance to the Premises
shall not be unreasonably blocked thereby, and further provided that the business of the Lessee shall not be interfered with unreasonably. In no event shall Lessor have any liability to Lessee for, and Lessee hereby waives any claim for, any injury
or inconvenience to or interference with Lessee’s business, and Lessee further waives any claims of loss of occupancy or quiet enjoyment of the Premises, and any other damage or loss occasioned thereby (other than damage to the personal
property of Lessee caused by the negligence and willful misconduct of Lessor or Lessor’s employees, agents or contractors and which is not covered by the insurance maintained by Lessee, or would not have been so covered if Lessee had maintained
the insurance required to be maintained by Lessee under this Lease). Any such entry by persons not having prior approval from Lessee shall require reasonable prior oral or written notice to Lessee (except that no such prior notice shall be required
in the event of an emergency). Lessee may accompany the persons conducting any such entry during the course of such entry (provided that such accompaniment by Lessee shall not be a condition to any such entry in the case of an emergency or so long
as Lessee has received prior notice of such entry and such entry is conducted in the presence of a person having prior approval from Lessee). For each of the aforesaid purposes, Lessor shall at all times have and retain a key with which to unlock
all of the doors in, upon and about the Premises, excluding Lessee’s vaults, safes, files, laboratories and/or server rooms (if any, as designated by Lessee), and Lessor shall have the right to use any and all means which Lessor may deem proper
to open said doors in an emergency in order to obtain entry to the Premises, without liability to Lessee except for any failure to exercise due care for Lessee’s property under the circumstances of each entry. Any entry to the Premises obtained
by Lessor by any of said means or otherwise shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction of Lessee from the Premises or any portion thereof. With
respect to any entry by Lessor into the Premises, Lessor shall be liable to Lessee solely for physical damage caused to Lessee’s personal property located within the Premises to the extent such damage is caused by Lessor’s active
negligence or willful misconduct and which is not covered by the insurance required to be maintained by Lessee pursuant to this Lease. 
 
21.  RECONSTRUCTION. If the Premises are damaged and rendered substantially untenantable, or if the Building is damaged
(regardless of damage to the Premises) or destroyed, Lessor may, within ninety (90) days after the casualty, notify Lessee of Lessor’s election not to repair, in which event this Lease shall terminate at the 

 

19 

expiration of the ninetieth (90th) day. If Lessor elects to repair the damage or destruction, this Lease shall remain in effect and the then
current Base Rent and Lessee’s Percentage Share of Building Expenses shall be proportionately reduced from the date of the damage or destruction until the same is substantially restored or repaired to the extent that Lessee is able to resume
business operations in the Premises. The reduction shall be based upon the extent to which Lessee is unable to conduct business from the Premises due to the damage or destruction or the making of repairs to the Premises. All other Rentals due
hereunder shall continue unaffected, and Lessee shall have no claim against Lessor for compensation for inconvenience or loss of business during any period of repair or reconstruction. Lessee shall continue the operation of its business on the
Premises during any period of reconstruction or repair to the extent reasonably practicable from the standpoint of prudent business management. Upon Lessor’s election to repair, Lessor shall diligently repair the damage to the extent of
insurance proceeds available to Lessor. Lessor shall not be required to repair or replace, whether injured or damaged by fire or other cause, any items required to be insured by Lessee under this Lease including Lessee’s fixtures, equipment,
merchandise, personal property, inventory, panels, decoration, furniture, railings, floor covering, partitions or any other improvements, alterations, additions, or property made or installed by Lessee to the Premises, and Lessee shall be obligated
to promptly rebuild or restore the same to the same condition as they were in immediately before the casualty. Lessee hereby waives all claims for loss or damage to the foregoing unless such loss or damage was caused by the negligence or willful
misconduct of Lessor or any of its agents, employees or contractors and is not covered by insurance required to be maintained by Lessee hereunder. Except as otherwise expressly provided in this Article 21, Lessee waives any rights to terminate this
Lease if the Premises are damaged or destroyed, including without limitation any rights pursuant to the provisions of Subdivision 2 of Section 1932 and Subdivision 4 of Section 1933 of the Civil Code of California, as amended from time to time, and
the provisions of any similar law hereinafter enacted. If the Lease is terminated by Lessor pursuant to this Article 21, any Rentals unearned as of the effective date of termination shall be refunded to Lessee. Lessee shall pay to Lessor any Rentals
or other charges due Lessor under the Lease, prorated as of the effective date of termination. Notwithstanding anything to the contrary in the foregoing, if the damage is due to the negligence or willful misconduct or Lessee, or Lessee’s
Agents, then there shall be no abatement of Base Rent or any other Rentals to the extent that such rental abatement is not covered by the rental loss insurance maintained by Lessor. 
 
Notwithstanding the foregoing, if less than thirty-three percent (33%) of the Rentable Area of the Building
is damaged from an insured casualty and the insurance proceeds actually available to Lessor for reconstruction (net of costs to recover such proceeds and after all claimants thereto including lienholders have been satisfied or waive their respective
claims) (“Net Insurance Proceeds”), together with the amount of Lessor’s deductible under its property or casualty insurance policy(ies), are sufficient to completely restore the Building, Lessor agrees to make such reparations and
continue this Lease in effect. If, upon damage of less than thirty-three percent (33%) of the Rentable Area of the Building there are not sufficient insurance proceeds actually available to allow Lessor to completely restore the Building, Lessor
shall not be obligated to repair the Building and the provisions of the first paragraph of this Article shall control. Notwithstanding anything to the contrary contained in this Article, Lessor shall not be permitted to terminate this Lease
following casualty damage to portions of the Project other than the Premises unless Lessor also concurrently terminates the leases of all similarly situated Building tenants. 
 
Lessee shall not be entitled to any compensation or damages from Lessor for loss of the use of the whole or
any part of the Premises, or for any damage to Lessee’s business, or any inconvenience or annoyance occasioned by such damage, or by any repair, reconstruction or restoration by Lessor, or by any failure of Lessor to make any repairs,
reconstruction or restoration under this Article or any other provision of this Lease However, notwithstanding anything to the contrary contained in this Lease, in the event of material casualty damage to the Premises not resulting in termination of
this Lease, Lessor shall deliver written notice to Lessee within ninety (90) days following such casualty damage or occurrence setting forth Lessor’s good faith estimate of the time required for completion of repair and/or restoration of the
Premises, and if such estimated time exceeds two hundred forty (240) days from the occurrence of the casualty, Lessee may elect to terminate this Lease by written notice to Lessor within fifteen (15) days following Lessee’s receipt of such
notice. In addition, if such repair is not substantially completed so as to permit Lessee’s resumption of business from the Premises without material interference from any uncompleted repair work within two hundred ten (210) days from the
occurrence of the casualty (or such longer period as may have been estimated in Lessor’s written notice to Lessee pursuant hereto), then Lessee shall thereafter have the right to terminate this Lease upon thirty (30) days prior written notice
to Lessor (provided that if such repair work is so substantially completed prior to the expiration of such thirty (30) day period, then Lessee’s election to terminate shall be nullified and this Lease shall continue in full force and effect).

 
Lessee shall have the right to terminate this
Lease in the event that a casualty to the Premises and/or the Building materially adversely affects the operation of Lessee’s business or parking therefor and Lessor’s good faith time estimate for completion of the repair and/or
restoration necessitated by such casualty exceeds two hundred forty (240) days following the occurrence of such casualty. Lessor shall provide Lessee written notice of its time estimate within ninety (90) days following such casualty in which event
Lessee shall have the right to terminate this Lease by written notice delivered to Lessor within fifteen (15) days following Lessee’s receipt of such estimate notice,. 
 
In the event of a casualty to the Premises and/or the Building that materially adversely affects the
operation of Lessee’s business from the Premises or access thereto or parking therefor occurring during the last six months of Term, as the same may be extended, then Lessee or Lessor shall have the right terminate this Lease by delivery of
written notice to the other given within thirty (30) days following the occurrence of the casualty. 
 
22. DEFAULT.  The occurrence of any one or more of the following events shall constitute a material default and breach of this Lease by Lessee: 

 

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a. Lessee’s failure to pay when due Base Rent or any other Rentals or other sums
payable hereunder where such failure is not cured within three (3) days following Lessor’s delivery of written notice thereof (which notice shall be in lieu of, and not in addition to, any notice required under applicable laws, including,
without limitation, notices required under California Code of Civil Procedure Section 1161 or any similar or successor statute); 
 
b. Lessee’s failure to occupy and use the Premises for thirty (30) consecutive days while Base Rent or any other Rentals are past
due, which failure shall deem an abandonment of the Premises by Lessee; 
 
c. Commencement, and continuation for at least thirty (30) days, of any case, action, or proceeding by, against, or concerning Lessee, or any guarantor of Lessee’s obligations under this Lease (“Guarantor”),
under any federal or state bankruptcy, insolvency, or other debtor’s relief law, including without limitation, (i) a ease under Title 11 of the United States Code concerning Lessee, or a Guarantor, whether under Chapter 7, 11, or 13 of such
Title or under any other Chapter, or (ii) a case, action, or proceeding seeking Lessee’s or a Guarantor’s financial reorganization or an arrangement with any of Lessee’s or a Guarantor’s creditors; 
 
d. Voluntary or involuntary appointment of a receiver,
trustee, keeper, or other person who takes possession for more than thirty (30) days of substantially all of Lessee’s or a Guarantor’s assets, or of any asset used in Lessee’s business on the Premises, regardless of whether such
appointment is as a result of insolvency or any other cause; 
 
e. Execution of an assignment for the benefit of creditors of substantially all assets of Lessee or a Guarantor available by law for the satisfaction of judgment creditors; 
 
f. Commencement of proceedings for winding up or dissolving (whether voluntary or involuntary) the entity of
Lessee or a Guarantor, if Lessee or such Guarantor is a corporation, partnership, limited liability company or other entity; 
 
g. Levy of a writ of attachment or execution on Lessee’s interest under this Lease, if such writ continues for a period of ten (10)
days; 
 
h. Any Transfer or attempted Transfer of
this Lease by Lessee contrary to the provisions of Article 13 above which is not nullified or rescinded within ten (10) days following Lessor’s delivery of written notice thereof; 
 
i. With respect to any report that Lessee is required to submit hereunder, the wilful submission by Lessee of
a report which Lessee knows to be materially inaccurate; 
 
j. The use or occupancy of the Premises for any use or purpose not specifically allowed by the terms of this Lease which is not cured within ten (10) days following Lessor’s delivery of written notice thereof; or 
 
k. Breach by Lessee of any term, covenant, condition,
warranty, or provision contained in this Lease or of any other obligation owing or due to Lessor other than as described in subsections 22.a., b., c., d., e., f, g., h., i. or j. of this Article 22, where such failure shall continue for the period
specified in this Lease or if no such period is specified, for a period of thirty (30) days after written notice thereof by Lessor to Lessee; provided, however, that if the nature of Lessee’s default is such that more than thirty (30) days are
reasonably required for its cure, Lessee shall not be deemed to be in default if Lessee commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion, and if Lessee provides Lessor with such
security as Lessor may reasonably require to fully compensate Lessor for any loss or liability to which Lessor might be exposed; provided that any such notice from Lessor shall be in lieu of, and not in addition to, any notice required under
applicable laws, including, without limitation, notices required under California Code of Civil Procedure Section 1161 or any similar or successor statute. 
 
23. REMEDIES UPON DEFAULT.   Upon any default or breach by Lessee which is not cured within any applicable period for cure
pursuant to Article 22 above, at any time thereafter, with or without notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have hereunder or otherwise at law or in equity by reason of such default or
breach Lessor may do the following: 
 
a. Termination of
Lease. Lessor may terminate this Lease or Lessee’s right to possession of the Premises by notice to Lessee or any other lawful means, in which case this Lease 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 award of the unpaid Rentals which had been earned at the time of termination; 
 
(ii) The worth at the time of award of the amount by which the unpaid Rentals which would have been earned after termination until the
time of award exceeds the amount of such rental loss that Lessee proves could have been reasonably avoided; 
 
(iii) The worth at the time of award (computed by discounting at the discount rate of the Federal Reserve Bank of San Francisco at the
time of award plus one percent) of the amount by which the unpaid Rentals for the balance of the Term after the time of award exceeds the amount of such rental loss that Lessee proves could be reasonably avoided; and 
 
(iv) Any other amounts necessary to compensate Lessor for
detriment proximately caused by the default by Lessee or which in the ordinary course of events would likely result, including without limitation the reasonable costs and expenses incurred by Lessor for: 
 

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(A) Retaking possession of the Premises; 
 
(B) Cleaning and making repairs and alterations (including
installation of leasehold improvements, whether or not the same shall be funded by a reduction of rent, direct payment or otherwise) necessary to return the Premises to good condition and preparing the Premises for reletting; 
 
(C) Removing, transporting, and storing any of Lessee’s
property left at the Premises (although Lessor shall have no obligation to remove, transport, or store any of the property); 
 
(D) Reletting the Premises, including without limitation, brokerage commissions, advertising costs, and attorneys’ fees;

 
(E) Attorneys’ fees, expert witness fees
and court costs; 
 
(F) Any unamortized real
estate brokerage commissions paid in connection with this Lease; and 
 
(G) Costs of carrying the Premises, such as repairs, maintenance, taxes and insurance premiums, utilities and security precautions, if any. 
 
The “worth at the time of award” of the amounts referred to in Articles 23.a.(i) and 23.a.(ii) is
computed by allowing interest at an annual rate equal to the greater of: ten percent (10%); or five percent (5%) plus the rate established by the Federal Reserve Bank of San Francisco, as of the 25th day of the month immediately preceding the
default by Lessee, on advances to member banks under Section 13 and 13(a) of the Federal Reserve Act, as not in effect or hereafter from time to time amended (the “Stipulated Rate”). The computation of the amount of rental loss that could
be or could have been reasonably avoided by Lessor pursuant to California Civil Code section 1951.2 shall take into account the use restrictions set forth in Article 8.a. above except to the extent that Lessee proves that under all circumstances the
enforcement of the use restriction would be unreasonable. 
 
b. Continuation of Lease. Lessor may continue this Lease in full force and effect, and the Lease shall continue in effect as long as Lessor does not terminate Lessee’s right to possession, and Lessor shall have the right
to enforce all rights and remedies under this Lease including the right to collect all Rentals when due. During the period Lessee is in default, Lessor can enter the Premises and relet them, or any part of them, to third parties for Lessee’s
account. Lessee shall pay to Lessor all Rentals due under this Lease on the date the Rentals are due, less the rent Lessor receives from any reletting. The use restriction provided in Article 8.a. above shall apply to Lessor’s remedies under
California Civil Code section 1951.4 except to the extent that Lessee proves that under all circumstances enforcement of the use restriction would be unreasonable. 
 
c. Other Remedies. Lessor may pursue any other remedy now or hereafter available to Lessor under the
laws or judicial decisions of the State in which the Premises are located. 
 
d. General. The following shall apply to Lessor’s remedies: 
 
(i) No entry upon or taking of possession of the Premises or any part thereof by Lessor, nor any letting or subletting thereof by Lessor
for Lessee, nor any appointment of a receiver, nor any other act of Lessor, whether acceptance of keys to the Premises or otherwise, shall constitute or be construed as an election by Lessor to terminate this Lease or Lessee’s right to
possession of the Premises unless a written notice of such election be given to Lessee by Lessor. 
 
(ii) If Lessor elects to terminate this Lease or Lessee’s right to possession hereunder, Lessee shall surrender and vacate the
Premises in broom-clean condition, and Lessor may re-enter and take possession of the Premises and may eject all parties in possession or eject some and not others or eject none. Any personal property of or under the control of Lessee remaining on
the Premises at the time of such re-entry may be considered and treated by Lessor as abandoned. 
 
24. EMINENT DOMAIN. If more than twenty-five percent (25%) of the area of the Premises is taken or appropriated for any public or quasi-public use under the power of eminent domain, or
conveyed in lieu thereof, either party hereto shall have the right, at its option, to terminate this Lease by written notice to the other party given within ten (10) days of the date of such taking, appropriation or conveyance, and Lessor shall be
entitled to any and all income, rent, award, or any interest therein whatsoever which may be paid or made (the “Award”) in connection with such public or quasi-public use or purpose, (except that Lessee shall be entitled to independently
seek an award for funds attributable to Lessee’s Alterations, trade fixtures, personal property, inventory and equipment, and Lessee’s moving costs in accordance with the terms of this Article 24), and Lessee shall have no claim against
Lessor for (and hereby assigns to Lessor any claim which Lessee may have for) the value of any unexpired Term of this Lease. If a substantial portion of the Building (other than the Premises) or the Exterior Common Areas may be so taken,
appropriated or conveyed, Lessor shall have the right at its option to terminate this Lease, and in any such event Lessor shall be entitled to the entire Award whether or not this Lease is terminated. If this Lease is terminated as provided above:
(i) the termination shall be effective as of the date upon which title to the Premises, the Building, the Project, or a portion thereof, passes to and vests in the condemnor or the effective date of any order for possession if issued prior to the
date title vests in the condemnor; (ii) Lessor shall refund to Lessee any prepaid but unearned Rentals and the Security Deposit to the extent required by the express provisions of this Lease; and (iii) Lessee shall pay to Lessor any Rentals or other
charges due Lessor under the Lease, prorated as of the date of taking. 
 
If less than twenty-five percent (25%) of the Premises is so taken, appropriated or conveyed, or more than twenty-five percent (25%) thereof is so taken, appropriated or conveyed and neither party elects to terminate as
herein provided, (i) Lessor shall be entitled to the entirety of the Award, and Lessee shall be entitled to make a claim for any separate award attributable to any taking of Lessee’s Alterations, trade fixtures, inventory, equipment, personal
property and moving expenses, so long as any such award to Lessee does not reduce the amount of the Award available to Lessor; and (ii) the Rental thereafter to be paid hereunder for the Premises shall be reduced in the same ratio that the
percentage of the area of the Premises so taken, appropriated or conveyed bears to the total area of the Premises immediately prior to the taking, appropriation or conveyance. In addition, if any Rentable Area 

 

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in the Building containing the Premises is so taken, appropriated or conveyed and this Lease is not terminated by Lessor, Lessee’s
Percentage Share of Building Expenses shall be adjusted pursuant to Article 7. 
 
Notwithstanding this Article 24 above, upon a temporary taking of all or any portion of the Premises, the Lease shall remain in effect and Lessee shall continue to pay and be liable for all Rentals
under this Lease. Upon such temporary taking, Lessee shall be entitled to any Award for the temporary use of the portion of the Premises taken which is attributable to the period prior to the date of Lease Termination, and Lessor shall be entitled
to any portion of the Award for such use attributable to the period after Lease Termination. As used in this paragraph, a temporary taking shall mean a taking for a period of one year or less and does not include a taking which is to last for an
indefinite period and/or which will terminate only upon the happening of a specified event unless it can be determined at the time of the taking when such event will occur. 
 
25. OFFSET STATEMENT; MODIFICATIONS FOR LENDER. Lessee shall at any time and from time to time within twenty
(20) days following request from Lessor execute, acknowledge and deliver to Lessor a statement in writing, (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and
certifying that this Lease as so modified is in full force and effect), (ii) acknowledging that there are not, to Lessee’s knowledge, any uncured defaults on the part of the Lessor hereunder, or specifying such defaults if any are claimed,
(iii) certifying the date Lessee entered into occupancy of the Premises and that Lessee is open and conducting business at the Premises, (iv) certifying the date to which Rentals and other charges are paid in advance, if any, (v) evidencing the
status of this Lease as may be required either by a lender making a loan affecting or a purchaser of the Premises, or part of the Project from Lessor, (vi) certifying that all improvements to be constructed on the Premises by Lessor are
substantially completed (if applicable), except for any punch list items which do not prevent Lessee from using the Premises for its intended use, and (vii) certifying such other matters relating to this Lease and/or the Premises as may be requested
by Lessor or a lender making a loan to Lessor or a purchaser of the Premises, or any part of the Project from Lessor. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Project, or any
interest therein. Lessee shall, within twenty (20) days following request of Lessor, deliver such other documents including Lessee’s financial statements as are reasonably requested in connection with the sale of, or loan to be secured by, any
portion of the Project, or any interest therein. 
 
If in connection with obtaining non-disturbance protection for Lessee (which shall be deemed to include an election by a senior lienholder to subordinate its lien to this Lease) with respect to any existing or future lender providing
financing for all or any portion of the Project, such lender shall request modifications of this Lease as a condition issuing such non-disturbance protection, Lessee will not unreasonably withhold, delay or condition its consent thereto, provided
that such modifications do not increase the financial obligations of Lessee hereunder or otherwise materially decrease the rights or materially increase the obligations of Lessee under this Lease. 
 
26. PARKING. Lessee shall have the right to use the number of
non-exclusive parking spaces located within the Project as designated in Article 1.k. without charge during the Term; except, however, notwithstanding anything to the contrary contained in this Lease, if a charge, fee, tax or other imposition is
assessed against Lessor or the Project by applicable governmental authorities based upon use of parking spaces at the Project or is required by applicable governmental authorities to be assessed by Lessor upon users of parking spaces at the Project,
then Lessee shall pay its equitable share of such charge, fee, tax or other imposition to Lessor monthly in advance as additional rent. Use of all parking spaces shall be subject to rules and regulations established by Lessor which may be altered at
any time and from time to time during the Term. The location of all parking spaces may he designated from time to time by Lessor. Lessor shall designate a portion of the parking spaces within the Project as “visitor parking”. Neither
Lessee nor Lessee’s Agents shall at any time use more parking spaces than the number so allocated to Lessee or park or permit the parking of their vehicles in any portion of the Parcel not designated by Lessor as a non-exclusive parking area.
Lessee and Lessee’s Agents shall not have the exclusive right to use any specific parking space, except as expressly stated in this Article 26. 
 
Notwithstanding anything to the contrary contained herein, Lessee shall be entitled to convert up to twenty-five percent (25%) of its
monthly parking allotment from unreserved, non-exclusive parking spaces to reserved, designated parking spaces within the Project parking areas for the exclusive use of Lessee and Lessee’s agents, employees, licensees, guests and invitees
(which spaces shall be included as a part of the total parking allotment which Lessor is required to provide to Lessee pursuant hereto). The location of such reserved parking spaces shall be designated by Lessor so as to be proportionately
distributed within those parking facilities available to lessees of the Building. Lessor shall cause each reserved parking space to be designated as “reserved” or otherwise designated for Lessee’s use. If Lessee desires any additional
signage identifying such reserved parking spaces, such signage shall be subject to Lessor’s prior written approval (which approval shall not be unreasonably withheld, conditioned or delayed) as to design and manner of installation and shall be
installed by Lessor at Lessee’s sole but reasonable cost. Lessor shall not be required to police or otherwise monitor Lessee’s “reserved” parking rights granted pursuant hereto. Lessee’s right to convert up to twenty-five
percent (25%) of its parking allotment from non-exclusive to reserved parking spaces is personal to original Lessee signatory to this Lease and cannot be assigned, transferred or conveyed to, or exercised for the benefit of, any other person or
entity (voluntarily, involuntarily, by operation of law or otherwise) including, without limitation, to any assignee or subtenant permitted under Article 13, except to a Permitted Transferee, and, accordingly, in the event of any sublease or other
transfer of rights to use of all or a part of the Premises by Lessee (other than to a Permitted Transferee), Lessee’s right to convert to reserved parking spaces shall be reduced based on the portion of the Premises so subleased or otherwise
subject to such transfer. As an illustrative example of the foregoing, if Lessee subleases ten percent (10%) of the Premises (other than to a Permitted Transferee), then the percentage of unreserved parking spaces that Lessee may convert to reserved
spaces shall be reduced from twenty-five percent (25%) of Lessee’s monthly parking allotment to twenty-two and one half percent (22.5%) of Lessee’s monthly allotment. 
 

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Notwithstanding the number of parking spaces designated for Lessee’s non-exclusive
use, in the event by reason of any rule, regulation, order, law, statute or ordinance of any governmental or quasi-governmental authority relating to or affecting parking on the Parcel, or any cause beyond Lessor’s reasonable control, Lessor is
required to reduce the number of parking spaces on the Parcel, Lessor shall have the right to proportionately reduce the number of Lessee’s non-exclusive parking spaces and the non-exclusive parking spaces of other tenants of the Building.
Lessor reserves the right in its reasonable discretion: to determine whether parking facilities are becoming overcrowded and in such event to re-allocate parking spaces among Lessee and other tenants of the Project; to have any vehicles owned by
Lessee or Lessee’s Agents which are parked in violation of the provisions of this Article 26 or Lessor’s rules and regulations relating to parking, towed away at Lessee’s cost, after having given Lessee reasonable notice. In the event
Lessor elects or is required by any law to limit or control parking on the Parcel, by validation of parking tickets or any other method, Lessee agrees to participate in such validation or other program under such reasonable rules and regulations as
are from time to time established by Lessor. Lessor shall have the right to close all or any portion of the parking areas at reasonable times for any purpose, including, without limitation, the prevention of a dedication thereof, or the accrual of
rights in any person or the public therein. Employees of Lessee shall be required to park in areas designated for employee parking, if any. The parking areas shall not be used by Lessee or Lessee’s Agents for any purpose other than the parking
of motor vehicles and the ingress and egress of pedestrians and motor vehicles. 
 
27. AUTHORITY. If Lessee is a corporation, partnership, limited liability company or other entity, Lessee represents and warrants that each individual executing this Lease on behalf of said entity is duly authorized to
execute and deliver this Lease on behalf of said entity in accordance with a duly adopted resolution of the Board of Directors of said corporation or in accordance with the by-laws of said corporation or on behalf of said partnership in accordance
with the partnership agreement of such partnership or otherwise on behalf of said entity in accordance with the organizational documents governing such entity, and that this Lease is binding upon said entity in accordance with its terms. if Lessee
is a corporation or other entity, Lessee shall, at Lessor’s request, promptly deliver to Lessor a certified copy of a resolution of the Board of Directors of said corporation or other evidence of organizational approval authorizing or ratifying
the execution of this Lease, If Lessee is a corporation or other entity, Lessee hereby represents, warrants, and covenants that (i) Lessee is a valid and existing corporation or other entity; (ii) Lessee is qualified to do business in California;
(iii) all fees and all franchise and corporate taxes of Lessee are paid to date, and will be paid when due; (iv) all required forms and reports will be filed when due; and (v) the signers of this Lease are properly authorized to execute this Lease
on behalf of Lessee and to bind Lessee hereto. 
 
28.
SURRENDER OF PREMISES. 
 
a.
Condition of Premises. Lessee shall, upon Lease Termination, surrender the Premises in the condition that Lessee (as Sublessee) is required to surrender the same as provided in subsection 6(c) of the Consent to Sublease and Amendment to Lease
executed by and among Lessor, Lessee and Existing Lessee in connection with the Existing Sublease, and otherwise in broom clean, trash free, and in good condition, reasonable wear and tear and damage or destruction not required to be repaired by
Lessee excepted. By written notice to Lessee, Lessor may elect to cause Lessee to remove from the Premises or cause to be removed, at Lessee’s expense, any logos, signs, notices, advertisements or displays placed on the Premises by Lessee. If
the Premises is not so surrendered as required by this Article 28, Lessee shall indemnify, defend and hold harmless Lessor from and against any loss or liability resulting from Lessee’s failure to comply with the provisions of this Article 28,
including, without limitation, any claims made by any succeeding tenant or losses to Lessor due to lost opportunities to lease to succeeding tenants, and the obligations of Lessee pursuant hereto shall survive the Lease Termination. 
 
b. Removal of Personal Property. Lessee shall remove
all its personal property from the Premises upon Lease Termination, and shall immediately repair all damage to the Premises, Building and Common Area caused by such removal. Any personal property remaining on the Premises after Lease expiration or
sooner termination may be packed, transported, and stored at a public warehouse at Lessee’s expense. If after Lease Termination and, within ten (10) days after written demand by Lessor, Lessee fails to remove Lessee’s personal property or,
if removed by Lessor, fails to pay the removal expenses, the personal property may be deemed abandoned property by Lessor and may be disposed of as Lessor deems appropriate. Lessee shall repair any damage to the Premises caused by or in connection
with the removal of any personal property, including without limitation, the floor and patch and paint the walls, when required by Lessor, to Lessor’s reasonable satisfaction, all at Lessee’s sole cost and expense. The provisions of this
Article 28 shall survive Lease Termination. 
 
29. LESSOR
DEFAULT AND MORTGAGEE PROTECTION. Lessor shall not be in default under this Lease unless Lessee shall have given Lessor written notice of the breach, and, within thirty (30) days after notice, Lessor has not cured the breach or, if the
breach is such that it cannot reasonably be cured under the circumstances within thirty (30) days, has not commenced such cure within such thirty (30) day period or diligently prosecuted such cure to completion. The liability of Lessor pursuant to
this Lease shall be limited to Lessor’s interest in the Project and any money judgment obtained by Lessee based upon Lessor’s breach of this Lease or otherwise relating to this Lease or the Premises, shall be satisfied only out of
Lessor’s interest in the Project, including without limitation, insurance proceeds and rents to which Lessor is entitled, Lessee agrees that the obligations of Lessor under this Lease do not constitute personal obligations of the individual
partners, whether general or limited, members, directors, officers or shareholders of Lessor, and Lessee shall not seek recourse against the individual partners, members. directors, officers or shareholders of Lessor or any of their personal assets
for satisfaction of any liability with respect to this Lease. Upon any default by Lessor under this Lease, Lessee shall give notice by registered mail to any beneficiary or mortgagee of a deed of trust or mortgage encumbering the Premises, and/or
any portion of the Project, whose address shall have been furnished to it, and shall offer such beneficiary or mortgagee a reasonable opportunity to cure the default, including time to obtain possession of the Premises, and/or Project, or any
portion thereof, by power of sale or judicial foreclosure, if such should prove necessary to effect a cure. 
 

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30. RIGHTS RESERVED BY LESSOR. Lessor reserves the right from time to time, without
abatement of Rentals and without limiting Lessor’s other rights under this Lease: (i) to install, use, maintain, repair and replace pipes, ducts, conduits, wires and appurtenant meters and equipment for service to other parts of the Project
above the ceiling surfaces, below the floor surfaces, within the walls and in the central core areas, and to relocate any pipes, ducts, conduits, wires and appurtenant meters and equipment included in the Premises which are located in the Premises
or located elsewhere outside the Premises, and to expand any building within the Project; (ii) to designate other land outside the current boundaries of the Project be a part of the Project, in which event the Parcel shall be deemed to include such
additional land, and the Common Areas shall be deemed to include Common Areas upon such additional land; (iii) to add additional buildings and/or other improvements (including, without limitation, additional parking structures or extension of
existing parking structures) to the Project, which may be located on land added to the Project pursuant to clause (ii) above; (iv) to make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of
driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscape areas and walkways; (v) to close temporarily any of the Common Areas for maintenance purposes so long as reasonable
access to the Premises remains available; (vi) to use the Common Areas while engaged in making additional improvements, repairs or alterations to the Building or the Project, or any portion thereof; (vii) to grant the right to the use of the
Exterior Common Area to the occupants of other improvements located on the Parcel; (viii) to designate the name, address, or other designation of the Building and/or Project, without notice or liability to Lessee; (ix) to close entrances, doors,
corridors, elevators, escalators or other Building facilities or temporarily abate their operation so long as Lessee has alternative access to the Premises; (x) to change or revise the business hours of the Building; and (xi) to do and perform such
other acts and make such other changes in, to or with respect to the Common Areas, the Building or any other portion of the Project as Lessor deems to be appropriate in the exercise of its reasonable business judgment. Notwithstanding the rights
reserved above, in no event shall Lessee’s access to the Premises be prohibited entirely or Lessee’s parking rights be materially impaired by Lessor’s exercise of any of Lessor’s rights under this Article 30. In the exercise of
its rights under this Article, Lessor shall use reasonable efforts to minimize any unreasonable interference with the operation of Lessee’s business from the Premises and/or Lessee’s access to the Premises. 
 
31. EXHIBITS. Exhibits and riders, if any, signed by the Lessor
and the Lessee and endorsed on or affixed to this Lease are a part hereof. 
 
32. WAIVER. No covenant, term or condition in this Lease or the breach thereof shall be deemed waived, except by written consent of the party against whom the waiver is claimed. Any waiver of the breach of any covenant,
term or condition herein shall not be deemed to be a waiver of any preceding or succeeding breach of the same or any other covenant, term or condition. Acceptance by Lessor of any performance by Lessee after the time the same shall have become due
shall not constitute a waiver by Lessor of the breach or default of any covenant, term or condition unless otherwise expressly agreed to by Lessor in writing. The acceptance by Lessor of any sum less than that which is required to be paid by Lessee
shall be deemed to have been received only on account of the obligation for which it is paid (or for which it is allocated by Lessor, in Lessor’s absolute discretion, if Lessee does not designate the obligation as to which the payment should be
credited), and shall not be deemed an accord and satisfaction notwithstanding any provisions to the contrary written on any check or contained in a letter of transmittal. Lessor’s efforts to mitigate damages caused by any default by Lessee
shall not constitute a waiver of Lessor’s right to recover damages for any default by Lessee. No custom or practice which may arise between the parties hereto in the administration of the terms hereof shall be construed as a waiver or
diminution of Lessor’s right to demand performance by Lessee in strict accordance with the terms of this Lease. 
 
33. NOTICES. All notices, consents and demands which may or are to be required or permitted to be given by either party to the other
hereunder shall be in writing. All notices, consents and demands by Lessor to Lessee shall be personally delivered, sent by overnight courier providing receipt of delivery (such as Federal Express), or sent by United States Certified Mail, postage
prepaid return receipt requested, addressed to Lessee as designated in Article 1.1., or to such other place as Lessee may from time to time designate in a notice to Lessor pursuant to this Article 33. All notices and demands by Lessee to Lessor
shall be personally delivered, sent by overnight courier providing receipt of delivery (such as Federal Express) or sent by United States Certified Mail, postage prepaid return receipt requested (provided that a copy of any such notice or demand so
sent by United States Certified Mail shall be concurrently sent by Lessee to Lessor by facsimile transmission), addressed to Lessor as designated in Article 1.1., or to such other person or place as Lessor may from time to time designate in a notice
to Lessee pursuant to this Article 33. Notices sent by overnight courier shall be deemed delivered upon the next business day following deposit with such overnight courier for next business day delivery. Mailed notices shall be deemed delivered two
(2) business days after deposit in the United States mail as required by this Article 33. 
 
34. JOINT OBLIGATIONS. If Lessee consists of more than one person or entity, the obligations of each Lessee under this Lease shall be joint and several. 
 
35. MARGINAL HEADINGS. The captions of paragraphs and articles
of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. 
 
36. TIME. Time is of the essence of this Lease and each and all of its provisions in which performance is a factor except as to the delivery
of possession of the Premises to Lessee. 
 
37. SUCCESSORS
AND ASSIGNS. The covenants and conditions herein contained, subject to the provisions of Article 13, apply to and bind the heirs, successors, executors, administrators, legal representatives and assigns of the parties hereto. 
 

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38. RECORDATION. Upon request by Lessor, Lessee shall execute and acknowledge a short form
of this Lease in form for recording which may be recorded at Lessor’s election. Lessee shall not record this Lease or a short form or memorandum hereof without the prior written consent of Lessor. 
 
39. QUIET POSSESSION. Upon Lessee paying the Rentals reserved
hereunder and observing and performing all of the covenants, conditions and provisions on Lessee’s part to be observed and performed hereunder, Lessee shall have quiet possession of the Premises for the entire Term, subject to all the
provisions of this Lease. 
 
40. LATE CHARGES; ADDITIONAL
RENT AND INTEREST. 
 
a. Late
Charges. Lessee acknowledges that late payment by Lessee to Lessor of Rentals or other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which are impracticable or extremely difficult to
ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by the terms of any mortgage or trust deed covering the Premises or any part of the Project. Accordingly, if
any installment of Rentals or any other sum due from Lessee is not received by Lessor or Lessor’s designee within three (3) business days after the due date, then Lessee shall pay to Lessor, in each case, a late charge equal to six percent (6%)
of such overdue amount; provided, however, that with respect to the first such late payment in any twelve (12) consecutive month period during the Term, such late charge shall not be due and payable unless such late payment by Lessee shall not be
cured within ten (10) days following Lessee’s receipt of written notice from Lessor of Lessee’s failure to make such payment when due. The parties agree that such late charge represents a fair and reasonable estimate of the cost that
Lessor will incur by reason of late payment by Lessee. Acceptance of any late charges by Lessor shall in no event constitute a waiver of Lessee’s default with respect to such overdue amount, nor prevent Lessor from exercising any of its other
rights and remedies under this Lease. 
 
b.
Rentals, Additional Rent and Interest. All taxes, charges, costs, expenses, and other amounts which Lessee is required to pay hereunder, including without limitation Lessee’s Percentage Share of Building Expenses, and all interest and
charges (including late charges) that may accrue thereon upon Lessee’s failure to pay the same and all damages, costs and expenses which Lessor may incur by reason of any default by Lessee shall be deemed to be additional rent hereunder. Upon
nonpayment by Lessee of any additional rent, Lessor shall have all the rights and remedies with respect thereto as Lessor has for the nonpayment of Base Rent. The term “Rentals” as used in this Lease is Base Rent and all additional rent.
Any payment due from Lessee to Lessor (including but not limited to Base Rent and all additional rent) which is not paid within three (3) business days of when due shall bear interest from the date when due until paid, at an annual rate equal to the
maximum rate that Lessor is allowed to contract for by law. Payment of such interest shall not excuse or cure any default by Lessee. In addition, Lessee shall pay all costs and attorneys’ fees incurred by Lessor in collection of such amounts.
All Rentals and other moneys due under this Lease shall survive the Lease Termination. Interest on Rentals past due as provided herein shall be in addition to the late charges levied pursuant to 40.a. above. All Rentals shall be paid to Lessor, in
lawful money of the United States of America which shall be legal tender at the time of payment, at the address of Lessor a provided herein, or to such other person or at such other place as Lessor may from time to time designate in writing. If at
any time during the Term Lessee pays any Rentals by check which is returned for insufficient funds, Lessor shall have the right, in addition to any other rights or remedies Lessor may have hereunder, to require that Rentals thereafter be paid in
cash or by cashier’s or certified check. 
 
41. PRIOR
AGREEMENTS. This Lease contains all of the agreements of the parties hereto with respect to the Premises, this Lease or any matter covered or mentioned in this Lease, and no prior agreements or understanding pertaining to any such matters
shall be effective for any purpose. No provision of this Lease may be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. This Lease shall not be effective or binding on
Lessor until fully executed by Lessor. 
 
42. INABILITY TO
PERFORM. This Lease and the obligations of each party hereunder shall not be affected or impaired because the other party is unable to fulfill any of its obligations hereunder or is delayed in doing so, if such inability or delay is caused
by reason of strike, labor troubles, Acts of God, or any other cause, similar or dissimilar, beyond the reasonable control of the party obligated for such performance (financial inability excepted), provided that nothing contained herein shall be
deemed to excuse or permit delay in performance of obligations with respect to the payment of rent or any other monetary amounts owing under this Lease. 
 
43. ATTORNEYS’ FEES. If either party to this agreement shall bring an action to interpret or enforce this agreement or for any relief
against the other, including, but not limited to, declaratory relief or a proceeding in arbitration, the losing party shall pay to the prevailing party a reasonable sum for attorney’s fees, expert witness fees and other costs incurred in such
action or proceeding. Additionally, the prevailing party shall be entitled to all additional attorney’s fees and costs incurred in enforcing and collecting any such judgment or award. Any judgment or order entered in such action shall contain a
specific provision providing for the recovery of attorney’s fees and costs incurred in enforcing such award or judgment. 
 
44. SALE OF PREMISES BY LESSOR. Upon a sale or conveyance by the Lessor herein named (and in case of any subsequent transfers or
conveyances, the then grantor) of Lessor’s interest in the Building, other than a transfer for security purposes only, the Lessor herein named (and in case of any subsequent transfers or conveyances, the then grantor) shall be relieved, from
and after the date of such transfer, of all obligations and liabilities accruing thereafter on the part of Lessor, provided that any funds in the hands of Lessor or the then grantor at the time of transfer and in which Lessee has an interest, less
any deductions permitted by law or this Lease, shall be delivered to Lessor’s successor. Following such sale or conveyance by Lessor or the then grantor, Lessee agrees to look solely to the responsibility of the successor-in-interest of Lessor
in and to this Lease. This Lease shall not be 

 

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affected by any such sale or conveyance and Lessee agrees to attorn to the purchaser or assignee provided such purchaser or assignee acquires
its interest subject to this Lease. 
 
45.
SUBORDINATION/ATTORNMENT. This Lease shall automatically be subject and subordinate to all ground or underlying leases which now exist or may hereafter be executed affecting any portion of the Project and to the lien of any mortgages or
deeds of trust (including all advances thereunder, renewals, replacements, modifications, supplements, consolidations, and extensions thereof) in any amount or amounts whatsoever now or hereafter placed on or against any portion of the Project, or
on or against Lessor’s interest or estate therein, or on or against any ground or underlying lease, without the necessity of the execution and delivery of any further instruments on the part of Lessee to effectuate such subordination. Lessee
covenants and agrees to execute and deliver within fifteen (15) days following demand and without charge therefor, such further instruments evidencing the subordination of this Lease to such ground or underlying leases and/or to the lien of any such
mortgages or deeds of trusts as may be reasonably required by Lessor or a lender making a loan affecting the Project; provided that such mortgagee or beneficiary under such mortgage or deed of trust or lessor under such ground or underlying lease
agrees in writing that so long as Lessee is not in default under this Lease, this Lease shall not be terminated (nor shall any of Lessee’s rights hereunder be materially, adversely affected) in the event of any foreclosure, deed in lieu of
foreclosure, assignment of Lessor’s interest in this Lease or termination of any ground or underlying lease. Failure of Lessee to execute such instruments evidencing subordination of this Lease shall constitute a default by Lessee under this
Lease. If any mortgagee, beneficiary or lessor elects to have this Lease prior to the lien of its mortgage, deed of trust or lease, and shall give written notice thereof to Lessee, this Lease shall be deemed prior to such mortgage, deed of trust or
lease, whether this Lease is dated prior or subsequent to the date of said mortgage, deed of trust, or lease or the date of the recording thereof. Notwithstanding anything to the contrary contained in this Lease, so long as a mortgage or deed of
trust encumbering the Project or Building remains outstanding with respect to which Lessee has previously entered into a non-disturbance agreement with the applicable mortgagee or trust deed beneficiary providing that Lessee will not subordinate
this Lease to any other lien against the Project or Building without the consent of such mortgagee or trust deed beneficiary, then Lessee shall not be required to subordinate this Lease to any other lien against the Project or Building without the
consent of such mortgagee or trust deed beneficiary. 
 
If any proceedings are brought to terminate any ground or underlying leases or for foreclosure, or upon the exercise of the power of sale, under any mortgage or deed of trust covering any portion of the Project, Lessee shall attorn
to the lessor or purchaser upon any such termination, foreclosure or sale and recognize such lessor or purchaser as the Lessor under this Lease. So long as Lessee is not in default hereunder beyond any applicable cure period (and attorns as required
above, if applicable), this Lease shall remain in full force and effect for the full term hereof after any such termination, foreclosure or sale. 
 
Notwithstanding anything to the contrary contained in the foregoing, Lessor shall use commercially reasonable efforts (i) to obtain from
any future mortgagee or trust deed beneficiary under a mortgage or deed of trust hereafter encumbering the Project or Building to which this Lease is subordinated, non-disturbance protection for Lessee (which shall be deemed to include an election
by such mortgagee or beneficiary allow its lien to be subordinate to this Lease) on commercially reasonable terms, and (ii) to obtain from any existing mortgagee or trust deed beneficiary under a mortgage or deed of trust encumbering the Project or
Building as of the execution of this Lease, non-disturbance protection for Lessee (which shall be deemed to include an election by such mortgagee or beneficiary to subordinate its lien to this Lease) on commercially reasonable terms within thirty
(30) days following the execution of this Lease. 
 
46.
NAME. Lessee shall not use any name, picture or representation of the Building or Project for any purpose other than as an address of the business to be conducted by the Lessee in the Premises. 
 
47. SEVERABILITY. Any provision of this Lease which proves to be
invalid, void or illegal shall in no way affect, impair or invalidate any other provision of this Lease and all such other provisions shall remain in full force and effect; however, if Lessee’s obligation to pay the Rentals is determined to be
invalid or unenforceable, this Lease shall terminate at the option of Lessor. 
 
48. CUMULATIVE REMEDIES. Except has otherwise expressly provided in this Lease, no remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in
equity. 
 
49. CHOICE OF LAW. This Lease shall be
governed by the laws of the State of California. 
 
50.
SIGNS. Lessee shall not inscribe, paint, affix or place any sign, awning, canopy, advertising matter, decoration or lettering upon any portion of the Premises, including, without limitation, any exterior door, window or wall, without
Lessor’s prior written consent. Subject in all events to the requirements of the City of Cupertino and other applicable governmental requirements and any other restrictions of record or to which the Project is subject, (a) Lessee shall be
entitled to Building standard identification of Lessee upon the common Building lobby directory board sign to be installed by Lessor in the Building lobby, and (b) in the event that Lessee occupies at least two (2) full floors of the Building,
Lessee shall be entitled to display an exterior sign identifying Lessee by name located at the rooftop tower, subject to Lessor’s reasonable approval as to all elements of such exterior signage (including, without limitation, design, materials
used, colors, and manner of installation). Lessee’s exterior signage rights pursuant to the foregoing clause (b) are personal to original Lessee signatory to this Lease and cannot be assigned, transferred or conveyed to, or exercised for the
benefit of, any other person or entity (voluntarily, involuntarily, by operation of law or otherwise) including, without limitation, to any assignee or subtenant permitted under Article 13, except to a Permitted Transferee. In the event Lessor
obtains approval from the City of Cupertino for one or more monument signs within the Project and such monument sign is erected therein, Lessor shall submit Lessee as a 
 

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candidate for consideration by the appropriate parties for the right to place Lessee’s name on such
monument sign (without inference of any additional obligation on the part of Lessor or representation as to the likelihood that Lessee will be chosen). 
 
51. GENDER AND NUMBER. Wherever the context so requires, each gender shall include any other gender, and the singular number shall include
the plural and vice-versa. 
 
52. CONSENTS. Whenever
the consent of Lessor is required herein, the giving or withholding of such consent in any one or any number of instances shall not limit or waive the need for such consent in any other or future instances. Any consent given by Lessor shall not be
binding upon Lessor unless in writing and signed by Lessor or Lessor’s agents. Notwithstanding any other provision of this Lease, where Lessee is required to obtain the consent of Lessor to do any act, or to refrain from the performance of any
act, Lessee agrees that if Lessee is in default beyond any applicable cure period with respect to any term, condition, covenant or provision of this Lease, then Lessor shall be deemed to have acted reasonably in withholding its consent if said
consent is, in fact, withheld. 
 
53. BROKERS. Lessee
and Lessor each warrant to the other that it has had no dealing with any real estate broker or agents in connection with the negotiation of this Lease excepting only the broker or agent designated in Article 1.m., and that it knows of no other real
estate broker or agent who is entitled to or can claim a commission in connection with this Lease. Lessor agrees to pay the broker or agent designated in Article 1.m above a leasing commission in accordance with a separate agreement. Lessee and
Lessor each agree to indemnify, defend and hold the other harmless from and against any and all claims, demands, losses, liabilities, lawsuits, judgments, and costs and expenses (including, without limitation, reasonable attorneys’ fees and
expenses) with respect to any alleged leasing commission or equivalent compensation alleged to be owing on account of such party’s dealings with any real estate broker or agent (other than the broker or agent designated in Article 1.m). The
obligations of Lessor and Lessee under this Article 53 shall survive the expiration or earlier termination of this Lease. 
 
54. SUBSURFACE AND AIRSPACE. This Lease confers on Lessee no rights either with respect to the subsurface of the Parcel or with regard to
airspace above the top of the Building or above any paved or landscaped areas on the Parcel or Common Area and Lessor expressly reserves the right to use such subsurface and airspace areas, including without limitation the right to perform
construction work thereon and in regard thereto. Any diminution or shutting off of light, air or view by any structure which may be erected by Lessor on those portions of the Parcel, Common Area and/or Building reserved by Lessor shall in no way
affect this Lease or impose any liability on Lessor. Lessor shall have the exclusive right to use all or any portion of the roof, side and rear walls of the Premises and Building for any purpose. Lessee shall have no right whatsoever to the exterior
of the exterior walls or the roof of the Premises or any portion of the Project outside the Premises except as provided in Article 26 and Article 55 of this Lease (and except for Lessee’s non-exclusive right to the Common Area as expressly
described elsewhere in this Lease). 
 
55. COMMON
AREA. For purposes of the Lease, “Common Area” shall collectively mean the following: 
 
a. Exterior Common Area. That portion of the Parcel other than the land comprising the property, and all facilities and
improvements on such portion for the non-exclusive use of Lessee in common with other authorized users, including, but not limited to, vehicle parking areas, driveways, sidewalks, landscaped areas, and the facilities and improvements necessary for
the operation thereof (the “Exterior Common Area”); and 
 
b. Building Common Area. That portion of the Building in which the Premises are located, and all of the facilities therein, set aside by Lessor for the non-exclusive use of Lessee in common with other authorized
users, including, but not limited to, entrances, lobbies, halls, atriums, corridors, toilets and lavatories, passenger elevators and service areas (the “Building Common Area”). 
 
Subject to the limitations and restrictions contained in this Lease, and the Rules and Regulations, Lessor
grants to Lessee and Lessee’s Agents the nonexclusive right to use the Common Area (including, without limitation, the Building loading dock) in common with Lessor, Lessor’s agent, other occupants of the Building and Project, other
authorized users and their agents, subject to the provisions of this Lease, including the exclusive right to use such number of reserved, designated parking spaces as described in Article 26 above. The right to use the Common Area (including,
without limitation, all parking spaces referred to in Article 26 above) shall terminate upon Lease Termination. 
 
56. LABOR DISPUTES. If Lessee becomes involved in or is the object of a labor dispute which subjects the Premises or any part of the Project to any picketing, work stoppage, or other
concerted activity which in the reasonable opinion of Lessor is in any manner detrimental to the operation of any part of the Project, or its tenants, Lessor shall have the right to require Lessee, at Lessee’s own expense and within a
reasonable period of time specified by Lessor, to use Lessee’s commercially reasonable efforts to either resolve such labor dispute or to terminate or control any such picketing, work stoppage or other concerted activity to the extent necessary
to eliminate any interference with the operation of the Projector its tenants, To the extent such labor dispute interferes with the performance of Lessor’s duties hereunder, Lessor shall be excused from the performance of such duties and Lessee
hereby waives any and all claims against Lessor for damages or losses in regard to such duties. Nothing contained in this Article 56 shall be construed as placing Lessor in an employer-employee relationship with any of Lessee’s employees or
with any other employees who may be involved in such labor dispute. Lessee shall indemnify, defend and hold harmless Lessor from and against any and all liability (including, without limitation, attorneys’ fees and expenses) arising from any
labor dispute in which Lessee is involved and which affects any part of the Project. 

	

 

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57. CONDITIONS. All agreements by Lessee contained in this Lease, whether expressed as
covenants or conditions, shall be construed to be both covenants and conditions. 
 
58. LESSEE’S FINANCIAL STATEMENTS. Lessee hereby warrants that all financial statements delivered by Lessee to Lessor prior to the execution of this Lease by Lessee, or that shall be delivered in accordance with
the terms hereof, are or shall be at the time delivered true, correct, and complete to Lessee’s actual knowledge, and prepared in accordance with generally accepted accounting principles. Lessee acknowledges and agrees that Lessor is relying on
such financial statements in accepting this Lease, and that a breach of Lessee’s warranty as to such financial statements shall constitute a default by Lessee. 
 
59. LESSOR NOT A TRUSTEE. Lessor shall not be deemed to be a trustee of any funds paid to Lessor by Lessee (or
held by Lessor for Lessee) pursuant to this Lease. Lessor shall not be required to keep any such funds separate from Lessor’s general funds or segregated from any funds paid to Lessor by (or held by Lessor for) other tenants of the Building.
Any funds held by Lessor pursuant to this Lease shall not bear interest. 
 
60. MERGER. The voluntary or other surrender of this Lease by Lessee, or a mutual cancellation thereof, shall not work a merger, and shall, at the option of the Lessor, terminate all or any existing subleases or
subtenancies, or may, at the option of Lessor, operate as an assignment to it of any or all such subleases or subtenancies. 
 
61. NO PARTNERSHIP OR JOINT VENTURE. Nothing in this Lease shall be construed as creating a partnership or joint venture between Lessor,
Lessee, or any other party, or cause Lessor to be responsible for the debts or obligations of Lessee or any other party. 
 
62. LESSOR’S RIGHT TO PERFORM LESSEE’S COVENANTS. Except as otherwise expressly provided herein, if Lessee fails at any time to
make any payment or perform any other act on its part to be made or performed under this Lease, then upon ten (10) days written notice to Lessee (provided that no such notice shall be required in the event of an emergency), Lessor may, but shall not
be obligated to, and without waiving or releasing Lessee from any obligation under this Lease, make such payment or perform such other act to the extent that Lessor may deem desirable, and in connection therewith, pay expenses and employ counsel.
All reasonable sums so paid by Lessor and all penalties, interest and costs in connection therewith shall be due and payable by Lessee to Lessor as additional rent upon demand. 
 
63. PLANS. Lessee acknowledges that any plan of the Project which may have been displayed or furnished to
Lessee or which may be a part of Exhibit “A” or Exhibit “B” is tentative; Lessor may from time to time change the shape, size, location, number, and extent of the improvements shown on any such plan and eliminate or add any
improvements to the Project, in Lessor’s sole discretion, provided such change does not materially, adversely impair Lessee’s access to or use of the Premises or reduce the number of exclusive parking spaces allocated to Lessee.

 
64. COMMUNICATIONS EQUIPMENT. 
 
a. Subject to the provisions of this Article 64 and the other
provisions of this Lease respecting Alterations, Lessee shall have the right during the Term, at Lessee’s sole cost and expense, to install upon a portion of the roof of the Building designated by Lessor (which portion shall be a pro rata share
of the Building roof based upon the Rentable Area of the Premises within the Building leased by Lessee) for Lessee’s own use such microwave, satellite or DSS dishes and other antenna equipment (collectively, the “Communications
Equipment”), which Communications Equipment shall include, without limitation, the related vertical and horizontal utility and telecommunication lines (“Communication Lines”) throughout the Premises which are compatible with the
Building structure and/or mechanical and utility systems, which Communications Equipment shall be of such size, weight and quantity, and at such location as is reasonably approved by Lessor and Lessor’s structural engineer. Lessee shall
reimburse Lessor for the reasonable fees of Lessor’s structural engineer incurred in evaluating Lessee’s plans for installation of the Communications Equipment and any modifications thereto, within thirty (30) days following submission by
Lessor to Lessee of invoices therefor. 
 
b. The
installation, maintenance, repair, operation and removal (as hereinafter provided) of such Communications Equipment shall be completed in a good and workmanlike manner and in conformity with (i) plans and specifications therefor (the
“Communications Equipment Plans”) showing matters including, without limitation, equipment size, location, weight and composition, and Lessee’s plan for assembly, installation, maintenance and removal of such equipment, which
Communications Equipment Plans shall be subject to Lessor’s prior written approval, which approval shall not be unreasonably withheld or delayed, and (ii) all applicable laws, including, without limitation, Lessee’s obtaining and keeping
in force any necessary governmental permits or approvals for the operation of such Communications Equipment. Notwithstanding anything to the contrary contained herein, the supporting structures for such Communications Equipment shall not penetrate
the Building roof without Lessor’s prior written approval, which approval shall not be unreasonably withheld or delayed. At Lessor’s option, all work of installation, maintenance, repair and other work affecting the roof in connection with
the Communications Equipment shall be performed, at Lessee’s sole cost and expense, by Lessor or Lessor’s designated roof contractor. Lessee shall, at its sole cost and expense, install screening of such Communications Equipment to prevent
visibility from the street level, as Lessor may reasonably require, and any other screening of such Communications Equipment as may be required by applicable laws. Lessee shall not be permitted to access the roof except in the event of an emergency,
or except when previously scheduled with Lessor or upon receipt of prior written approval from Lessor (which approval shall not be unreasonably withheld or delayed). 
 
c. Lessee shall be solely responsible for any liability, cost, claim, expense (including, without limitation,
attorneys’ fees) and/or damage to the Building and/or the Project resulting from Lessee’s installation, 

 

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maintenance, operation, use, presence or removal of such Communications Equipment. Lessee shall, at all
times during the Term, pay to Lessor within thirty (30) days following demand therefor accompanied by reasonable evidence of such charges, all increased real estate taxes, insurance premiums or other charges which may be incurred by or charged to
Lessor as a result of the installation, operation, maintenance and/or removal of the Communications Equipment. Lessee shall pay all costs and expenses of operation of the Communications Equipment, including, without limitation, any necessary utility
services therefor. Lessee shall be entirely responsible for all maintenance of and repairs to the Communications Equipment so that at all times the Communications Equipment is in good condition and repair. Lessee shall maintain such insurance upon
the Communications Equipment as Lessee is obligated to maintain with respect to the Premises pursuant to this Lease. 
 
d. Upon the expiration of the Term or earlier termination of this Lease, Lessee shall remove the Communications Equipment and restore that
portion of the Building and Project, including, without limitation, the Building roof, affected by the Communications Equipment, to the same condition as existed prior to such installation, subject to reasonable wear and tear, all at Lessee’s
sole cost and expense. In the event Lessee fails to so remove the Communications Equipment and restore the affected portions of the Building by such expiration or earlier termination, Lessor may, at its option and at Lessee’s sole cost and
expense, remove and store and/or dispose of the Communications Equipment and restore the affected portions of the Building and Project, in which event all amounts paid or incurred by Lessor in connection therewith shall be paid by Lessee to Lessor
within thirty (30) days following Lessor’s submission to Lessee of reasonable evidence of the amount of such costs. 
 
e. Subject to the provisions of this Article 64 and the provisions of this Lease respecting Alterations, Lessee shall have the right to
install, maintain, modify, replace and remove the Communications Equipment and Communications Lines during the Term of the Lease. 
 
f. Lessor makes no representation or warranty regarding the availability, feasibility or legality of the installation, operation,
maintenance or removal of the Communications Equipment. Lessee acknowledges and agrees that Lessee’s inability to install, maintain, operate and/or remove the Communications Equipment, either pursuant to the terms hereof or for any other
reason, shall not affect the remainder of this Lease and shall not entitle Lessee to any reduction in the rent. 
 
g. Lessor shall exercise commercially reasonable efforts to avoid unreasonable interference with Lessee’s Communication Equipment or
Communication Lines, or the frequencies associated with the same. 
 
65. WAIVER OF JURY. LESSOR AND LESSEE HEREBY WAIVE THEIR RESPECTIVE RIGHT TO TRIAL BY JURY ON ANY CAUSE OF ACTION, CLAIM, COUNTER-CLAIM OR CROSS-COMPLAINT IN ANY ACTION, PROCEEDING AND/OR HEARING BROUGHT BY EITHER
LESSOR AGAINST LESSEE OR LESSEE AGAINST LESSOR ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE. 
 
66. JOINT PARTICIPATION. Lessor and Lessee hereby acknowledge that both parties have been represented by counsel in connection with this
Lease and that both parties have participated in the negotiation and drafting of all of the terms and provisions hereof. By reason of this joint participation, no term or provision of this Lease will be construed against either party as the
“drafter” thereof, which terms and provisions shall include, without limitation, Article 14 hereof. 
 
67. EXPEDITED DISPUTE RESOLUTION. Except as to any unlawful detainer dispute, controversy, or claim, in the case of any dispute, controversy, or claim arising from, out of, or in
connection with, or relating to, this Lease, the negotiation or creation of this Lease, and/or any term, provision and/or condition of this Lease, including. without limitation, any breach or alleged breach of this Lease, the parties shall meet and
confer in an attempt to resolve their differences. At any time after fifteen (15) days following notice in writing by any party that it desires to so meet and confer (the “Meet and Confer Notice”), any party may require mediation and then,
if the mediation is unsuccessful, within fifteen (15) days from the end of such mediation, binding arbitration through J.A.M.S./Endispute (“JAMS”) in San Francisco, California. Also, if no party commences mediation within forty-five (45)
days of the Meet and Confer Notice, then thereafter any party may require binding arbitration as and where above-described. If for any reason JAMS in San Francisco cannot administer the matter, then such JAMS as is selected by Lessor in any county
within a fifty (50) mile radius of San Francisco County shall be utilized. The costs of mediation shall be borne equally by the parties thereto. Reimbursement for the costs and attorneys’ fees for binding arbitration shall be as determined by
the arbitrator. 
 
Any arbitration shall be
conducted under JAMS streamlined arbitration rules and procedures whether or not JAMS is used. Hearings shall be held in San Francisco, California. All notices shall be given as provided in this Lease. By executing this Lease, each party agrees to
have any dispute, controversy, or claim arising from the matters contemplated by this Article (but specifically excluding any unlawful detainer dispute, controversy, or claim) decided by neutral and binding arbitration as provided by California law,
and each party waives any rights which it may possess to have the dispute litigated in a court or by jury trial and any rights of appeal. Any court of competent jurisdiction shall, upon the petition of any party, confirm the award of the arbitrator
and enter judgment in conformity therewith. Any decision of the arbitrator and any such judgment shall be final, binding, and non-appealable. By executing this Lease, each party waives its judicial rights to discovery and appeal in any matter to be
resolved by arbitration pursuant hereto. If either party refuses to submit to arbitration with respect to any matter to be resolved by arbitration pursuant hereto after agreeing to this provision, then such party may be compelled to arbitrate under
the authority of the California Code of Civil Procedure. This arbitration clause shall self-executing, and arbitration may proceed in the absence of any party or any party’s representative who, after due notice, fails to be present or fails to
obtain a postponement. An award shall not be made solely on the default of a party: the 

 

30 

arbitrator shall require the party who is present to submit such evidence as the arbitrator may require for the making of an award. Each
party’s agreement to this arbitration provision is voluntary. 
 
Notwithstanding anything to the contrary contained in this Article, the provisions concerning meeting and conferring to resolve differences, mediation and arbitration shall not be applicable whatsoever to any unlawful
detainer dispute, controversy, claim or action, and all rights of any party to pursue any unlawful detainer dispute, controversy, claim or action shall remain in full force and effect. 
 
By initialing in the space provided below, each of the parties hereto specifically agrees that it has read
and understands the foregoing and agrees to submit any dispute, controversy, or claim arising from the matters described above (but specifically excluding any unlawful detainer dispute, controversy, or claim) to neutral and binding arbitration in
accordance herewith. 
 
 

	 	 	 /s/    VM    RJL    

	 	 	 	 	 	 /s/   RAB    

	 	 	 Lessor’s Initials
	 	 	 	 	 	 Lessee’s Initials

 
68. ONE TIME RIGHT
OF FIRST REFUSAL FOR EXPANSION. 
 
a.
During the Term of this Lease (including, without limitation, the Extended Term, if applicable), Lessor shall notify Lessee (“Lessor’s Notice”) if Lessor has received an offer from a third party for the lease of any portion of the
fifth (5th) floor of the Building (other than the Premises) which Lessor desires to accept, or Lessor is prepared to make an offer to a third party for the lease of any portion of the fifth (5th) floor of the Building (other than pursuant to an
“Exempted Transaction” (as hereinafter defined). As used herein, an “Exempted Transaction” means a lease of all or a part of the fifth (5th) floor of the Building pursuant to any rights under the Existing Lease and any rights
which any then existing tenants of the fifth (5th) floor of the Building may have to lease such space pursuant to lease transactions hereafter entered for portions of the fifth (5th) floor of the Building into in accordance with this Article 68.
Such Lessor’s Notice shall provide the basic business terms on which Lessor is willing to rent such space (including, without limitation, Base Rent, improvement allowances and other economic concessions, Term, options to extend, rights of first
refusal, payment of operating expenses) and shall be given to Lessee prior to Lessor accepting such third party offer or making such offer to a third party (other than pursuant to an Exempted Transaction). Lessee is hereby granted the right of first
refusal to lease such space on the terms as outlined in Lessor’s Notice to Lessee. No court arbitrator or third party shall have the right to challenge the terms and conditions set forth in Lessor’s Notice to Lessee. Lessee shall have
seven (7) days following receipt of such Lessor’s Notice within which to indicate in writing its desire to lease the space under the terms and conditions stated in such Lessor’s Notice. If Lessee rejects or fails to accept Lessor’s
offer within such seven (7) day period, Lessor shall have the right at any time within six (6) months thereafter to enter into a lease for such available space which was the subject of the offer made to Lessee in Lessor’s Notice to any one or
more third parties on terms and conditions not materially more favorable to the lessee than as specified in Lessor’s Notice, and Lessee shall have no further right to lease such space, provided that such lease is entered into within six (6)
months following Lessee’s receipt of the applicable Lessor’s Notice and the lease is on terms and conditions not materially more favorable to the lessee than as specified in Lessor’s Notice. If Lessee rejects or fails to accept
Lessor’s offer as set forth in Lessor’s Notice within such seven (7) day period, but Lessor thereafter desires to lease such space which was the subject of such Lessor’s Notice to one or more third parties more than six (6) months
following Lessee’s receipt of the applicable Lessor’s Notice or on terms and conditions which are materially more favorable to the lessee than as specified in the Lessor’s Notice, then Lessor shall first deliver a new Lessor’s
Notice with respect to such space to Lessee and Lessee shall again have its right of first refusal with respect thereto in the manner set forth above. 
 
b. Lessor’s ability to plan for the orderly transaction of its rental business, to accommodate the needs of other existing and
potential tenants, and to enjoy the benefits of increasing rentals at such times as Lessor is able to do so in its sole and absolute discretion, are fundamental elements of Lessor’s willingness to provide Lessee with the right of first refusal
contained herein. Accordingly, Lessee hereby acknowledges that strict compliance with the notification provisions contained herein, and Lessee’s strict compliance with the time period for such notification contained herein, are material
elements of the bargained for exchange between Lessor and Lessee and are material elements of Lessee’s consideration paid to Lessor in exchange for the grant of the right of first refusal. Therefore, Lessee’s failure to adhere strictly and
completely to the provisions and time frame contained in this provision shall render the right of first refusal automatically null, void and of no further force or effect as to the applicable Lessor’s Notice, without notice, acknowledgement, or
any action of any nature or sort, required of Lessor. Lessee acknowledges that no other act or notice, other than the express written notice set forth hereinabove, shall act to put Lessor on notice of Lessee’s acceptance of Lessor’s offer
as set forth in Lessor’s Notice, and Lessee hereby waives any claims to the contrary, notwithstanding any other actions of Lessee during the Term of this Lease or any statements, written or oral, of Lessee to Lessor to the contrary during the
Term of this Lease. In addition, the right of first refusal granted pursuant hereto shall not be applicable (and Lessor shall not be required to deliver any Lessor’s Notice), when Lessee is in default under this Lease (after the expiration of
any applicable period for cure provided in Article 22 above). The right of first refusal granted pursuant hereto is personal to original Lessee signatory to this Lease and cannot be assigned, transferred or conveyed to, or exercised for the benefit
of, any other person or entity (voluntarily, involuntarily, by operation of law or otherwise) including, without limitation, any assignee or subtenant permitted under Article 13 other than a Permitted Transferee. 
 
69. COUNTERPARTS. This Lease may be executed in any number of
counterparts, each of which shall be deemed to be an original, but any number of which, taken together, shall be deemed to constitute one and the same instrument. 
 

31 

IF THIS LEASE HAS BEEN FILLED IN, IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO
REPRESENTATION OR RECOMMENDATION IS MADE BY THE LESSOR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTIONS RELATING THERETO. 
 
IN WITNESS WHEREOF, the parties hereto have entered into this Lease as of the
date first written above. 
 

	 LESSOR:
	 	 	 	 LESSEE:

	
	 CUPERTINO CITY CENTER BUILDINGS,

 a California limited partnership
	 	 	 	 BORLAND SOFTWARE CORPORATION,

 a Delaware corporation

	
	 By:
	 	 PROM XX, INC.,
 a California corporation, its general partner
	 	 	 	 By: /s/    ROGER A.
BARNEY        

	 	 	 	 	 	 	 	 	 Print Name: Roger A. Barney  

	
	 	 	 	 	 	 	 	 	 Its: SVP CORPORATE SERVICES &
CAO

	
	 	 	 By:
 

	 	 PROMETHEUS REAL ESTATE GROUP,
 INC., a California corporation,
 agent for owner
  
	 	 	 	 Date: December 18, 2002

	 	 	 	 	 By:   /s/     VICKI R.
MULLINS      
	 	 	 	 By:                                     
                           

	
	 	 	 	 	 Print Name: Vicki R. Mullins
	 	 	 	 Print
Name:                                       
           

	
	 	 	 	 	 Its: Vice President
	 	 	 	 Its:                                    
                             

	
	 	 	 	 	 Date:  December 19, 2002
	 	 	 	 Date:                                    
               , 2002

	
	 	 	 	 	 By: /s/    ROBERT J. LAMPHER        
	 	 	 	 
	
	 	 	 	 	 Print Name:   Robert J. Lampher
	 	 	 	 
	
	 	 	 	 	 Its: Vice President
	 	 	 	 
	
	 	 	 	 	 Date:   December 19, 2002
	 	 	 	 

 

32 

 
EXHIBIT
“A” 
 
FLOOR PLAN OF THE
PREMISES 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 

Exhibit “A” - Page 1 

 
EXHIBIT
“B” 
 
DEPICTION OF THE PROJECT

 
 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 
 

Exhibit “B” - Page 1 

 
EXHIBIT
“C” 
 
RULES AND REGULATIONS

 
1. No sign, placard, picture, advertisement,
name or notice shall be inscribed, displayed or printed or affixed on or to any part of the outside or inside of the Building without prior written consent of Lessor. Lessor shall have the right to remove any such sign, placard, picture,
advertisement, name or notice without notice to and at the expense of Lessee. All approved signs or lettering on doors shall be printed, painted, affixed or inscribed at the expense of Lessee, by a person approved of by Lessor. Lessee shall not
place anything or allow anything to be placed near the glass of any exterior window, door, partition or wall which may appear unsightly from outside the Premises. Lessee shall not, without prior written consent of Lessor cover or otherwise sunscreen
any window. 
 
2. The sidewalks, halls, passages,
exits, entrances, elevators and stairways shall not be obstructed by Lessee or used by Lessee for any purpose other than for ingress or egress from its Premises. 
 
3. Lessor will furnish Lessee, free of charge, with two keys to each door lock in the Premises. Lessor may
make a reasonable charge for any additional keys. Lessee shall return all keys issued for the Premises at the expiration or earlier termination of the Lease Term. Lessee shall pay to Lessor the costs of re-keying the Premises if all keys are not
timely returned. Without Lessor’s prior approval and otherwise complying with the provisions of this Lease governing the making of Alterations, Lessee shall not alter any lock or install any new or additional locks or any bolts on any doors or
windows of the Premises. 
 
4. The Common Area
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 and the expense of any breakage, stoppage
or damage resulting from the violation of this rule shall be borne by the Lessee who, or whose agents, officers, employees, contractors, servants, invitees or guests shall have caused it. 
 
5. Lessee shall not overload the floor of the Premises or in any way deface the Premises or any part thereof.
Lessor shall have the right to prescribe the weight, size and position of all safes and other heavy equipment brought into the Building and also the time and manner of moving the same in and out of the Building. Safes and other heavy objects shall,
if considered necessary by Lessor, stand on supports of such thickness as is necessary to properly distribute the weight. Lessor will not be responsible for loss of or damage to any such safe or property from any cause and all damage done to the
Building by moving or maintaining any such safe or other property shall be repaired at the expense of Lessee. 
 
6. No furniture, freight or equipment of any kind shall be brought into the Building without prior notice to Lessor and all moving of the
same into or out of the Building shall be done at such time and in such manner as Lessor shall designate. Unless otherwise agreed to in writing by Lessor, any such movement of furniture, freight, or equipment shall be made during non-business hours
for the Building. 
 
7. Lessee shall have the right
to use the loading facilities provided at the Building, if any, in common with the other tenants. All Lessee deliveries of bulk items shall be through the Building loading facilities, if any. Freight elevator(s) will be available for use by all
tenants in the Building, subject to such reasonable scheduling as Lessor, in its discretion, deems appropriate. Lessor shall have the right at its sole discretion to prohibit Lessee’s delivery through the main lobbies. 
 
8. Lessee shall not use, keep or permit to be used or kept,
any foul or noxious gas or substance in the Premises, or permit or suffer the Premises to be occupied or used in a manner offensive or objectionable to Lessor or other occupants of the Building by reason of noise, odors and/or vibrations, or
interfere in any way with other tenants or those having business therein, nor shall any animals or birds be in or kept in or about the Premises or Building (other than “seeing-eye” dogs or other animals providing assistance to disabled
persons). 
 
9. The Premises will not be used for
lodging, storage of merchandise, washing clothes, or manufacturing of any kind, nor shall the Premises be used for any improper, immoral or objectionable purpose. No cooking will be done or permitted on the Premises without Lessor’s consent,
except the use by Lessee of Underwriters Laboratory approved equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted, and the use of a microwave oven for employees use will be permitted, provided that such equipment
and use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 
 
10. Lessee shall not use or keep in the Premises or the Building any kerosene, gasoline or inflammable or combustible fluid or material,
or any method of heating or air conditioning other than supplied by Lessor. 
 
11. Lessor shall approve in writing the method of attachment of any objects affixed to walls, ceilings or doors. Lessor will direct electricians as to where and how telephone and telegraph wires are to
be introduced. No boring or cutting for the wires will be allowed without the consent of Lessor (which shall not be unreasonably withheld). The location of telephones, call boxes and other office equipment affixed to the Premises shall be subject to
the approval of Lessor (which shall not be unreasonably withheld). Lessee shall not install any wiring above the ceiling tiles that does not comply with the fire codes. Any such wiring not in compliance herewith shall be removed immediately at the
expense of Lessee. Lessee will not affix any floor covering to the floor of the Premises in any manner except as approved by Lessor (which shall not be unreasonably withheld). 

 

Exhibit “C” - Page 1 

 
12. All
cleaning and janitorial services for the Building and the Premises will be provided exclusively through Lessor, and except with the written consent of Lessor, no person or persons other than those approved by Lessor will be employed by Lessee or
permitted to enter the Building for the purpose of cleaning the same. 
 
13. Lessee will store all its trash and garbage within its Premises or in other facilities provided by Lessor. Lessee will not place in any trash box or receptacle any material which cannot be disposed of in the ordinary and
customary manner of trash and garbage disposal. All garbage and refuse disposal is to be made in accordance with directions issued from time to time by Lessor. 
 
14. On Saturdays, Sundays and legal holidays, and on other days between the hours of 6:00 p.m. and 7:00 a.m. the following day, access to
the Building, or to the halls, corridors, elevators or stairways in the Building, or to the Premises may be refused unless the person seeking access is known to the person or employee of the Building in charge and has a pass or is properly
identified. Lessor 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, Lessor reserves the right to
prevent access to the Building during the continuance of the same by closing the doors or otherwise, for the safety of the tenants and protection of the Building and of property in the Building. 
 
15. Lessee will not waste electricity, water or air
conditioning and agrees to reasonably cooperate with Lessor to assure the most effective operation of the Building’s heating and air conditioning and to comply with any governmental energy-saving rules, laws or regulations of which Lessee has
actual notice, and will refrain from attempting to adjust controls (except for Lessee’s adjustment of controls with approval of and training by Lessor as provided in this Lease). Lessee will keep corridor doors closed, and shall keep all window
coverings pulled down. 
 
16. Lessor reserves the
right to exclude or expel from the Building any person who, in the judgment of Lessor, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of the rules and regulations of the Building.

 
17. No vending machine or machines or any
description shall be installed, maintained or operated upon the Premises without the written consent of Lessor, which approval shall not be unreasonably withheld, conditioned or delayed. 
 
18. Lessor shall have the right, exercisable without notice and without liability to Lessee to change the
name and street address of the Building or the Project. 
 
19. Lessee shall not disturb, solicit or canvass any occupant of the Building or Project and shall cooperate to prevent the same. 
 
20. Lessor shall have the right to control and operate the public portions of the Buildings and the public facilities, and hearing and air
conditioning, as well as facilities furnished for the common use of the tenants, in such manner as it deems best for the benefit of the tenants generally. 
 
21. All entrance doors in the Premises shall be left locked when the Premises are not in use and all doors opening to public corridors
shall be kept closed except for normal ingress or egress from the Premises. 
 
22. Without the written consent of Lessor, Lessee shall not use the name of the Building or Project in connection with or in promoting or advertising the business of Lessee except as Lessee’s
address. 
 
23. Lessee shall place pads under all
desk chairs, or have carpet coasters to protect chairs. 
 
24. Except as specifically otherwise provided in this Lease, Lessee will not install any radio or television antenna, loudspeaker, satellite dishes or other devices on the roof(s) or exterior walls of the Building or the Project.
Lessee will not interfere with radio or television broadcasting or reception from or in the Project or elsewhere. 
 
25. Lessee agrees to comply with all safety, fire protection and evacuation procedures and regulations established by Lessor or any
governmental agency. 
 
26. Lessee assumes any and
all responsibility for protecting its Premises from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed. 
 
27. Lessor may prohibit smoking in the Building and/or any other portion of the Project and may require
Lessee and any of its employees, agents, clients, customers, invitees and guests who desire to smoke, to smoke within designated smoking areas within the Project, if any such smoking areas are provided. 
 
28. Lessee’s requirements will be attended to by Lessor
only upon appropriate application to Lessor’s management offices for the Project by an authorized individual of Lessee. Employees of Lessor will not perform any work or do anything outside of their duties unless under special instructions from
Lessor, and no employee of Lessor will admit any person (Lessee or otherwise) to any office without specific instructions from Lessor. 
 
29. In the event of any conflict between these Rules and Regulations and the Lease of which they are a part, the other provisions of the
Lease shall prevail. Lessor may waive any one or more of these Rules and Regulations for the benefit of Lessee or any other tenant, but no such waiver by Lessor will be construed as a waiver of such Rules and Regulations in favor of Lessee or any
other tenant, nor prevent Lessor from thereafter enforcing 
 

Exhibit “C” - Page 2 

any such Rules and Regulations against any or all of the tenants of the Project Lessor shall use commercially reasonable efforts to enforce
the Rules and Regulations in a non-discriminatory manner, subject to Lessor’s reasonable discretion. 
 
 
 

Exhibit “C” - Page 3 

 
SUBLEASE

20450 Stevens Creek Boulevard 
Cupertino, California 
(CUPO3) 
 
This Sublease (“Sublease”), dated December 16, 2002 (the
“Execution Date”), is entered into by and between Sun Microsystems, Inc., a Delaware corporation (“Sublandlord”), and Borland Software Corporation, a Delaware corporation (“Subtenant”). 
 
1. BASIC SUBLEASE PROVISIONS 
 
1.1 Premises: The Premises under this Sublease,
consisting of approximately 61,200 rentable square feet in the aggregate, is comprised of all of the space on the sixth, seventh and eighth floors of the building located at 20450 Stevens Creek Boulevard, in Cupertino, California (the
“Building”), which is a portion of the Master Landlord’s project as shown on Exhibit B of the Master Lease (the “Project”). The Premises demised hereunder is a portion of those certain premises (“Master Premises”)
containing approximately 183,074 square feet of space, which is demised pursuant to the Master Lease. The Premises are depicted on Exhibit A to this Sublease. 
 
1.2 Master Landlord: Cupertino City Center Buildings, a California limited partnership, or any
successors thereto under the Master Lease. 
 
1.3 Master Lease: Lease Agreement dated November 20. 1997, entered into by Sublandlord, as tenant, and Master Landlord, as landlord, a copy of which is attached hereto as Exhibit B. 
 
1.4 Term: Approximately two (2) years and eleven (11)
months beginning on the Commencement Date and ending on the Expiration Date unless terminated earlier in accordance with the terms and conditions of this Sublease. 
 
1.5 Commencement Date: January 1, 2003 
 
1.6 Rent Commencement Date: April 1 ,2003 
 
1.7 Expiration Date: November 30, 2005 
 

	 1.8 Base Rent:
	  	 $85,680.00 per month ($16.80 per square foot of rentable space of the Premises per annum) from the Rent Commencement
Date to November 30, 2003.

	
	 	  	 $88,740 per month ($17.40 per square foot of rentable space of the Premises per annum) from December 1, 2003, to
November 30, 2004.

	
	 	  	 $91,800 per month ($18.00 per square foot of rentable space of the Premises per annum) from December 1, 2004 to the
Expiration Date.

 
1.9
Subtenant’s Share: 33.4 percent 
 
1.10
Subtenant’s Use: Any use permitted under Section 8 of the Master Lease. 
 
1.11 Subtenant Improvement Allowance: $1,530,000 ($25.00 per rentable square foot of the Premises). 
 

	 	 	 	  	 
	           1.12 Address for Payment of
Rent:
	  	 Sun Microsystems, Inc.

	 	 	 	  	 7777 Gateway Blvd.

	 	 	 	  	 MS NWK15-103

	 	 	 	  	 Newark, CA 94560

	 	 	 	  	 Attn: Lease Administration

 

1 

	           1.13
Sublandlord’s Notice Address:
	  	 Sun Microsystems, Inc.

	 	  	 	  	 7777 Gateway Blvd.

	 	  	 	  	 MS NWK15-103

	 	  	 	  	 Newark, CA 94560

	 	  	 	  	 Attn: Lease Administration

	
	 	  	 	  	 Sun Microsystems, Inc.

	 	  	 	  	 4120 Network Circle

	 	  	 	  	 MS SCA12-202

	 	  	 	  	 Santa Clara, CA 95054

	 	  	 	  	 Attn: Real Estate Counsel

	
	           1.14 Subtenant’s Notice
Address:
	  	 Borland Software Corporation

	 	  	 	  	 100 Enterprise Way

	 	  	 	  	 Scotts Valley, CA 95066

	 	  	 	  	 Ann: Roger Barney

	
	 	  	 	  	 Borland Software Corporation

	 	  	 	  	 100 Enterprise Way

	 	  	 	  	 Scotts Valley, CA 95066

	 	  	 	  	 Attn: General Counsel

	
	           1.15 Brokers:    For
Sublandlord:
	  	 Jones Lang LaSalle

	 	  	 	  	 Comish & Carey Commercial

	
	                                       
  For Subtenant:
	  	 Tory Corporate Real Estate Advisors dba The

	 	  	 	  	 Staubach Company

 
1.16
Definitions: The terms in the Basic Sublease Provisions are used in this Sublease as defined terms and have the meanings given above. Other capitalized words and phrases have the meanings given in the Sublease. Unless otherwise indicated, all
section references are to the sections of this Sublease. 
 

	2.	 	DEMISE OF PREMISES 

 
2.1 Sublandlord hereby subleases the Premises to Subtenant, and Subtenant hereby subleases the Premises from Sublandlord, for the
Term, on and subject to the terms and conditions of this Sublease. 
 
2.2 During the Term, Subtenant shall have the right to make reasonable and appropriate non-exclusive use of those areas of the Building that Sublandlord has designated for common use by all subtenants, including the
shipping and receiving area, the first floor lobby, driveways, stairways and elevators. Without limiting the terms of the immediately preceding sentence, Sublandlord acknowledges and agrees that, during the Term, Subtenant shall have the right to
make reasonable and appropriate non-exclusive use of the first floor lobby, the driveways, accessways, stairways and elevators and the shipping and receiving areas within the Exterior Common Area appurtenant to the Building in which the Premises are
a part. During the Term, Subtenant shall have reasonable access to the common area telecommunications closet and the risers throughout and in the Building so that Subtenant may install, subject to the provisions of Paragraph 10 of the Master Lease,
telecommunications, data and/or telephone lines in such risers, if necessary. 
 
2.3 Sublandlord hereby grants to Subtenant the right to use without charge (except as otherwise expressly provided in the Master Lease) during the Term 3 parking spaces per 1,000 rentable square
feet of the Premises pursuant to the terms and conditions of the Master Lease. Subject to the Master Landlord’s consent, fifty (50) of the parking spaces granted under this Section 2.3 shall be on the lower level of the underground parking
structure and shall be designated exclusively for Subtenant. 
 

2 

 
2.4
Sublandlord reserves the right, on reasonable prior notice, at reasonable times, during the Term, to inspect, repair or maintain the Premises, or to exhibit the Premises to persons having a legitimate interest. In connection with the exercise of
such right of entry, Sublandlord shall use reasonable efforts not to interfere with Subtenant’s use or occupancy of the Premises and to comply with all reasonable security requirements imposed by Subtenant. Subtenant shall have a right to have
a representative of Subtenant accompany Sublandlord in connection with any entry into the Premises, or any portion thereof, by Sublandlord. 
 
3. TERM 
 
3.1 The Term will commence on the Commencement Date. If for any reason Sublandlord cannot deliver possession of the Premises to
Subtenant by Commencement Date, Sublandlord will not be liable therefore, nor will such failure affect the validity of this Sublease or the obligations of Subtenant hereunder, or extend the Expiration Date, but in such case the Commencement Date
will not occur until possession of the Premises is tendered to Subtenant and the Rent Commencement Date shall be delayed by the same number of days as the Commencement Date is so delayed. The preceding to the contrary notwithstanding, if Sublandlord
has not delivered possession of the Premises to Subtenant in the condition required by this Sublease by January 7, 2003, then Subtenant shall have a right to terminate this Sublease by written notice to Sublandlord given at any time prior to the
date Sublandlord delivers possession of the Premises to Subtenant. In the event of such termination, all rights and obligations hereunder shall cease and Sublandlord shall promptly return to Subtenant all prepaid rent paid by Subtenant to
Sublandlord. 
 
3.2 The Term will end on the
Expiration Date. However, unless the Master Landlord has entered into a non disturbance agreement with Subtenant, the Sublease may be terminated prior to the Expiration Date if the Master Lease is terminated for any cause whatsoever (and Master
Landlord does not require Subtenant to attorn), or as provided elsewhere in this Sublease, and the Term will end on such earlier termination. 
 
3.3 Sublandlord shall have the right to terminate the Master Lease under any circumstance specifically provided in the Master Lease
without the prior consent of Subtenant. Sublandlord shall not terminate the Master Lease by mutual agreement with Master Landlord without Subtenant’s prior written consent (which written consent may be given or withheld by Subtenant in its sole
and absolute discretion). 
 
4. RENT 
 
4.1 The consideration payable by Subtenant for the
Premises consists of the Base Rent specified in the Basic Sublease Provisions, the Additional Rent set forth in Section 4.3, and the Utility Charges set forth in Section 4.5. Base Rent, Additional Rent and Utility Charges are collectively referred
to as “Rent.” Subtenant’s covenant to pay Rent will be independent of every other covenant in this Sublease. 
 
4.2 Beginning on the Rent Commencement Date and continuing thereafter on the first day of each month during the Term, Subtenant
must pay to Sublandlord in advance, and without notice, demand, deduction or offset, the monthly Base Rent. Base Rent for any partial month will be prorated. Subtenant must pay the first full month’s Rent on the Execution Date, and if the
Commencement Date is not the first day of the month, then Subtenant must pay the prorated Rent for the first partial month on the Commencement Date. 
 
4.3 Beginning on the Commencement Date and continuing throughout the Term, Subtenant also must pay as “Additional Rent,”
an amount equal to Subtenant’s Share of all additional rent, fees, charges or other sums due and payable by Sublandlord under the Master Lease, insofar as applicable to the Premises described herein and the period encompassed by the Term (but
not inclusive of any additional rent payable by Sublandlord under the Master Lease due to a breach or default by Sublandlord under the Master Lease that is not caused by a breach of any of Subtenant’s obligations under this 

 

3 

Sublease), to reimburse Master Landlord for taxes, insurance, operating expenses, common area maintenance charges, cost of security guards,
management fees, capital expenditures for required repairs or improvements, and/or other expenses incurred by Master Landlord in connection with the Building, and any other charges, except those charges which constitute Utility Charges payable under
Section 4.5 (collectively, “Master Lease Pass Through Costs”). To the extent the Master Lease Pass Through Costs are payable on a monthly estimated basis, the Additional Rent in respect thereto must be paid as and when Base Rent is due
based on Master Landlord’s estimates; and upon any reconciliation of estimated and actual Master Lease Pass Through Costs, the corresponding Additional Rent must be adjusted between Sublandlord and Subtenant (with appropriate reimbursements or
additional payments) within thirty (30) days after delivery to Subtenant of any reconciliation statement under the Master Lease. For purposes of calculating Additional Rent, Sublandlord will be entitled to rely conclusively on Master Landlord’s
determination of estimated and actual Master Lease Pass Through Costs. Sublandlord hereby agrees to provide or furnish Subtenant, within three (3) business days following receipt of the same by Sublandlord, with estimates of Master Lease
Pass-Through Costs and reconciliation statements received by Sublandlord from Master Landlord. In the event that Subtenant believes that an audit of Master Landlord’s books and records related to the Master Lease Pass-Through Costs is
warranted, then, Sublandlord shall use commercially reasonable efforts to conduct such an audit or to assign its right to conduct such an audit to Subtenant, provided that such audit is not, in Sublandlord’s reasonable business judgment,
unwarranted. 
 
4.4 [Intentionally omitted]

 
4.5 Beginning on the Commencement Date
and continuing throughout the Term, Subtenant also must pay within thirty (30) days after receipt of written notice from Sublandlord any other fees, charges or other sums due on account of utility consumption in the Premises during the Term,
including without limitation, water, electric and other charges incurred in connection with lighting, and providing electrical power and heating, ventilating and air conditioning service (collectively, “Utility Charges”). To the extent
that utility consumption at the Premises are separately metered and billed directly to Subtenant, Subtenant must be responsible for paying all such costs before delinquency as Utility Charges. To the extent such utilities are not separately metered
to the Premises, Subtenant must pay such costs in an amount equal to Sublandlord’s reasonable determination of Subtenant’s equitable allocation of such charges based upon actual usage. Utility Charges also include: (a) excess or after
hours electrical service or heating, ventilating or air conditioning service supplied to the Premises; (b) services or benefits supplied to the Premises at Subtenant’s request (or with Subtenant’s acquiescence) for which Master Landlord
reserves any right under the Master Lease to impose a fee or charge separate from the Master Lease Pass Through Costs. Sublandlord covenants and agrees that excess or after-hours electrical service or HVAC service supplied to the Premises during the
Term of the Sublease shall be charged to Subtenant at Master Landlord’s cost to provide or furnish the same and without any markup from Master Landlord (unless the Master Lease expressly allows Master Landlord thereunder to charge a premium for
excess or after-hours electrical or HVAC service) or Sublandlord. If Subtenant disputes Sublandlord’s allocation of Utility Charges to Subtenant pursuant to the terms above, then either party may notify the other in writing of the basis of the
dispute and the parties shall make diligent efforts to resolve the dispute. If no resolution of the dispute has been achieved within 15 days of delivery of the notice of such dispute, then either party may thereafter submit such dispute to
arbitration in accordance with the following terms: 
 
4.5.1 Subtenant and Sublandlord agree that any dispute or claim in law or equity arising between Subtenant and Sublandlord concerning the allocation of Utility Charges to Subtenant pursuant to the terms of Section 4.5 above
shall be decided by neutral, binding arbitration and not by court action, except as provided by California law for judicial review of arbitration proceedings. 
 
4.5.2 The arbitration shall be conducted in accordance with the rules of the American Arbitration Association (AAA). The parties
may agree in writing to use different rules and/or arbitrator(s). In all other respects, the arbitration shall be conducted in accordance with Part III, Title 9 of the California 

 

4 

Code of Civil Procedure. Judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. The
parties shall have the right to discovery in accordance with Code of Civil Procedure Section 1283.05. 
 
The arbitrator(s) shall award to the prevailing party in such arbitration, if any, as determined by the arbitrator(s), all of its costs
and fees. “Costs and fees” shall mean, as used in the immediately preceding sentence, all reasonable pre-award expenses of the arbitration, including the arbitrators’ fees, administrative fees, travel expenses, out-of-pocket expenses
such as copying and telephone, court costs, witness fees and attorneys’ fees. 
 
“NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY
CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE
SPECIFICALLY INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE.
YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY.” 
 
“WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION TO NEUTRAL ARBITRATION.” 
 
SUBTENANTS
INITIALS:    /s/    RAB                      
 
SUBLANDLORD’S INITIALS:
                         
 
4.6 All Rent must be paid to Sublandlord at the Address for Payment of Rent specified in the Basic Sublease provisions, or to such
other person or such other place as Sublandlord may from time to time designate by giving notice in writing. 
 
4.7 If any Rent is not paid within three days of when due, Subtenant must pay a late charge to Sublandlord equal to ten percent
(10%) of the delinquent amount; provided, however, that with respect to the first such later payment in any twelve (12) consecutive month period during the Term of the Sublease, such late charge shall not be due and payable unless such late payment
by Subtenant shall not be cured within five business days following Subtenant’s receipt of written notice from Sublandlord of Subtenant’s failure to make such payment when due. Neither demand for, nor receipt of, any late charge called for
under this Sublease will (i) operate to waive any default by Subtenant or provide a substitute for Subtenant’s full and timely performance of the obligation to pay Rent, or (ii) limit the exercise of any other right or remedy Sublandlord may
have under this Sublease in case of Subtenant’s Default. 
 
5. CONDITION AND USE OF PREMISES 
 
5.1 Sublandlord subleases the Premises to Subtenant strictly in their present “as-is” and “with all faults” condition. Sublandlord represents, but does not warrant, that to Sublandlord’s
best knowledge, which shall mean the actual knowledge (without duty of inquiry) of Charles Barry, Sublandlord’s Director, Workplace Resources, West Geo, and Andrew Smith, Program Manger (who are the persons within Sublandlord’s
organization or affiliated with Sublandlord’s organization who are most familiar with the physical condition of the Master Premises), all building systems and equipment serving the Premises are in good working order and condition as of the
Execution Date, although Sublandlord does not represent that any particular capacity is available at the Premises. Sublandlord covenants and agrees to use its best efforts to ensure that the Master Landlord maintains all building systems in good
working order as required under the Master Lease. Subtenant, by acceptance of possession of the Premises, conclusively acknowledges that it has satisfied itself as to the condition of the Premises and 

 

5 

that, subject to Sublandlord’s representation above and reservation of claims of latent defects, the building systems servicing the
Premises are in order and repair and in tenantable condition satisfactory to Subtenant. 
 
5.2 The Premises may be used and occupied solely for Subtenant’s Use as specified in the Basic Sublease Provisions. Subtenant must not use or suffer or permit the Premises to be used for
any other purpose except with Master Landlord’s and Sublandlord’s discretionary consent. During the Term, Subtenant shall have access to the Premises 24 hours a day, 365 days per year. 
 
5.3 Subject to the provisions of Section 10 of the
Master Lease, including any requirement to obtain the consent of the Master Landlord, and pursuant to the terms and conditions of Exhibit C attached hereto (the “Work Letter”), Subtenant may construct certain improvements reasonably
necessary for Subtenant to occupy and use the Premises (the “Subtenant Improvements”). In accordance with the terms of the Work Letter, Sublandlord shall reimburse Subtenant for the costs relating to the initial design and construction of
the Subtenant Improvements that are constructed or installed, or caused to be constructed or installed, in the Premises and/or that are caused to be constructed or installed by Subtenant to fulfill Sublandlord’s restoration obligations for the
Premises as required by Master Landlord, up to, but in no event more than the Subtenant Improvement Allowance. The costs to which the Subtenant Improvement Allowance may be applied are the Subtenant Improvement Allowance Items described in
Exhibit C attached to this Sublease. 
 
5.4 Subtenant must not permit the Premises or the Building to become subject to any mechanics’, laborers’ or materialmen’s lien on account of labor or material furnished to Subtenant or claimed to have been
furnished to Subtenant in connection with work of any character performed or claimed to have been performed on the Premises by, or at the direction or sufferance of, Subtenant, and must not do or fail to do any other act which in any way encumbers
the title of Master Landlord in and to the Building, whether by operation of law or by virtue of any express or implied contract by Subtenant. Any claim to, or lien upon, the Premises or the Building, arising from any act or omission of Subtenant
will accrue only against the subleasehold estate of Subtenant and will be subject and subordinate to the paramount title and rights of Master Landlord in and to the Building and the interest of Sublandlord in the Master Lease Premises. 
 
5.5 To the best knowledge of Sublandlord, which shall
mean the actual knowledge (without duty of inquiry) of Charles Barry, Sublandlord’s Director, Workplace Resources, West Geo, and Andrew Smith, Program Manger (who are the persons within Sublandlord’s organization or affiliated with
Sublandlord’s organization who are most familiar with the physical condition of the Master Premises), no Hazardous Substances are or have been located, stored, or disposed on or released or discharged from, onto or under the Master Premises, or
any portion thereof (including, without limitation, soil or groundwater contamination). For purposes of this Sublease, the term “Hazardous Substances” shall mean and include all hazardous and toxic substances, waste or materials, any
pollutant or contaminant, including, but without limitation, PCBs, asbestos, asbestos-containing material, petroleum products, and raw materials that are included under or regulated by any Environmental Law or that would pose a health, safety or
environmental hazard, except that Hazardous Substances shall not include amounts of materials which are ordinarily and reasonably required to be used in the normal course of Sublandlord’s business, so long as such use complies with all
Environmental Laws. The term “Environmental Law” shall mean and include all federal, state and local statues, ordinances, regulations and rules presently in force or hereafter enacted relating to environmental quality, contamination, and
clean-up of Hazardous Substances, including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. § 6091 et seq., as amended by the Superfund Amendments and Reauthorization Act of 1986,
the Resource Conservation and Recovery Act of 1976,42 U.S.C. § 6091, et seq., as amended by the Hazardous and Solid Waste Amendments of 1984, and state superlien and environmental clean-up statutes and all rules and regulations presently
or hereafter promulgated under said statutes as amended. 
 

6 

 
5.6
Sublandlord shall indemnify, defend and hold harmless Subtenant and its agents, employees, officers, directors, shareholders, sub-subtenants, successors and assigns from and against any and all damages, claims, losses, liabilities, actions, causes
of action, remediation or clean up expenses, costs or other expenses (including, without limitation, reasonable attorney’s fees and court costs) (collectively, “Claims”) arising out of, or related to, the presence of Hazardous
Substances on, in or under the Master Premises on or prior to the Commencement Date or to the extent that the existence of such Hazardous Substance at the Premises, the Building, the Master Premises or the Project is caused by Sublandlord. Subtenant
shall indemnify, defend and hold harmless Sublandlord from all Claims arising out of, or related to, the presence of Hazardous Substances at the Premises, the Building or the Project caused by Subtenant. The obligations of Sublandlord and Subtenant
under this Section 5.6 shall survive the expiration or earlier termination of this Sublease. 
 
5.7 Sublandlord agrees to cause the first floor lobby of the Building to be manned by a security guard 24 hours per day, 365 days per year. 
 
6. SUBTENANT’S INSURANCE AND INDEMNITY 
 
6.1 Throughout the Term, Subtenant must procure and
maintain, at its own cost and expense, such commercial general liability insurance as is required to be carried by Sublandlord under the Master Lease (to the extent applicable to Subtenant’s use, occupancy, maintenance, repair or improvements
of the Premises and the Project by Subtenant or any subtenant of Subtenant and any of Subtenant’s or its subtenant’s employees, agents, contractors or invitees), naming Sublandlord and all other parties as may be required to be named under
the Master Lease as “additional insureds,” and such property insurance as is required to be carried by Sublandlord under the Master Lease to the extent such property insurance pertains to leasehold improvements installed in the Premises,
alterations constructed by Subtenant and all equipment, trade fixtures, inventory, fixtures and personal property located on or in the Premises. Subtenant shall have no obligation to maintain insurance on any of Sublandlord’s equipment, trade
fixtures, inventory, fixtures or personal property located on or in the Premises. Subtenant must furnish to Sublandlord a certificate of Subtenant’s insurance required under this Section at least ten (10) days before the Commencement Date. Such
certificate shall provide that Sublandlord shall be given not less than thirty (30) days notice of cancellation, intent to non-renew and adverse material changes in the insurance evidenced thereby. 
 
6.2 Subtenant waives claims against Sublandlord for
damage to property owned by Subtenant where such damage is covered under any policy of property damage insurance maintained by Subtenant, to the extent such waiver is permitted by Subtenant’s insurers and does not prejudice the insurance
required to be carried by Subtenant under this Sublease. Sublandlord waives claims against Subtenant for damage to property owned by Sublandlord where such damage is covered under any policy of property damage insurance maintained by Sublandlord, to
the extent such waiver is permitted by Sublandlord’s insurers and does not prejudice the insurance carried by Sublandlord or required to be carried by Sublandlord under this Sublease. Subtenant hereby waives claims against Master Landlord and
Sublandlord for death, injury, loss or damage of every kind and nature, to the same extent that Sublandlord waives or releases such claims against Master Landlord under Section 14 the Master Lease, except such claims arising out of
Sublandlord’s or Master Landlord’s negligence or willful misconduct and which is not covered by insurance required to be maintained by Subtenant pursuant to this Sublease. 
 
6.3 Subtenant agrees to obtain, for the benefit of Master Landlord and Sublandlord, such waivers of
subrogation rights from its insurer as are required, if applicable, of Sublandlord, as the tenant, under the Master Lease. Sublandlord agrees to obtain, for the benefit of Subtenant, a waiver of subrogation rights from its insurers. 
 
6.4 Subtenant hereby agrees to indemnify, defend and
hold harmless Sublandlord and Master Landlord on the terms and conditions provided in and pursuant to the provision of Section 14 of the Master Lease, as if each of Master Landlord and Sublandlord were “Lessor thereunder, except such 

 

7 

claims, damages or loss arising out of Sublandlord’s negligence or willful misconduct and which is not covered by insurance required to
be maintained by Subtenant pursuant to this Sublease 
 
7.
ASSIGNMENT OR SUBLETTING 
 
7.1 If
Subtenant desires to (a) assign, convey or mortgage this Sublease or any interest under it; (b) allow any transfer thereof or any lien upon Subtenant’s interest by operation of law; (c) further sublet the Premises or any part thereof; or (d)
permit the occupancy of the Premises or any part thereof by anyone other than Subtenant, then Subtenant shall seek Sublandlord’s consent in the same manner and to the same extent that Sublandlord would be required under Section 13 of the Master
Lease to seek Master Landlord’s consent to such a transfer, assignment or sublease. And Sublandlord shall not unreasonably withhold its consent thereto to the same extent Master Landlord is so required to reasonably consider such a request from
Sublandlord under Section 13 of the Master Lease. If Sublandlord consents to any such transfer, assignment or sub-subletting, Sublandlord will use commercially reasonable efforts to obtain the consent of Master Landlord, provided that it will not be
required to file any lawsuit against the Master Landlord to enforce the provision of the Master Lease and Sublandlord shall not be liable in the event of a failure to obtain such consent after use of commercially reasonable efforts.
Sublandlord’s reasonable costs incurred in connection with any proposed assignment or subletting by Subtenant, including all reasonable costs incurred by Sublandlord in obtaining Master Landlord’s consent must be paid by Subtenant within
thirty (30) days of receipt of an invoice from Sublandlord. 
 
7.2 Fifty percent (50%) of any Bonus Rent received by Subtenant under any sub-sublease or assignment shall be paid to Sublandlord. “Bonus Rent” shall mean the excess of (i) all consideration received by Subtenant
from an assignment of this Sublease or a sub-sublease of all or any portion of the Premises over (ii) the sum of the Rent and other charges payable by Subtenant to Sublandlord under this Sublease (prorated, in the case of a sub-sublease of less
than all of the Premises, to reflect obligations allocable to only the portion of the Premises so sublet), the reasonable leasing commissions and advertising costs paid by Subtenant to any unaffiliated third party, the Subtenant’s actual cost
of improvements made to the Premises to ready the Premises for the assignee or sub-subtenant, and reasonable outside attorneys’ fees incurred by Subtenant in connection with such assignment or sub-sublease. 
 
7.3 No permitted assignment will be effective and no
permitted sublease will commence unless and until any Default by Subtenant hereunder has been cured. No permitted assignment or subletting will relieve Subtenant from Subtenant’s obligations and agreements under this Sublease and Subtenant will
continue to be liable as a principal and not as a guarantor or surety, to the same extent as though no assignment or subletting had been made. 
 
8. ALTERATIONS 
 
8.1 Subtenant must not make any alterations in or additions to the Premises (“Subtenant Alterations”) without the
Sublandlord’s prior written consent, which shall not be unreasonably withheld, provided that it shall be reasonable for the Sublandlord to withhold consent to any Subtenant Alteration if it is unable to obtain the Master Landlord’s consent
thereto. Notwithstanding the foregoing, if Master Landlord has released Sublandlord from all restoration obligations related to the proposed Subtenant Alterations, then Sublandlord shall not withhold its consent thereto, except if the proposed
Subtenant Alterations would unreasonably interfere with use of the balance of the Master Premises by Sublandlord or its other subtenants. If Sublandlord consents to the Subtenant Alterations, Sublandlord will use commercially reasonable efforts to
obtain the consent of Master Landlord, provided that it will not be required to file any lawsuit against the Master Landlord to enforce the provision of the Master Lease and Sublandlord shall not be liable in the event of a failure to obtain such
consent after use of commercially reasonable efforts. 
 

8 

 
8.2 If
the Subtenant Alterations are permitted or consented to, Subtenant must comply with all of the covenants of Sublandlord contained in the Master Lease pertaining to the performance of such Subtenant Alterations. Any permitted Subtenant Alterations
must be made at Subtenant’s sole cost and expense, including any cost to comply with applicable laws and regulations and any management or supervision fee charged by Master Landlord pursuant to the terms of the Master Lease. 
 
9. CASUALTY OR EMINENT DOMAIN 
 
9.1 In the event of a fire or other casualty affecting
the Building or the Premises, or of a taking of all or a part of the Building or the Premises under the power of eminent domain, Sublandlord will be entitled to exercise any right it expressly has under the Master Lease to terminate the Master Lease
without first obtaining the consent or approval of Subtenant. 
 
9.2 To the extent any portion of the Premises is taken or appropriated under the power of eminent domain, or conveyed in lieu thereof, and this Sublease is not terminated as a result thereof, then the Rent thereafter to be
paid under this Sublease for the Premises shall be abated in the same ratio that the percentage of the area of the Premises so taken, appropriated or conveyed bears to the total area of the Premises immediately prior to the taking, appropriation or
conveyance. In addition, if any rentable area of the Building containing the Premises is so taken, appropriated or conveyed and this Sublease is not terminated as may be permitted under the Master Lease, Subtenant’s Share of Master Lease Pass
Through Costs shall be adjusted pursuant to Article 7 of the Master Lease. To the extent any portion of the Premises is damaged or destroyed by fire or other casualty and this Sublease is not terminated as a result thereof, then the Base Rent and
Subtenant’s Share of Master Lease Pass Through Costs shall be proportionately reduced during the period of repair. The reduction shall be based upon the extent to which the making of repairs interferes with Subtenant’s business conducted
in the Premises, as reasonably determined by Sublandlord. 
 
9.3 If, in the event of a casualty or loss, the Master Lease imposes on Sublandlord the obligation to repair or restore leasehold improvements or alterations within the Master Premises, Subtenant must be responsible for repair
or restoration of leasehold improvements within the Premises, including, but not limited to, the Subtenant Alterations and any alterations constructed by Sublandlord prior to the Commencement Date. Sublandlord shall not in any event be responsible
for reconstruction of any portion of the Premises that is the responsibility of Master Landlord under the Master Lease, provided that if Sublandlord does not terminate the Master Lease Sublandlord will use commercially reasonable efforts to enforce
any provision of the Master Lease that shall require Master Landlord to reconstruct the Building or Premises. 
 
10. SURRENDER 
 
10.1 On the Expiration Date, or upon the earlier termination of the Sublease or of Subtenant’s right to possession of the Premises, Subtenant must at once surrender and deliver up the Premises, together with all
improvements thereon, to Sublandlord in good condition and repair, reasonable wear and tear excepted; conditions existing because of Subtenant’s failure to perform maintenance, repairs or replacements as required of Subtenant under this
Sublease will not be deemed “reasonable wear and tear.” 
 
10.2 Subtenant shall remove at the expiration or earlier termination of the Term any Subtenant Alterations that Master Landlord requires be removed from the Premises and restore the Premises to the condition existing
on the Commencement Date, or such earlier date that the Premises were delivered to Subtenant, and shall repair any and all damage to the Premises resulting from the removal of Subtenant’s Property therefrom and shall remove Subtenant’s
articles of personal property and fixtures incident to Subtenant’s business (“Subtenant’s Property”) therefrom. All other Subtenant Alterations in or upon the Premises made by Subtenant will become a part of and will remain upon
the Premises upon such termination without compensation, allowance or credit to Subtenant. Subtenant shall repair any damage occasioned by such removal of the Subtenant Alterations or Subtenant’s Property, which obligation will 

 

9 

survive termination of this Sublease. If Master Landlord requires removal of any Subtenant Alterations, or a portion thereof, and Subtenant
does not remove such, or Subtenant does not remove Subtenant’s Property from the Premises on or before the Expiration Date or the earlier termination of this Sublease, Sublandlord may remove the same (and repair any damage occasioned thereby),
and dispose thereof, or at its election, remove and/or store the same. Subtenant shall pay the reasonable costs of such removal, repair and/or storage on demand, and/or Sublandlord may treat any Subtenant’s Property as having been conveyed to
Sublandlord with this Sublease acting as a bill of sale therefor, without further payment or credit by Sublandlord to Subtenant. 
 
10.3 Subtenant will not be required to remove any alterations or improvements made by Sublandlord. If Sublandlord is required under
the Master Lease to remove any such alterations or improvements, Subtenant must permit Sublandlord to enter the Premises for a reasonable period of time, subject to such conditions as Subtenant may reasonably impose, for the purpose of removing such
alterations and improvements and restoring the Premises as required by the Master Lease. 
 
10.4 At the end of the Term of this Sublease, unless Subtenant has entered into a direct lease with Master Landlord covering the Premises to commence immediately following the expiration or
earlier termination of the Sublease, Subtenant must surrender to Sublandlord all keys to the Premises and make known to Sublandlord the combination of all combination locks that Subtenant is permitted to leave on the Premises. 
 
11. HOLDING OVER 
 
11.1 Subtenant has no right under this Sublease to
occupy the Premises or any portion thereof after the Expiration Date or after the termination of this Sublease or of Subtenant’s right to possession hereunder. In the event Subtenant or any party claiming by, through or under Subtenant holds
over, Sublandlord may exercise any and all remedies available to it at law or in equity to recover possession of the Premises, and to recover damages, including without limitation, all damages payable by Sublandlord to Master Landlord by reason of
such holdover. 
 
11.2 Without limiting
Sublandlord’s rights under Section 11.1, for each and every month or partial month that Subtenant or any party claiming by, through or under Subtenant remains in occupancy of all or any portion of the Premises after the Expiration Date or after
the earlier termination of this Sublease or of Subtenant’s right to possession, Subtenant must pay, as minimum damages and not as a penalty, monthly rental at a rate equal to double the rate of Rent payable by Subtenant hereunder immediately
prior to the Expiration Date or the earlier termination of this Sublease or of Subtenant’s right to possession. The acceptance by Sublandlord of any lesser sum will be construed as payment on account and not in satisfaction of damages for such
holding over. 
 
12. SUBTENANT’S DEFAULT 
 
12.1 Any one or more of following events will be
considered a “Default” by Subtenant: 
 
12.1.1 Subtenant fails to make any payment of Rent within three days of when the same is due; or 
 
12.1.2 Subtenant, by its act or omission, causes an event or condition that is a default under Section 22 of the Master Lease;

 
12.1.3 Subtenant, by its act or omission,
causes an event or condition that, subject only to the delivery of any required notice or passage of any cure or grace period, would constitute a default under any provision of the Master Lease, and such event or condition is not cured on or before
the date three (3) days prior to the expiration of the applicable cure or grace period given in the Master Lease; 
 
12.1.4 Subtenant fails to fulfill, keep, observe or perform any of the other covenants and obligations herein contained to be
fulfilled, kept, observed and performed by Subtenant, and such failure continues for more than fifteen (15) days after notice thereof in writing to Subtenant, provided however, if 

 

10 

such failure cannot be cured within fifteen (15) days, then provided that Subtenant has commenced to cure such failure and diligently pursues
a cure of such failure, Subtenant shall have such reasonable time to cure such failure. 
 
12.2 Upon the occurrence of any one or more Default(s), Sublandlord may exercise any remedy against Subtenant that Master Landlord may exercise for default by Sublandlord under the Master Lease,
including, without limitation, any right to terminate this Sublease and recover certain sums and any right to continue this Sublease in effect and recover Rent and other charges as they become due. 
 
12.3 Any notice delivered by Sublandlord in connection
with, or as a precondition to, a Default by Subtenant will be in lieu of and not in addition to any notice to pay rent or notice to perform covenant required under law. 
 
13. PROVISIONS REGARDING MASTER LEASE 
 
13.1 The terms and provisions of the Master Lease are incorporated in this Sublease. Except as is
specified in this Sublease, the within subletting is upon and subject to all of the terms of the Master Lease so incorporated in this Sublease; provided, however, that: (i) each reference in such incorporated sections to “Lease” shall be
deemed a reference to “Sublease”; (ii) each reference to the “Premises” in the Master Lease shall be deemed a reference to the Premises described in this Sublease; (iii) each reference to “Lessor and “Lessee” shall
be deemed a reference to “Sublandlord” and “Subtenant”, respectively; (iv) with respect to work, services, repairs, restoration, insurance, capital improvements or the performance of any other obligation of Master Landlord under
the Master Lease, the sole obligations of Sublandlord shall be as set forth in the last sentence of Section 13.2 below; (v) Sublandlord shall have no liability to Subtenant with respect to (a) representations and warranties made by Master Landlord
under the Master Lease, (b) any indemnification obligations of Master Landlord under the Master Lease or other obligations or liabilities of Master Landlord with respect to compliance with laws or condition of the Premises; and (c) Master
Landlord’s repair, maintenance, restoration, upkeep, insurance and similar obligations under the Master Lease, regardless of whether the incorporation of one or more provisions of the Master Lease into this Sublease might otherwise operate to
make Sublandlord liable therefor other than to use reasonable efforts to obtain Master Landlord’s compliance with the same as set forth in Section 13.2 below; and provided further that nothing in the foregoing shall abrogate, modify, detract
from or diminish any obligation of Master Landlord under the Master Lease or any obligation of Sublandlord to Master Landlord; (vi) with respect to any approval or consent required to be obtained from the “Lessor” under the Master Lease,
Subtenant shall be required to obtain such approval or consent from Master Landlord and Sublandlord (unless otherwise expressly provided in this Sublease), and the approval or consent of Sublandlord may be withheld if Master Landlord’s approval
or consent is not obtained, provided however Sublandlord’s consent may not be unreasonably withheld if Master Landlord provides its consent; and (vii) the following provisions of the Master Lease are expressly not incorporated herein by
reference: Sections 1.a-m, 3, 4, 22.1, 39, 53 and 64 and Exhibit A. In addition, for the purposes of this Sublease and the incorporation of Master Lease terms, the references to “Exhibit A” attached to the Master Lease shall be
deemed to refer to Exhibit A attached hereto. Further the following modifications are made to the following incorporated provisions of the Master Lease, such modifications are not intended to and do not after the terms and conditions of the Master
Lease as it pertains to the relationship between Sublandlord and Master Landlord: 
 

	 Incorporated Section of Master Lease

	  	 Modification

	 9
	  	 With respect to the second sentence of Section 9 of the Master Lease, Subtenant shall not be obligated to make (or
contribute to the cost of making) any alteration or addition required to bring the Premises into compliance with legal requirements in effect as of the Commencement Date of the Master

 

11 

	 	  	 Lease. Notwithstanding the provisions of Section 9 and 10.c of the Master Lease, Subtenant shall have no obligation
under the Sublease to cure or remedy any violations of law that exist with respect to the Premises, the Building or the Parcel, or any portion thereof, as of the Commencement Date of the Sublease.

	
	 10.b
	  	 In the first sentence of Section 10.b. of the Master Lease, the words “which is then designated by Lessor to be
removed” are hereby deleted and the words “which were required to be removed by Sublandlord at the time Sublandlord consented to such Alterations” shall be deemed substituted in place thereof. Nothing in this Section shall alter the
master Landlord’s rights to designate alterations for removal at the end of the term of the Master Lease.

	
	 13.a
	  	 In addition, in the second sentence of Section 13.a, the words “in the event of an assignment of the
Premises,” shall be deemed inserted immediately after the words “shall assume the obligations and liabilities of Lessee under this Lease.”

	
	 22.b
	  	 In Section 22.b. of the Master Lease, the words “(except if unable to occupy or use the Premises due to damage or
destruction or condemnation)” shall be deeded inserted immediately after the words “consecutive days.”

	
	 29
	  	 The second sentence of Section 29 shall be deleted and the following sentence shall be inserted in its place:
“The liability of Sublandlord pursuant to this Sublease shall be limited to an amount equal to the lesser of (i) five million dollars ($5,000,000) or (ii) the amount of Master Landlord’s equity interest in the
Building.

 
13.2 Subtenant shall assume and perform for the benefit of Sublandlord and Master Landlord each and all of the conditions, covenants and obligations to be performed by Sublandlord as “Lessee” under the Master Lease
to the extent said terms, covenants, conditions and obligations are incorporated in this Sublease (and accrue from and after the Commencement Date of this Sublease), are not modified or limited hereby and are applicable to the Premises demised
hereby. Unless otherwise expressly provided in this Sublease, both Sublandlord and Master Landlord shall have all of the rights of Master Landlord under the Master Lease to the extent such rights are applicable to the Premises, including, without
limitation, the right of entry set forth in Section 20 of the Master Lease. Subtenant shall not commit or knowingly permit to be committed on the Premises any act or omission which would constitute a breach of any of the terms, covenants, conditions
and obligations of Sublandlord under the Master Lease. Notwithstanding the foregoing, in the case of any covenant contained in the Master Lease that by its nature is to be performed by the Master Landlord, Sublandlord’s obligation hereunder
shall be limited to, within a reasonable time after Subtenant provides notice to Sublandlord of such default, using commercially reasonable efforts to enforce the Master Lease. 
 
13.3 Sublandlord shall have no responsibility or obligations with respect to furnishing any services
under Section 17 of the Master Lease, to the extent the same is made expressly the responsibility of the Master Landlord under the Master Lease, including, but not limited to, utilities, with respect to the Premises, and the sole responsibility of
Sublandlord with respect to Section 17 of the Master Lease shall be to enforce the Master Lease with respect to any obligation of Master Landlord to furnish such basic services under the Master Lease. 
 
13.4 Subtenant shall indemnify and save Sublandlord
harmless against any loss, damage or injury, including, without limitation, reasonable attorneys’ fees, and/or any amounts assessed against Sublandlord by Master Landlord under the Master Lease on account of any default by Subtenant that

 

12 

shall give rise to a default under Section 22 of the Master Lease, which Sublandlord may suffer or incur under the Master Lease as the result
of any breach by Subtenant of its obligations under this Sublease, including, without limitation, any provisions of the Master Lease that are incorporated herein. Subtenant’s obligations under the immediately preceding sentence shall survive
termination of this Sublease. Notwithstanding any other provision of this Sublease to the contrary, in the event of a material default of this Sublease that may cause an event of default to occur under the Master Lease, Sublandlord may, in addition
to all other remedies granted to Sublandlord hereunder, at Subtenant’s expense and after written notice to Subtenant, take such action as may reasonably be required to prevent such matter from maturing into an incurable event of default under
the Master Lease, and Subtenant shall pay such reasonable expenses so incurred by Sublandlord within thirty (30) days after demand by Sublandlord. Notwithstanding the foregoing provisions of this Section 13.4, under no circumstances shall Subtenant
be liable to Sublandlord for any claims of lost profits, loss of business or lost income. 
 
13.5 Sublandlord acknowledges that a true and correct copy of the Master Lease is attached hereto and incorporated herein as Exhibit B. Subtenant covenants, represents and warrants that
it shall keep the terms of the Master Lease confidential and will not disclose any such terms or distribute copies of the Master Lease to any person or entity (other than Subtenant’s agents, employees, contractors, attorneys, accountants,
consultants and prospective subtenants, Master Landlord and/or the City of Cupertino) without obtaining the prior written consent of Sublandlord (which consent shall not be unreasonably withheld or delayed). The preceding sentence to the contrary
notwithstanding, Subtenant shall also be entitled to disclose this Sublease and/or the Master Lease, or the terms thereof, in connection with any securities laws or other regulatory requirements affecting Subtenant. 
 
14. MASTER LANDLORD’S CONSENT 
 
14.1 This Sublease and the obligations of the parties
hereunder are expressly conditioned upon Sublandlord obtaining the Master Landlord’s prior written consent to this Sublease in a form acceptable to the parties in their sole discretion. Subtenant must promptly deliver to Sublandlord any
information reasonably requested by Master Landlord (in connection with Master Landlord’s approval of this Sublease) with respect to the nature and operation of Subtenant’s business and/or the financial condition of Subtenant.

 
14.2 Sublandlord and Subtenant hereby
agree, for the benefit of Master Landlord, that this Sublease and Master Landlord’s consent hereto will not (a) be deemed to have amended the Master Lease between Master Landlord and Sublandlord in any regard (unless Master Landlord will have
expressly agreed writing to such amendment); or (b) be construed as a waiver of Master Landlord’s right to consent to any assignment of the Master Lease by Sublandlord or any further subletting of the Master Premises, or as a waiver of Master
Landlord’s right to consent to any assignment by Subtenant of this Sublease or any sub-subletting of the Premises or any part thereof. 
 
14.3 If Master Landlord fails to consent to this Sublease within thirty (30) days after the Execution Date, either party shall have
the right to terminate this Sublease be giving written notice thereof to the other at any time thereafter, but before Master Landlord grants such consent. In the event of such termination, Sublandlord shall promptly refund to Subtenant any prepaid
Rent received from Subtenant. Sublandlord agrees to exercise commercially reasonable and diligent efforts to obtain Master Landlord’s written consent to this Sublease as provided in Section 14.1 above and the transaction described herein.

 
15. NOTICES 
 
15.1 All notices which may or are required to be given
by either party to the other must be in writing and will be deemed given when received or refused if personally delivered, or if sent by United States registered or certified mail, postage prepaid, return receipt requested, or if sent by a
nationally recognized overnight commercial courier service providing receipted delivery, to the respective Notice Address specified in the Basic Sublease Provisions, or at such other place as a party may from time to time designate by notice in
writing. 
 

13 

 
15.2
Subtenant agrees promptly to deliver to Sublandlord a copy of any notice, demand, request, consent or approval received from Master Landlord or any governmental agency. Sublandlord agrees promptly to deliver to Subtenant a copy of any notice,
demand, request, consent or approval received from or delivered to Master Landlord or any governmental agency respecting the Premises. 
 
16. SECURITY DEPOSIT 
 
      [Intentionally omitted.] 
 
17. MISCELLANEOUS 
 
17.1 As of the Commencement Date, Sublandlord does hereby sell, grant, convey, transfer, assign, deliver, and set unto Subtenant,
at no cost to Subtenant, all of Sublandlord’s rights, title and interest in and to the furniture located on the Premises, a complete inventory of which is attached hereto as Exhibit D (the “Furniture”). As of the Commencement
Date, Subtenant does hereby accept the Furniture in its “as is” condition “with all faults.” Subtenant acknowledges that Sublandlord has made no representations or warranty of any kind, express or implied with respect to the
condition of the Furniture, except as provided in the following sentence. Sublandlord hereby represents to Subtenant that the Furniture is solely owned by Sublandlord and is free and clear of any and all encumbrances or liens. Sublandlord shall
indemnify, defend and hold harmless Subtenant from and against any and all claims, demands, causes of action, damages, liabilities, losses, obligations, costs and attorneys’ fees arising out of, or in any way connected with any breach by
Sublandlord of its representation set forth in the immediately preceding sentence. Sublandlord’s obligations under the immediately preceding sentence shall survive the expiration or earlier termination of this Sublease. Subtenant does hereby
forever release and discharge Sublandlord, its agents, directors, officers and employees, to the maximum extent permitted by law, of and from any and all claims, demands, causes of action, damages, liabilities, losses, obligations, costs and
attorneys’ fees whether known or unknown, foreseen or unforeseen, arising out of, or in any way connected with or concerning the condition of the Furniture to the extent arising on or after the Commencement Date; provided, however, such release
and discharge shall not be applicable to any breach by Sublandlord or its representation set forth in the fourth (4th) sentence of this Section 17.1. 
 
17.2 Sublandlord hereby rescinds, waives and forfeits its option to extend the term of the Master Lease as provided in Section 3 of the Master Lease. 
 
17.3 Subtenant shall have the right to install, at its own cost (including removal expenses), such
exterior Building signage as the Master Landlord and any applicable governing agency may allow. If Sublandlord installs a monument sign or is granted monument signage rights by the Master Landlord, then Subtenant shall have the right to
Subtenant’s Share of the space on such sign. 
 
17.4 Subject to the limitations specially expressed in this Sublease, so long as Subtenant is not in Default under this Sublease. Subtenant’s quiet and peaceable enjoyment of the Premises will not be disturbed or
interfered with by Sublandlord, or by any person claiming by, through, or under Sublandlord. 
 
17.5 Neither party shall be deemed in default with respect to performance of any of the terms, covenants and conditions of this Sublease (other than for payment of money), if party’s
failure to timely perform same is due in whole or in part to any strike, lockout, labor trouble (whether legal or illegal), civil disorder, failure of power, restrictive governmental laws and regulations, riots, insurrections, war, shortages,
accidents, casualties, acts of God or acts of the other party’s agents, employees or invitees. 
 
17.6 Each party warrants to the other that it has had no dealings with any broker or agent in connection with this Sublease, except
those Brokers specified in the Basic Sublease Provisions. Each party covenants to protect, defend, indemnify and hold harmless the other party from and against any and all costs (including reasonably attorneys’ fees), expense or liability for
any compensation, commission 

 

14 

and charges claimed by any broker or outer agent, other than the Brokers, with respect to this Sublease or the negotiation thereof an behalf
of such party. 
 
17.7 This Sublease and the
rights and obligations of the parties shall be interpreted, construed and enforced in accordance with the laws of the State of California, and Sublandlord and Subtenant hereby irrevocably consent to the jurisdiction and proper venue of such state.
If any term or provision of this Sublease shall to any extent be invalid or unenforceable, the remainder of this Sublease shall not be affected, and each provision of this Sublease shall be valid and enforced to the fullest extent permitted by law.
The headings and titles to the Articles and Sections of this Sublease are for convenience only and shall have no effect on the interpretation of any part of the Sublease. 
 
17.8 Subtenant shall not record this Sublease or any memorandum without Sublandlord’s and Master
Landlord’s prior written consent. 
 
17.9 Sublandlord and Subtenant hereby waive any right to trial by jury in any proceeding based upon a breach of this Sublease. 
 
17.10 The expiration of the Term, whether by lapse of time or otherwise, shall not relieve either party of any obligations which
accrued prior to or which may continue to accrue after the expiration or early termination of this Sublease. Without limiting the scope of the prior sentence, it is agreed that Subtenant’s obligations under any provision of this Sublease or the
Master Lease that is expressly provided by its terms to survive termination of this Sublease shall survive the expiration or early termination of this Sublease. 
 
17.11 All understandings and agreements previously made between the parties are superseded by this
Sublease, and neither party is relying upon any warranty, statement or representation not contained in this Sublease. This Sublease may be modified only by a written agreement signed by Sublandlord and Subtenant. 
 
17.12 Each party represents and warrants to the other
that the person or persons executing this Sublease for the representing party are fully authorized to so act and no other action is required to bind Sublandlord to this Sublease and that the representing party has the right and power to execute and
deliver this Sublease and to perform its obligations hereunder, subject only to Master Landlord’s consent, and that the representing party is duly organized and in good standing in its state of formation and is authorized to conduct business in
the state where the Premises are located. 
 
(signatures follow on next page) 
 

15 

In witness whereof, Sublandlord and Subtenant have executed this Sublease on the dates set forth below,
intending to be bound hereby. 
 

	 SUBLANDLORD:
	 	 SUBTENANT:

	
	 Sun Microsystems, Inc., a Delaware corporation
	 	 Borland Software Corporation, a Delaware corporation

	
	 By:
	 	
	 	 By:
	 	 /S/    ROGER A.
BARNEY        

	
	 Name:
	 	
	 	 Name:
	 	 Roger A. Barney

	
	 Its:
	 	
	 	 Its:
	 	 SVP CORPORATE SERVICES & CAO

	
	 Date:
	 	
	 	 Date:
	 	 December 18, 2002

 
[Both parties must
also initial Section 4.5] 
 

16 

In witness whereof, Sublandlord and Subtenant have executed this Sublease on the dates set forth below,
intending to be bound hereby. 
 

	 SUBLANDLORD:
	 	 SUBTENANT:

	
	 Sun Microsystems, Inc., a Delaware corporation
	 	 Borland Software Corporation, a Delaware corporation

	
	 By:
	 	 /s/    Charles C
Barry        

	 	 By:
	 	

	
	 Name:
	 	 Charles C Barry

	 	 Name:
	 	

	
	 Its:
	 	 SENIOR DIRECTOR

	 	 Its:    
	 	

	
	 Date:
	 	 12/19/02

	 	 Date:
	 	

 
[Both parties must
also initial Section 4.5] 
 

16 

 
EXHIBIT A

 
DESIGNATION OF PREMISES 
 
 

EXHIBIT A 

 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 

 
 
 
 
[GRAPHIC APPEARS HERE]

 
 
 
 

 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 

 
EXHIBIT B

 
MASTER LEASE 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

EXHIBIT B 

 
EXHIBIT C

 
WORK LETTER 
 
This Work Letter shall set forth the terms and conditions
relating to the construction of the Premises. 
 
1. SUBTENANT
IMPROVEMENT ALLOWANCE ITEMS 
 
Except as otherwise set forth
in this Work Letter, the Subtenant Improvement Allowance shall be disbursed by Sublandlord only for actually incurred cost for the following items associated with the construction of the Subtenant Improvements at the Premises: (a) the fees of the
architect and the engineers; (b) documents and materials supplied by Master Landlord, Sublandlord or their consultants in connection with the preparation and review of the construction drawings; and management fees charged by the Master Landlord (to
the extent permitted to be charged under the existing Master Lease); (c) any plan, permit and license fees relating to construction of the Subtenant Improvements; (d) demolition of the existing improvements and construction of the Subtenant
Improvements, including, without limitation, testing and inspection costs, freight elevator usage, utility usage, parking charges and trash removal costs, and contractors’ fees; (e) sales and use taxes; (f) installation of telecommunications
equipment and other specialty trade fixtures and equipment at the Premises, (g) manufacture and installation of building signage for identification of Subtenant at the Premises or the Building, (h) legal and consulting fees associated with
construction of the Subtenant Improvements; and (i) moving costs, of any kind or nature, associated with Subtenant’s occupancy of the Premises (collectively the “Subtenant Improvement Allowance Items”). 
 
2. DISBURSEMENT OF SUBTENANT IMPROVEMENT ALLOWANCE 
 
2.1 Upon (i) substantial completion of approximately
one-third of the Subtenant Improvements in compliance with the approved plans (as determined by inspection by Sun); (ii) receipt of Subtenant’s interim application for payment not in excess of 33.3% of the Subtenant Improvement Allowance,
including subcontractor back-up and copies of paid receipts or other reasonably acceptable proof of the actual cost for Subtenant Improvement Allowance Items incurred to-date; and (iii) properly executed mechanics lien releases in compliance with
both California Civil Code Section 3262(d)(2) and Section 3262(d)(4) for the then fully completed and fully paid work; then Sublandlord shall reimburse Subtenant for the a portion of the Subtenant Improvement Allowance Items, equal to the cost of
the Subtenant Improvement Allowance Items as applied for in the interim application for payment. 
 
2.2 Upon (i) substantial completion of approximately two-thirds of the Subtenant Improvements in compliance with the approved plans (as determined by inspection by Sun); (ii) receipt of
Subtenant’s interim application for payment not in excess of 33.3% of the Subtenant Improvement Allowance, including subcontractor back-up and copies of paid receipts or other reasonably acceptable proof of the actual cost for Subtenant
Improvement Allowance Items incurred to-date; and (iii) properly executed mechanics lien releases in compliance with both California Civil Code Section 3262(d)(2) and Section 3262(d)(4) for the then fully completed and fully paid work; then
Sublandlord shall reimburse Subtenant for the a portion of the Subtenant Improvement Allowance Items, equal to the cost of the Subtenant Improvement Allowance Items as applied for in the interim application for payment. 
 
2.3 Upon (i) substantial completion of the Subtenant
Improvements in compliance with the approved plans (as determined by inspection by Sun); (ii) receipt of Subtenant’s final application for payment up to the amount of the unpaid portion of the Subtenant Improvement Allowance, including
subcontractor back-up and copies of paid receipts or other reasonably acceptable proof of the actual cost for all Subtenant Improvement Allowance Items; and (iii) properly executed final mechanics lien releases in compliance with both California
Civil Code Section 3262(d)(2) and Section 3262(d)(4) for all work related to the Subtenant Improvements; (iv) copies of the signed off building permit card, the certificate of occupancy (if issued by the local municipality) and the recorded notice
of completion; then Sublandlord shall reimburse Subtenant for the remaining unpaid portion of the Subtenant Improvement Allowance 
 

EXHIBIT C 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
CUPERTINO CITY CENTER 
 
NET OFFICE LEASE 
 
by and between 
 
CUPERTINO CITY CENTER BUILDINGS, 
 
a California limited partnership, 
 
as Lessor 
 
and 
 
SUN MICROSYSTEMS, INC., 
 
a Delaware corporation, 
 
as Lessee 

 
TABLE OF
CONTENTS 
 

	 	  	 	  	 Page

	
	 1.
	  	 SUMMARY OF LEASE PROVISIONS
	  	 1

	
	 2.
	  	 PREMISES DEMISED
	  	 2

	
	 3.
	  	 TERM; OPTION TO EXTEND
	  	 2

	
	 4.
	  	 POSSESSION
	  	 4

	
	 5.
	  	 RENT
	  	 5

	
	 6.
	  	 INTENTIONALLY OMITTED
	  	 5

	
	 7.
	  	 PROJECT TAXES AND OPERATING EXPENSE ADJUSTMENTS
	  	 5

	
	 8.
	  	 USE
	  	 8

	
	 9.
	  	 COMPLIANCE WITH LAWS
	  	 10

	
	 10.
	  	 ALTERATIONS AND ADDITIONS
	  	 10

	
	 11.
	  	 REPAIRS
	  	 11

	
	 12.
	  	 LIENS
	  	 12

	
	 13.
	  	 ASSIGNMENT AND SUBLETTING
	  	 12

	
	 14.
	  	 HOLD HARMLESS
	  	 14

	
	 15.
	  	 SUBROGATION
	  	 15

	
	 16.
	  	 LESSEE’S INSURANCE
	  	 15

	
	 17.
	  	 SERVICES AND UTILITIES
	  	 16

	
	 18.
	  	 RULES AND REGULATIONS
	  	 17

	
	 19.
	  	 HOLDING OVER
	  	 17

	
	 20.
	  	 ENTRY BY LESSOR
	  	 17

	
	 21.
	  	 RECONSTRUCTION
	  	 18

	
	 22.
	  	 DEFAULT
	  	 18

	
	 23.
	  	 REMEDIES UPON DEFAULT
	  	 19

	
	 24.
	  	 EMINENT DOMAIN
	  	 20

	
	 25.
	  	 OFFSET STATEMENT; MODIFICATIONS FOR LENDER
	  	 21

	
	 26.
	  	 PARKING
	  	 21

	
	 27.
	  	 AUTHORITY
	  	 21

	
	 28.
	  	 SURRENDER OF PREMISES
	  	 22

	
	 29.
	  	 LESSOR DEFAULT AND MORTGAGEE PROTECTION
	  	 22

	
	 30.
	  	 RIGHTS RESERVED BY LESSOR
	  	 22

	
	 31.
	  	 EXHIBITS
	  	 22

	
	 32.
	  	 WAIVER
	  	 23

	
	 33.
	  	 NOTICES
	  	 23

	
	 34.
	  	 JOINT OBLIGATIONS
	  	 23

 

i 

	 	  	 	  	 Page

	
	 35.
	  	 MARGINAL HEADINGS
	  	 23

	
	 36.
	  	 TIME
	  	 23

	
	 37.
	  	 SUCCESSORS AND ASSIGNS
	  	 23

	
	 38.
	  	 RECORDATION
	  	 23

	
	 39.
	  	 QUIET POSSESSION
	  	 23

	
	 40.
	  	 LATE CHARGES; ADDITIONAL RENT AND INTEREST
	  	 23

	
	 41.
	  	 PRIOR AGREEMENTS
	  	 24

	
	 42.
	  	 INABILITY TO PERFORM
	  	 24

	
	 43.
	  	 ATTORNEYS’ FEES
	  	 24

	
	 44.
	  	 SALE OF PREMISES BY LESSOR
	  	 24

	
	 45.
	  	 SUBORDINATION/ATTORNMENT
	  	 24

	
	 46.
	  	 NAME
	  	 25

	
	 47.
	  	 SEVERABILITY
	  	 25

	
	 48.
	  	 CUMULATIVE REMEDIES
	  	 25

	
	 49.
	  	 CHOICE OF LAW
	  	 25

	
	 50.
	  	 SIGNS
	  	 25

	
	 51.
	  	 GENDER AND NUMBER
	  	 25

	
	 52.
	  	 CONSENTS
	  	 25

	
	 53.
	  	 BROKERS
	  	 25

	
	 54.
	  	 SUBSURFACE AND AIRSPACE
	  	 25

	
	 55.
	  	 COMMON AREA
	  	 25

	
	 56.
	  	 LABOR DISPUTES
	  	 26

	
	 57.
	  	 CONDITIONS
	  	 26

	
	 58.
	  	 LESSEE’S FINANCIAL STATEMENTS
	  	 26

	
	 59.
	  	 LESSOR NOT A TRUSTEE
	  	 26

	
	 60.
	  	 MERGER
	  	 26

	
	 61.
	  	 NO PARTNERSHIP OR JOINT VENTURE
	  	 26

	
	 62.
	  	 LESSOR’S RIGHT TO PERFORM LESSEE’S COVENANTS
	  	 26

	
	 63.
	  	 PLANS
	  	 26

	
	 64.
	  	 COMMUNICATIONS EQUIPMENT
	  	 26

	
	 65.
	  	 WAIVER OF JURY
	  	 27

	
	 66.
	  	 JOINT PARTICIPATION
	  	 27

	
	 67.
	  	 EXPEDITED DISPUTE RESOLUTION
	  	 27

	
	 68.
	  	 COUNTERPARTS
	  	 28

 
 

ii 

CUPERTINO CITY CENTER 
 
NET OFFICE LEASE 
 
For and in consideration of rentals, covenants, and conditions hereinafter set forth, Lessor hereby leases to
Lessee, and Lessee hereby leases from Lessor, the herein described Premises for the term, at the rental rate specified herein and subject to and upon all of the terms, covenants and agreements set forth in this lease (“Lease”):

 

	1.	 	SUMMARY OF LEASE PROVISIONS. 

 

	 	a.	 	Lessee: SUN MICROSYSTEMS, INC., a Delaware corporation (“Lessee”). 

 

	 	b.	 	Lessor: CUPERTINO CITY CENTER BUILDINGS, a California limited partnership (“Lessor”). 

 

	 	c.	 	Date of Lease (for reference purposes only): November 20, 1997. 

 

	 	d.	 	Premises: That certain office space commonly known all of floors one (1) through eight (8) of the building located at 20450 Stevens Creek Boulevard,
Cupertino, California, and shown cross-hatched on the reduced floor plans attached hereto as Exhibit “A,” consisting of approximately one hundred eighty-three thousand seventy-four (183,074) square feet of Rentable Area (the
“Premises”). (ARTICLE 2) 

 

	 	e.	 	Term: Eight (8) years. (ARTICLE 3) 

 

	 	f.	 	Commencement Date: December 1, 1997 (“Commencement Date”). (ARTICLE 3) 

 

	 	g.	 	Lease Termination: November 30, 2005 (“Expiration Date”), unless sooner terminated or extended pursuant to the terms of this Lease. (ARTICLE 3)

 

	 	h.	 	Base Rent: (ARTICLE 5) 

 

	 Months

	  	 Monthly Base Rent

	 December 1, 1997-November 30, 1998
	  	 $338,686.90

	 December 1, 1998-November 30, 1999
	  	 $475,992.40

	 December 1, 1999-November 30, 2000
	  	 $494,299.80

	 December 1, 2000-November 30, 2001
	  	 $512,607.20

	 December 1, 2001-November 30, 2002
	  	 $530,914.60

	 December 1, 2002-November 30, 2003
	  	 $549,222.00

	 December 1, 2003-November 30, 2004
	  	 $567,529.40

	 December 1, 2004-November 30, 2005
	  	 $585,836.80

 

	 	i.	 	Security Deposit: None. (ARTICLE 6) 

 

	 	j.	 	Lessee’s Percentage Share: One hundred percent (100%). (ARTICLE 7) 

 

	 	k.	 	Parking: Non-Exclusive right to use three (3) unreserved, uncovered spaces per each one thousand (1,000) square feet of Rentable Area in the Premises (rounded
to the nearest whole number) without charge during the Term, subject to the provisions of Article 26. (ARTICLE 26) 

 

	 	1.	 	Addresses for Notices: 

 

	 Lessor:
	  	 c/o Maxim Property Management

	 	  	 350 Bridge Parkway

	 	  	 Redwood City, California 94065-1517

	 	  	 Attn: Mr. Sanford Diller

	 	  	 Telephone No.: (650) 596-5300

	 	  	 Fax No.: (650) 596-5377

	
	 	  	 with a concurrent copy to:

	
	 	  	 c/o Maxim Property Management

	 	  	 350 Bridge Parkway

	 	  	 Redwood City. California 94065-1517

	 	  	 Attn: Ms. Vicki Mullins

	 	  	 Telephone No.: (650) 596-5300

	 	  	 Fax No.: (650) 596-5377

 

-1- 

	 	  	 and with a concurrent copy to the

	 	  	 Project Management Office at:

	
	 	  	 20400 Stevens Creek Boulevard, Suite 200

	 	  	 Cupertino, California 95014

	 	  	 Telephone No.: (408) 873-0121

	 	  	 Fax No.: (408) 873-0122

	
	 Lessee:
	  	 Sun Microsystems, Inc.

	 	  	 1545 Charleston Road

	 	  	 MTV 81-103

	 	  	 Mountain View, California 94043

	 	  	 Attn: Lease Administrator

	 	  	 Telephone No.: (650) 934-9762

	 	  	 Fax No.: (650) 934-9832

	
	 	  	 with a concurrent copy to:

	
	 	  	 Sun Microsystems, Inc.

	 	  	 901 San Antonio Road

	 	  	 PAL 01-521

	 	  	 Palo Alto, California 94303

	 	  	 Attn: General Counsel

	 	  	 Telephone No.: (650) 336-0236

	 	  	 Fax No.: (650) 336-0530

 
m.
Broker: LSP Services (California) Limited Partnership and Cornish & Carey Commercial. (ARTICLE 53) 
 
n. Summary Provisions in General. Parenthetical references in this Article 1 to other articles in this Lease are for convenience of
reference, and designate some of the other Lease articles where applicable provisions are set forth. All of the terms and conditions of each such referenced Article shall be construed to be incorporated within and made a part of each of the above
referred to Summary of Lease Provisions. If any conflict exists between any Summary of Lease Provisions as set forth above and the balance of the Lease, then the latter shall control. 
 
2. PREMISES DEMISED. Lessor does hereby lease to Lessee and Lessee hereby leases from Lessor the Premises
described in Article l.d., subject, nevertheless, to all of the terms and conditions of this Lease. Notwithstanding anything to the contrary contained in this Lease, the Premises shall be deemed for all purposes of this Lease to contain the amount
of Rentable Area specified in Article 1.d. above, notwithstanding any deviation in actual Rentable Area of the Premises from such amount. Calculation of the actual “Rentable Area” of the Building and Project shall be performed by
Lessor’s architect in accordance with Building measurement standards, which calculation shall be conclusive and binding upon Lessor and Lessee. The Premises is approximately as shown as cross-hatched on the floor plan attached hereto as Exhibit
“A”. As used in this Lease, the term “Building” shall mean the building at the address listed in Article 1.d. above in which the Premises is located. The Building is situated upon the parcel(s) of land shown on Exhibit
“B” attached hereto (collectively, the “Parcel”). The Building and the “Exterior Common Area” (as defined in Article 55 below) and all other improvements as now or hereafter located on the Parcel, if any, are herein
sometimes referred to collectively as the “Project”. 
 
3. TERM: OPTION TO EXTEND. 
 
a. Initial Term. The term of this Lease shall be for the period designated in Article 1.f., commencing on the Commencement Date and ending on the Expiration Date set forth in Article 1.g., unless sooner terminated or extended
pursuant to this Lease (“Term”). The expiration or sooner termination of the Lease is hereinafter referred to as “Lease Termination”. 
 
b. Option to Extend. Lessee shall have the option to extend the Term for a period of four (4) years immediately following the
expiration of the Term (the “Extended Term”), on all provisions contained in this Lease (except for Base Rent and such other terms and conditions as are specifically or by their operation limited to the initial Term only and except that
Lessee shall have no further right or option to extend the term upon the expiration of the Extended Term), by giving notice of exercise of the option (the “Option Notice”) to Lessor at least twelve (12) months but not more than fifteen
(15) months before the expiration of the Term. 
 
Lessor’s ability to plan for the orderly transaction of its rental business, to accommodate the needs of other existing and potential tenants, and to enjoy the benefits of increasing rentals at such times as Lessor is able to do
so in its sole and absolute discretion, are fundamental elements of Lessor’s willingness to provide Lessee with the option to extend contained herein. Accordingly, Lessee hereby acknowledges that strict compliance with the notification
provisions contained herein, and Lessee’s strict compliance with the time period for such notification contained herein, are material elements of the bargained for exchange between Lessor and Lessee and are material elements of Lessee’s
consideration paid to Lessor in exchange for the grant of the option. Therefore, Lessee’s failure to adhere strictly and completely to the provisions and time frame contained in this provision shall render the option automatically null, void
and of no further force or effect, without notice, acknowledgement, or any action of any nature or sort, required of Lessor. Lessee acknowledges that no other act or notice, other than the express 

 

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written notice set forth hereinabove, shall act to put Lessor on notice of Lessee’s intent to extend, and Lessee hereby waives any
claims to the contrary, notwithstanding any other actions of Lessee during the Term of this Lease or any statements, written or oral, of Lessee to Lessor to the contrary during the Term of this Lease. Notwithstanding the foregoing, if Lessee is in
default (after the expiration of any applicable period for cure pursuant to Article 22 below) on the date of giving the Option Notice, the Option Notice shall be totally ineffective, or if Lessee is in default (after the expiration of any applicable
period for cure pursuant to Article 22 below) on the date the Extended Term is to commence, in addition to any and all other remedies available to Lessor under this Lease, at Lessor’s election, the exercise of the option shall be deemed null
and void, the Extended Term shall not commence, and this Lease shall expire at the end of the Term. Further, the option to extend granted pursuant hereto and this entire Article 3.b. shall be null and void and of no further force or effect if during
the twelve (12) month period prior to the delivery of the Option Notice, Lessee has incurred two or more late charges pursuant to Article 40.a. below, due to late payment of Base Rent (regardless of whether such late payment was subsequently cured).

 
The option to extend granted pursuant hereto is
personal to original Lessee signatory to this Lease and cannot be assigned, transferred or conveyed to, or exercised for the benefit of, any other person or entity (voluntarily, involuntarily, by operation of law or otherwise) including, without
limitation, to any assignee or subtenant permitted under Article 13. All of Lessee’s rights under this Article 3.b. shall terminate upon the expiration of the initial Term or sooner termination of this Lease. 
 
The parties shall have thirty (30) days after Lessor receives
the Option Notice in which to agree upon the Base Rent to be payable during the Extended Term. The Base Rent payable during the Extended Term shall be an amount equal to the then current “Fair Market Rental Value” (defined below) of the
Premises at the time of commencement of the proposed Extended Term. The term “Fair Market Rental Value” of the Premises as used in this Lease shall mean the then prevailing fair market rent for the Premises at the expiration of the Term.
In determining such rate, the parties may consider first class office space comparable in size and quality to the Premises, if any, located in the vicinity of the Project and located in the Building and other buildings comparable in size and quality
to the Building in which the Premises is located, and taking into consideration all other factors normally considered when determining fair market rental value (including, without limitation, the duration of the Extended Term and such rental
increases as may be appropriate during such period). 
 
Upon determination of the Fair Market Rental Value for the Premises, the parties shall immediately execute an amendment to this Lease stating the Base Rent to be paid during the Extended Term. In the event Lessee has retained the
services of a real estate broker to represent Lessee during the negotiations of the Extended Term, it is expressly understood that Lessor shall have no obligation for the payment of all or any part of a real estate commission or other brokerage fee
to Lessee’s real estate broker in connection with the Extended Term. Lessee shall be solely responsible for payment of fees for services rendered to Lessee by such broker in connection with the Extended Term. 
 
If the parties are unable to agree, in their sole and absolute
discretion, on the Fair Market Rental Value for the Premises within such thirty (30) day period, then the Fair Market Rental Value for the Extended Term shall be determined as follows: 
 
a. Following the expiration of such thirty (30) day period, Lessor and Lessee shall meet and endeavor in
good faith to agree upon a licensed commercial real estate agent with at least seven (7) years full-time experience as a real estate agent active in leasing of commercial office buildings in the area of the Premises to appraise and set the Fair
Market Rental Value for the Extended Term. If Lessor and Lessee fail to reach agreement upon such agent within fifteen (15) days following the expiration of such thirty (30) day period, then, within fifteen (15) days thereafter, each party, at its
own cost and by giving notice to the other party, shall appoint a licensed commercial real estate agent with at least seven (7) years full-time experience as a real estate agent active in leasing of commercial office buildings in the area of the
Premises to appraise and set the Fair Market Rental Value for the Extended Term. If a party does not appoint an agent within fifteen (15) days after the other party has given notice of the name of its agent, the single agent appointed shall be the
sole agent and shall set the Fair Market Rental Value for the Extended Term. If there are two (2) agents appointed by the parties as stated above, the agents shall meet within ten (10) days after the second agent has been appointed and attempt to
set Fair Market Rental Value for the Extended Term. If the two (2) agents are unable to agree on such Fair Market Rental Value within fifteen (15) days after the second agent has been appointed, they shall, within fifteen (15) days after the last
day the two (2) agents were to have set such Fair Market Rental Value, attempt to select a third agent who shall be a licensed commercial real estate agent meeting the qualifications stated above. If the two (2) agents are unable to agree on the
third agent within such twenty (20) day period, either Lessor or Lessee may request the President of the local chapter of the Society of Industrial and Office Realtors (SIOR) or a then equivalent organization if SIOR is not then in existence to
select a third agent meeting the qualifications stated in this subsection. Each of the parties shall bear one-half (1/2) of the cost of appointing the third agent and of paying the third agent’s fee. No agent shall be employed by, or otherwise
be engaged in business with or affiliated with, Lessor or Lessee, except as an independent contractor. 
 
b. Within fifteen (15) days after the selection of the third agent, a majority of the agents shall set the Fair Market Rental Value for
the Extended Term. If a majority of the agents are unable to set such Fair Market Rental Value within the stipulated period of time, each agent shall make a separate determination of such Fair Market Rental Value and the three (3) appraisals shall
be added together and the total shall be divided by three (3). The resulting quotient shall be the Fair Market Rental Value for the Premises for the Extended Term. If, however, the low appraisal and/or high appraisal is/are more than twenty percent
(20%) lower and/or higher than the middle appraisal, the low appraisal and/or the high appraisal shall be disregarded. If only one (1) appraisal is disregarded, the remaining two (2) appraisals shall be added together and their total divided by two
(2), and the 

 

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resulting quotient shall be Fair Market Rental Value for the Extended Term. If both the low appraisal and the high appraisal are disregarded
as stated in this subsection, the middle appraisal shall be the Fair Market Rental Value for the Extended Term. 
 
c. Each agent shall hear, receive and consider such information as Lessor and Lessee each care to present regarding the determination of
Fair Market Rental Value for the Extended Term and each agent shall have access to the information used by each other agent. Upon determination of the Fair Market Rental Value for the Extended Term, the agents shall immediately notify the parties
hereto in writing of such determination by certified mail, return receipt requested. 
 
4. POSSESSION. 
 
a. Construction of Improvements/Delay in Possession. If Lessor, for any reason whatsoever, cannot deliver possession of the Premises to Lessee at the date specified in Article 1.f. above, this Lease shall not be void or
voidable, nor shall Lessor be liable to Lessee for any loss or damage resulting therefrom; except, however, that in such event the “Commencement Date” for all purposes of this Lease shall be adjusted to be the date when Lessor delivers
possession or such earlier date upon which such delivery of possession would have occurred but for delay in delivery of possession of the Premises caused and/or contributed to by Lessee and/or Lessee’s agents, officers, employees,
representatives, contractors, servants, invitees and/or guests (collectively “Lessee’s Agents”), and the “Expiration Date” for all purposes of this Lease shall be the date which is the period of the Term specified in Article
1.e. following such Commencement Date. Lessor shall be deemed to have delivered possession to Lessee on the date of the execution and delivery of this Lease by Lessor and Lessee. 
 
b. Construction of Improvements: Early Possession. Subject to Article 4.c. below, Lessee shall be
permitted access to the Premises prior to the Commencement Date and following the full execution and delivery of this Lease for purposes of construction of certain improvements to be permanently affixed to the Premises (the “Lessee
Improvements”) and installation of Lessee’s furnishings, trade fixtures and equipment. Subject in all events to compliance with the requirements of the City of Cupertino and other applicable governmental requirements, Lessor hereby
approves the general schematics for the Lessee Improvements prepared by LEM Construction, Inc., a copy of which has been provided by Lessee to Lessor prior to the execution of this Lease, and agrees to reasonably approve the final plans and
specifications for the Lessee Improvements when submitted to the extent consistent with, and logical extensions of, such general schematics, and otherwise consistent with Building systems. Lessee’s construction of the Lessee Improvements shall
be governed by the provisions of this Lease respecting Lessee’s making of Alterations to the Premises including, without limitation, the requirement set forth in this Lease that Lessor’s prior written consent be obtained for any such
Alterations; except, however, that as to the removal of the Lessee Improvements, the parties agree as follows: (i) Lessor shall specify in writing at the time of approval of Lessee’s plans and specifications for the Lessee Improvements, which
items of the Lessee Improvements shall be required to be removed by Lessee by the expiration of the Term to restore the Premises from a hard walled office plan to an open plan pursuant to this Lease; provided that Lessee shall not be required to
remove any compartment walls or electrical/mechanical distribution systems; (ii) Lessee shall not be required to so remove such of the Lessee Improvements which have so been designated for removal by Lessor if a successor lessee with whom Lessor has
entered into a lease for the Premises commencing upon the expiration of the Term of this Lease specifies in writing its desire to make use of such Lessee Improvements; (iii) in the event of the extension of the Term by the Extended Term, then Lessee
shall not be required to remove any of such Lessee Improvements as are so designated for removal by Lessor; and (iv) restoration of the Premises upon expiration of the Term shall not include refinishing of wall or floor surfaces. Lessor hereby
pre-approves Swinerton & Walberg, Rudolph & Sletten, Lem Construction, Inc. or Toenis Koetter & Breeding as general Contractor for the construction of the Lessee Improvements if any such entity is selected by Lessee, provided that any
other general contractor selected by Lessee shall be subject to Lessor’s prior approval as set forth in the provisions of this Lease governing Lessee’s making of Alterations. Lessee’s occupancy of the Premises prior to the
Commencement Date shall be subject to all the provisions of this Lease other than Lessee’s obligation for payment of Base Rent and Lessee’s Percentage Share of Building Expenses. Said early possession shall not advance the Expiration Date.

 
c. Certificates and Licenses. Prior to
occupancy, Lessee shall provide to Lessor the certificate(s) of insurance required by Article 16 and a copy of all licenses and authorizations that may be required for the lawful operation of Lessee’s business upon the Premises, including any
City business licenses as may be required. 
 
d.
Condition of Premises on Delivery. Lessee acknowledges that except as specifically otherwise provided in this Lease and subject to Lessor’s representations, warranties and covenants set forth in this Lease, (i) the lease of the Premises
by Lessee pursuant hereto shall be in its present “AS IS” condition, in the broadest sense of that term, with all faults, if any, (ii) neither Lessor nor any employee, representative or agent of Lessor has made any representation or
warranty, express or implied, with respect to the Premises or any other portion of the Project, and (iii) Lessor shall have no obligation to improve or alter the Premises or Project for the benefit of Lessee. Without regard to Lessee’s
particular use of, or Alterations to, the Premises, upon the delivery of possession of the Premises to Lessee, the Building roof, parking lot serving the Project (including parking lot lighting, ballasts and tubes), and HVAC, electrical, plumbing
and lighting systems serving the Premises shall be in good working condition, and the core Building systems (including toilet rooms, elevator lobbies, janitorial rooms and associated circulation areas) shall all be fully operable. In the event it is
established within ninety (90) days following delivery of possession of the Premises that, other than as a result of work necessitated by Lessee’s particular use of, or Alterations to, the Premises, the Building roof, parking lot serving the
Project, and/or HVAC, electrical, plumbing and/or lighting systems serving the Premises were not in good working condition as of the delivery of possession of the Premises or such core Building systems were not fully operable as of the delivery of
possession of the Premises, Lessor shall promptly thereafter commence and diligently prosecute to completion the work necessary 

 

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to restore such systems to working order or fully operable condition, as applicable (provided that Lessor shall not be responsible for any
increased costs of performance of such work resulting from Lessee’s particular use (as opposed to mere general office use) of, or Alterations to, the Premises). Lessor shall be responsible, at Lessor’s cost, for taking such actions as are
required to correct any current non-compliance of the Premises and Common Areas with applicable laws, including, without limitation, laws respecting accessibility and use by disabled persons (as enforced by applicable governmental authorities) as of
the delivery of possession of the Premises, which work shall include work required to correct such non-compliance which is necessitated by mere use of the Premises (as opposed to the particular nature of Lessee’s use), or by mere performance of
improvement work to the Premises (as opposed to the particular nature of the Lessee Improvements or Lessee’s Alterations)), except that Lessee shall be responsible for Premises work required to correct non-compliance which is necessitated by
the particular nature of Lessee’s use, or the particular nature of the Lessee Improvements or Lessee’s Alterations. Notwithstanding anything to the contrary contained in this Lease, in the event Lessee is unable to obtain a building permit
for the construction of the Lessee Improvements solely due to pre-existing non-compliance of the Project with applicable laws, then Lessee shall have the right to terminate this Lease effective upon thirty (30) days prior written notice to Lessor,
provided that if Lessor is able to obtain necessary sign offs, approvals or otherwise takes action within such thirty (30) day period so that such pre-existing non-compliance no longer prevents Lessee’s obtaining a building permit for the
Lessee Improvements, then such election by Lessee to terminate pursuant hereto shall be null and void and this Lease shall continue in full force and effect as if such notice were never given. 
 
5. RENT. Lessee agrees to pay to Lessor as rental for the
Premises, without offset, deduction, prior notice or demand, the monthly Base Rent designated in Article 1.h. Base Rent shall be payable monthly in advance on or before the first day of each calendar month during the Term. Base Rent for any period
during the Term which is for less than one (1) month shall be prorated based upon a thirty (30) day month. Base Rent and all other amounts owing to Lessor pursuant to this shall be paid to Lessor in lawful money of the United States of America which
shall be legal tender at the time of payment, at the office of the Project, or to such other person or at such other place as Lessor may from time to time designate in writing. 
 
6. INTENTIONALLY OMITTED. 
 
7. PROJECT TAXES AND OPERATING EXPENSE ADJUSTMENTS. 
 
a. Intentionally Omitted. 
 
b. Building Taxes and Building Operating Expenses.
Lessee shall pay to Lessor, as additional rent and without deduction or offset, Lessee’s percentage share set forth in Article 1.j. (“Lessee’s Percentage Share”) of the amount of annual “Building Taxes” and
“Building Operating Expenses” (as such terms are defined below). Building Taxes and Building Operating Expenses are collectively referred to herein as “Building Expenses”. Lessee’s Percentage Share shall be determined by
dividing the Rentable Area of the Premises by the total Rentable Area in the Building. Lessee’s Percentage Share shall be subject to an equitable adjustment upon a condemnation, sale by Lessor of part of the Building, reconstruction after
damage or destruction or expansion or reduction of the areas within the Building. Lessee’s Percentage Share of Building Expenses shall be payable during the Term in equal monthly installments on the first day of each month in advance, without
deduction, offset or prior demand. 
 
At any time
during the Term, Lessor may give Lessee notice of Lessor’s estimate of the Building Expenses for the current calendar year. An amount equal to one twelfth (1/12) of Lessee’s Percentage Share of the estimated Building Expenses shall be
payable monthly by Lessee as aforesaid, commencing on the first day of the calendar month following thirty (30) days written notice and continuing until receipt of any notice of adjustment from Lessor given pursuant to this paragraph. Until notice
of the estimated Building Expenses for a subsequent calendar year is delivered to Lessee, Lessee shall continue to pay its Percentage Share of Building Expenses on the basis of the prior year’s estimate. Lessor may at any time during the Term
adjust estimates of the Building Expenses to reflect current expenditures and following Lessor’s written notice to Lessee of such revised estimate, subsequent payments by Lessee shall be based upon such revised estimate. 
 
If the Commencement Date is on a date other than the first day
of a calendar year, the amount of the Building Expenses payable by Lessee in such calendar year shall be prorated based upon a fraction, the numerator of which is the number of days from the Commencement Date to the end of the calendar year in which
the Commencement Date falls, and the denominator of which is three hundred sixty (360). 
 
Within one hundred twenty (120) days after the end of each calendar year during the Term or as soon thereafter as practicable, Lessor will furnish to Lessee a statement (“Lessor’s
Statement”) setting forth in reasonable detail the actual Building Expenses paid or incurred by Lessor during the preceding year, and thereupon within ten (10) days an adjustment will be made by Lessee’s payment to Lessor or credit to
Lessee by Lessor against the Building Expenses next becoming due from Lessee, as the case may require, to the end that Lessor’s shall receive the entire amount of Lessee’s Percentage Share of Building Expenses for such calendar year and no
more. If, based on Lessor’s Statement a payment from Lessee is required, Lessee shall not have the right to withhold or defer such payment pending a review of Lessor’s books and records pursuant to the following paragraph or the resolution
of any dispute relating to Building Expenses. If the Expiration Date is on a day other than the last day of a calendar year, the amount of Building Expenses payable by Lessee for the calendar year in which Lease Termination falls shall be prorated
on the basis which the number of days from the commencement of such calendar year to and including such Expiration Date bears to three hundred sixty (360). The termination of this Lease shall not affect the obligations of Lessor and Lessee pursuant
to this Article 7. 
 

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Within sixty
(60) days after Lessee receives a statement of actual Building Expenses paid or incurred for a calendar year, Lessee shall have the right, upon written demand and reasonable notice, to inspect Lessor’s books and records relating to such
Building Expenses for the calendar year covered by Lessor’s Statement for the purpose of verifying the amount set forth in such statement. Such inspection shall be made during Lessor’s normal business hours, at the place where such books
and records are customarily maintained by Lessor. In no event may any such inspection be performed by a person or entity being compensated on a contingency fee basis or based upon a share of any refund obtained by Lessee. Information obtained by
such inspection shall be kept in the strictest confidence by Lessee. Unless Lessee asserts in writing a specific error within ninety (90) days following Lessee’s receipt of Lessor’s Statement, the amounts set forth in Lessor’s
Statement shall be conclusively deemed correct and binding on Lessee. 
 
(i) Operating Expenses. As used in this Lease, “Building Operating Expenses” means all of the Building Service Expenses and an allocable portion of the Project Expenses as follows: 
 
(A) Building Service Expenses. Building Operating
Expenses shall include all costs of operation, maintenance, repair and management of the Building and Building Common Area (defined in Article 55), hereinafter collectively referred to as “Building Service Expenses,” as determined by
Lessor’s standard accounting practices. Building Service Expenses as used herein shall include, but not be limited to, all sums expended in connection with all general maintenance, repairs, painting, cleaning, sweeping and janitorial services;
maintenance and repair of signs, indoor plants, and atriums; trash removal; sewage; electricity, gas, water and any other utilities (including any temporary or permanent utility surcharge or other exaction whether now or hereafter imposed);
maintenance and repair of any fire protection systems, elevator systems, lighting systems, storm drainage systems, heating, ventilation and air conditioning systems and other utility and/or mechanical systems; any governmental imposition or
surcharge imposed upon Lessor with respect to the Building or assessed against the Building; all costs and expenses pertaining to a security alarm system or other security services or measures for the Building, if Lessor deems necessary in
Lessor’s sole business judgment; materials; supplies; tools; depreciation on maintenance and operating machinery and equipment (if owned) and rental paid for such machinery and equipment (if rented); service agreements on equipment; maintenance
and repair of the roof (including repair of leaks and resurfacing) and the exterior surfaces of all improvements (including painting); non-structural maintenance and repair of structural parts (including repair of leaks and resurfacing) and the
exterior surfaces of all improvements (including painting); window cleaning; elevator or escalator services; materials handling; fees for licenses and permits relating to the Building; the cost of complying with rules, regulations and orders of
governmental authorities; Building office rent or rental value; accounting and legal fees; the cost of contesting the validity or applicability of any governmental enactment which may affect Building Service Expenses; personnel to implement such
services, including, if Lessor deems necessary, the cost of security guards and valet attendants; public liability, environmental impairment, property damage and fire and extended coverage insurance on the Building (in such amounts and providing
such coverage as determined in Lessor’s sole discretion and which may include, without limitation, liability, all risk property, lessor’s risk liability, war risk, vandalism, malicious mischief, boiler and machinery, rental income,
earthquake, flood and worker’s compensation insurance); compensation and fringe benefits payable to all persons employed by Lessor in connection with the operation, maintenance, repair and management of the Building; and a management fee equal
to five percent (5%) of gross receipts from the Building (including, without limitation, all rentals and parking receipts from Building tenants and/or visitors). Lessor may cause any or all of said services to be provided by an independent
contractor or contractors or they may be rendered by Lessor. It is the intent of the parties hereto that Building Service Expenses shall include every cost paid or incurred by Lessor in connection with the operation, maintenance, repair, and
management of the Building, and the specific examples of Building Service Expenses stated in this Article 7 are in no way intended to, and shall not, limit the costs comprising Building Service Expenses, nor shall such examples be deemed to obligate
Lessor to incur such costs or to provide such services or to take such actions, except as may be expressly required of Lessor in other portions of this Lease, or except as Lessor, in its sole discretion, may elect. The maintenance of the Building
shall be at the sole discretion of Lessor and all costs incurred by Lessor in good faith shall be deemed conclusively binding on Lessee. If less than one hundred percent (100%) of the Rentable Area of the Building is occupied during any calendar
year, then in calculating Building Service Expenses for such year, the components of Building Service Expenses which vary based upon occupancy level shall be adjusted to equal Lessor’s reasonable estimate of the amount of such Building Service
Expenses had one hundred percent (100%) of the total Rentable Area of the Building been occupied during such year. Notwithstanding anything to the contrary contained in this Lease, in no event shall Building Service Expenses include any costs
relating to the structural repairs to maintain the structural integrity of the Building (including, without limitation, the structural repairs to the structural elements of the exterior, walls, roof, columns, footings and floor slab of the Building)
and in no event shall Building Service Expenses include the cost of correction of the Building exterior caulking system to correct existing leakage, which correction work shall be completed by Lessor prior to September 1, 1998. Prior to completion
of such correction work, Lessor shall respond within twenty-four (24) hours following receipt of notification from Lessee of the need for repair of such leakage and thereafter diligently prosecute to completion the work of repair of such leakage and
any Premises improvements damaged by such leakage (but Lessor shall not in any event be responsible for repair of Lessee’s personal property, fixtures, furnishings and/or equipment), at Lessor’s cost without such cost constituting a
Building Service Expense. In addition, if any capital expenditure otherwise includable in Building Service Expenses costs more than fifty cents ($0.50) per square foot of Rentable Area in the Building, then such capital expenditure shall be
amortized over the useful life of the applicable item as reasonably determined by Lessor, and Building Service Expenses shall not include the entire cost of such expenditure in the year incurred, but shall include annual amortization of such
expenditure during each year of such useful life. 
 
(B) Project Expenses. Building Operating Expenses shall include the Building’s equitable share of all direct costs of operation, maintenance, repair and management of the Project (as opposed to expenses relating solely to
the Building or any other particular building within the Project) and/or the Exterior 

 

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Common Area, determined by Lessor’s standard accounting practices (collectively, “Project Expenses”). Such costs shall be
allocated by Lessor between the Building containing the Premises and the other buildings located within the Project from time to time, in such manner as Lessor reasonably determines in good faith. Project Expenses as used herein shall include, but
not be limited to, all sums expended in connection with all general maintenance, repairs, resurfacing, painting, restriping, cleaning, sweeping, and janitorial services; maintenance and repair of sidewalks, curbs, signs and other Exterior Common
Areas; maintenance and repair of sprinkler systems, planting, and landscaping; trash removal; sewage; electricity, gas, water and any other utilities (including any temporary or permanent utility surcharge or other exaction whether now or hereafter
imposed); maintenance and repair of directional signs and other markers and bumpers; maintenance and repair of any fire protection systems, elevator systems, lighting systems, storm drainage systems and other utility systems; any governmental
imposition or surcharge imposed upon Lessor or assessed against the Exterior Common Area or the Project; materials; supplies, tools; depreciation on maintenance and operating machinery and equipment (if owned) and rental paid for such machinery and
equipment (if rented); service agreements on equipment; maintenance and repair of parking areas and parking structures, if any; maintenance and repair of structural parts (including foundation and floor slabs); elevator services, if applicable;
material handling; fees for licenses and permits relating to the Exterior Common Area; the cost of complying with rules, regulation and orders of governmental authorities; accounting and legal fees; the cost of contesting the validity or
applicability of any governmental enactment which may affect Project Expenses; personnel to implement such services, including if Lessor deems necessary, the cost of security guards and valet attendants; all annual assessments and special
assessments levied or charged against the Project and/or Lessor pertaining to the Project by the Cupertino City Center Owner’s Association pursuant to the “CC&R’s” (as hereinafter defined); public liability, environmental
impairments, property damage and fire and extended coverage insurance on Exterior Common Area (in such amounts and providing such coverage as determined in Lessor’s sole discretion and which may include, without limitation, liability, all risk
property, lessor’s risk liability, war risk, vandalism, malicious mischief, sprinkler leakage, boiler and machinery, parking income, earthquake, flood and worker’s compensation insurance); compensation and fringe benefits payable to all
persons employed by Lessor in connection with the operation, maintenance, repair and management of the Exterior Common Area; and a management fee equal to five percent (5%) of gross receipts from the Project (exclusive of amounts collected from
tenants of any building within the Project under their respective leases). Lessor may cause any or all of said services to be provided by an independent contractor or contractors, or they may be rendered by Lessor. It is the intent of the parties
hereto that Project Expenses shall include every Cost paid or incurred by Lessor in connection with the operation, maintenance, repair and management of the Exterior Common Area, and the specific examples of Project Expenses stated in this Article 7
are in no way intended to, and shall not limit the costs comprising Project Expenses, nor shall such examples be deemed to obligate Lessor to incur such costs or to provide such services or to take such actions except as Lessor may be expressly
required in other portions of this Lease, or except as Lessor, in its sole discretion, may elect. The maintenance of the Exterior Common Areas shall be at the sole discretion of Lessor and all costs incurred by Lessor in good faith shall be deemed
conclusively binding on Lessee. If less than one hundred percent (100%) of the Rentable Area of the Project is occupied during any calendar year, then in calculating Project Expenses for such year, the components of Project Expenses which vary based
upon occupancy level shall be adjusted to equal Lessor’s reasonable estimate of the amount of such Project Expenses had one hundred percent (100%) of the total Rentable Area of the Project been occupied during such year. If any capital
expenditure otherwise includable in Project Expenses costs more than fifty cents ($0.50) per square foot of Rentable Area in the Project, then such capital expenditure shall be amortized over the useful life of the applicable item as reasonably
determined by Lessor, and Project Expenses shall not include the entire cost of such expenditure in the year incurred, but shall include annual amortization of such expenditure during each year of such useful life. 
 
(ii) Project Taxes. “Building Taxes” as used
in this Lease, shall mean those items of “Project Taxes” (as hereinafter defined) which relate solely to the Building, plus an equitable share of Project Taxes which relate to the land underlying the Project, to the Exterior Common Areas
and/or to the Project as a whole (as opposed to Project Taxes relating solely to the Building or any other particular building within the Project), which equitable share shall be allocated by Lessor between the Building and the other buildings
located within the Project from time to time, in such manner as Lessor reasonably determines in good faith. For purposes of clarification, in no event shall Building Taxes include any impositions or assessments imposed in connection with any future
development of one or more other buildings within the Project. The term “Project Taxes” as used in this Lease shall collectively mean (to the extent any of the following are not paid by Lessee pursuant to Article 7.c. below) all: real
estate taxes and general or assessments (including, but not limited to, assessments for public improvements or benefits); personal property taxes; taxes based on vehicles utilizing parking areas on the Parcel; taxes computed or based on rental
income (including without limitation any municipal business tax but excluding federal, state and municipal net income taxes); Environmental Surcharges; excise taxes; gross receipts taxes; sales and/or use taxes: employee taxes; water and sewer
taxes, levies, assessments and other charges in the nature of taxes or assessments (including, but not limited to, assessments for public improvements or benefit); and all other governmental, quasi-governmental or special district impositions of any
kind and nature whatsoever, regardless of whether now customary or within the contemplation of the parties hereto and regardless of whether resulting from increased rate and/or valuation, or whether extraordinary or ordinary, general or special,
unforeseen or foreseen, or similar or dissimilar to any of the foregoing which during the Lease Term are laid, levied, assessed or imposed upon Lessor and/or become a lien upon or chargeable against the Project or the Premises, Building, Common Area
and/or Parcel under or by virtue of any present or future laws, statutes, ordinances, regulations, or other requirements of any governmental authority or quasi-governmental authority or special district having the direct or indirect power to tax or
levy assessments whatsoever. The term “Environmental Surcharges” shall include any and all expenses, taxes, charges or penalties imposed by the Federal Department of Energy, Federal Environmental Protection Agency, the Federal Clean Air
Act, or any regulations promulgated thereunder, or imposed by any other local, state or federal governmental agency or entity now or hereafter vested with the power to impose taxes, assessments or other types of surcharges as a means of controlling
or abating environmental pollution or the use of energy in regard to the use, operation or occupancy of the Project including the Premises, Building, Common Area and/or Parcel. The term 

 

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“Project Taxes” shall include (to the extent the same are not paid by Lessee pursuant to Article 7.c. below), without limitation:
the cost to Lessor of contesting the amount or validity or applicability of any Project Taxes described above; and all taxes, assessments, levies, fees, impositions or charges levied, imposed, assessed, measured, or based in any manner whatsoever
upon or with respect to the use, possession, occupancy, leasing, operation or management of the Project (including, without limitation, the Premises, Building, Common Area and/or Parcel) or in lieu of or equivalent to any Project Taxes set forth in
this Article 7.b.(ii). 
 
If at any time during the
Term, Project Taxes are under-assessed by the taxing authorities so that they are not computed on a fully-completed and occupied basis in accordance with the then applicable taxing authority of the governmental entities having jurisdiction, Lessor
shall have the right, but not the obligation, to adjust Project Taxes to reflect the amount that Project Taxes would be if the Project were assessed on a fully-completed and occupied basis, as determined in Lessor’s reasonable discretion, and
such adjusted amount shall be allocated to the Project in accordance with the terms of this Lease. 
 
c. Other Taxes. Lessee shall pay the following: 
 
(i) Lessee shall pay (or reimburse Lessor as additional rent if Lessor is assessed), before delinquency, any
and all taxes levied or assessed, and which become payable for or in connection with any period during the Term, upon all of the following (collectively, “Leasehold Improvements and Personal Property”): Lessee’s Leasehold
Improvements, the Lessee Improvements, equipment, furniture, furnishings, fixtures, merchandise, inventory, machinery, appliances and other personal property located in the Premises; except only that which has been paid for by Lessor and is the
standard of the Building. Lessee hereby acknowledges receipt of a copy of a schedule setting forth the improvements comprising the standard of the Building. If any or all of the Leasehold Improvements and Personal Property are assessed and taxed
with the Project, Lessee shall pay to Lessor such taxes within ten (10) days after delivery to Lessee by Lessor of a statement in writing setting forth the amount applicable to the Leasehold Improvements and Personal Property. If the Leasehold
Improvements and Personal Property are not separately assessed on the tax statement or bill, Lessor’s good faith determination of the amount of such taxes applicable to the Leasehold Improvements and Personal Property shall be a conclusive
determination of Lessee’s obligation to pay such amount as so determined by Lessor. 
 
(ii) Lessee shall pay (or reimburse Lessor if Lessor is assessed, as additional rent), prior to delinquency or within ten (10) days after receipt of a statement thereof, any and all other taxes,
levies, assessments, or surcharges payable by Lessor or Lessee and relating to this Lease, the Premises or Lessee’s activities in the Premises (other than Lessor’s net income, succession, transfer, gift, franchise, estate, or inheritance
taxes), whether or not now customary or within the contemplation of the parties hereto, now in force or which may hereafter become effective, including but not limited to taxes: (1) upon, allocable to, or measured by the area of the Premises or on
the Rentals payable hereunder, including without limitation any gross income, gross receipts, excise, or other tax levied by the state, any political subdivision thereof, city or federal government with respect to the receipt of such Rentals; (2)
upon or with respect to the use, possession, occupancy, leasing, operation and management of the Premises or any portion thereof; (3) upon this transaction or any document to which Lessee is a party creating or transferring an interest or an estate
in the Premises; or (4) imposed as a means of controlling or abating environmental pollution or the use of energy, including, without limitation, any parking taxes, levies or charges or vehicular regulations imposed by any governmental agency.
Lessee shall also pay, prior to delinquency, all privilege, sales, excise, use, business, occupation, or other taxes, assessments, license fees, or charges levied, assessed, or imposed upon Lessee’s business operations conducted at the
Premises. If any such taxes are payable by Lessor and it shall not be lawful for Lessee to reimburse Lessor for such taxes, then the Rentals payable hereunder shall be increased to net Lessor the net Rental after imposition of any such tax upon
Lessor as would have been payable to Lessor prior to the imposition of any such tax. 
 
(iii) Any payments made by Lessee directly to the applicable taxing authority pursuant to this subsection 7.c. shall be made prior to the applicable delinquency date for such payment, and Lessee shall
deliver evidence of such payment to Lessor within fifteen (15) days thereafter. 
 
8. USE. 
 
a. In no
event shall Lessee use or permit the use of the Premises for any purpose other than general office use (which may include, subject to compliance with applicable laws and governmental requirements, use of the Premises for administration, software
design and non-destructive, research and development purposes and for other incidental lawful uses, all not involving Hazardous Materials, and all in a manner consistent with operation within a first-class general office use building, so as not to
exceed the capacity of the mechanical and utility systems serving, and/or the floor load capacity of, the Premises or interfere with the use or occupancy of any other occupant of the Project). Lessor and Lessee hereby acknowledge and agree that the
foregoing use restriction is an absolute prohibition against a change in use of the Premises as contemplated under California Civil Code Section 1997.230. Lessee shall not do or permit to be done in or about the Premises nor bring or keep anything
therein which will in any way increase the existing rate of or affect any fire or other insurance upon the Building or the Project or any of its contents, or cause cancellation of any insurance policy covering the Building or the Project or any part
thereof or any of its contents. Lessee shall not, without prior consent of Lessor, bring into the Building or the Premises or use or incorporate in the Premises any apparatus, equipment or supplies that may cause substantial noise, odor, or
vibration or overload the Premises or the Building or any of its utility or elevator systems or jeopardize the structural integrity of the Building or any part thereof. Lessee and Lessee’s Agents shall not use, store, or dispose of any
“Hazardous Materials” (defined below) on any portion of the Project. Without limiting the generality of the foregoing, Lessee shall not (either with or without negligence) cause or permit the escape, disposal or release of any Hazardous
Materials in, on or below the Premises or any other portion of the Project. If any lender or 

 

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governmental agency shall ever require testing to ascertain whether or not there has been any release or other use of Hazardous Materials at
the Premises during the Term of this Lease, then the reasonable costs thereof shall be reimbursed by Lessee to Lessor upon demand as additional rent. In addition, Lessee shall execute such affidavits, representations and certifications as may be
reasonably required by Lessor from time to time concerning Lessee’s best knowledge and belief regarding the presence of Hazardous Materials at the Premises. Lessee shall indemnify, defend with counsel acceptable to Lessor, and hold Lessor and
Lessor’s employees, agents, partners, officers, directors and shareholders harmless from and against any and all claims, actions, suits, proceedings, orders, judgment, losses, costs, damages, liabilities, penalties, or expenses (including,
without limitation, attorneys’ fees) arising in connection with the breach of the obligations described in any of the previous four sentences and the obligations of Lessee pursuant hereto and under the previous four sentences shall survive the
Lease Termination. As used in this paragraph, “Hazardous Materials” means any chemical, substance or material which has been determined or is hereafter determined by any federal, state, or local governmental authority to be capable of
posing risk of injury to health or safety, including, without limitation, petroleum, asbestos, polychlorinated biphenyls, radioactive materials, radon gas, and/or biologically and/or chemically active materials. Without limiting the generality of
the foregoing, the definition of “Hazardous Materials” shall include those definitions found in the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. §§ 9601 et seq., the
Resource Conservation and Recovery Act of 1976, 42 U.S.C. §§ 6901 et. seq., the Hazardous Materials Transportation Authorization Act, 49 U.S.C. §§ 5101 et. seq., the National Environmental Policy Act, 42 U.S.C. §§ 4321
et. seq., the Clean Water Act, 33 U.S.C. §§ 1251., the Clean Air Act, 42 U.S.C. §§ 7401 et seq., the Toxic Substances Control Act, 15 U.S.C. §§ 2601 et seq., the Safe Drinking Water Act, 42
U.S.C. §§ 300f et seq., the Occupational Safety and Health Act, 29 U.S.C. §§ 651 et seq., Division 20 of the California Health and Safety Code commencing at Section 24000, Division 7 of the California
Water Code commencing at Section 13000, each as amended from time to time, and all similar federal, state and local statutes and ordinances and all rules, regulations or policies promulgated thereunder. Lessee shall not do or permit anything to be
done in or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building or the Project or injure or annoy them or use or allow the Premises to be used for any improper, immoral,
unlawful or objectionable purpose, nor shall Lessee cause, maintain or permit any nuisance in, on or about the Premises. Lessee shall not commit or suffer to be committed any waste in or upon the Premises. 
 
Lessor shall promptly notify Lessee of any Hazardous Materials
actually known by Lessor to exist in or about the Premises or other portions of the Project at levels in violation of applicable laws or which otherwise pose a material risk of having a material and adverse affect upon the operation of Lessee’s
business from the Premises (including, without limitation, access to and/or use of the Premises and parking areas serving the Project). If requested by Lessee within thirty (30) days following the execution of this Lease, Lessor shall provide to
Lessee copies of any Hazardous Materials reports or other environmental reports respecting the Project then existing in Lessor’s possession, which reports shall be maintained by Lessee in strict confidence. Notwithstanding anything to the
contrary contained herein, Lessee shall not be responsible for costs related to the testing, remediation and/or presence of Hazardous Materials on or about the Premises or Project except if caused, in whole or in part, to be present thereon or
thereabout by Lessee, any subtenant of Lessee and/or any of their respective employees, agents, representatives, contractors and/or invitees. 
 
b. Effect of Use Restriction. Lessor and Lessee hereby acknowledge and agree that the use restriction set forth in subsection 8.a.
above shall be deemed reasonable in all respects and under all circumstances. Lessor and Lessee further acknowledge and agree that, notwithstanding any provision of this Lease to the contrary, (i) in the event Lessee requests Lessor’s consent
to a proposed assignment of this Lease or subletting of the Premises, Lessor shall be deemed reasonable in withholding its Consent to such assignment or subletting if the proposed assignee or subtenant desires to use the Premises for any purpose
other than as expressly provided in subsection 8 .a. above, and (ii) in the event of a default by Lessee under the Lease, the enforcement of the use restriction set forth in subsection 8.a. above shall be deemed reasonable for purposes of computing
the rental loss that could be or could have been reasonably avoided by Lessor pursuant to California Civil Code Section 1951.2 and in connection with the exercise of Lessor’s remedies under California Civil Code Section 1951.4. 
 
Notwithstanding the preceding to the contrary, if Lessor
withholds its consent to an assignment of the Lease or subletting of the Premises based upon the desire of the proposed assignee or subtenant to use the Premises for any purpose other than as expressly provided in subsection 8.a. above, or if Lessee
is in default under this Lease, then, prior to commencing or pursuing any claim or defense against Lessor based upon the unreasonableness of the use restriction set forth in subsection 8.a. above, Lessee shall provide Lessor with written notice (by
certified mail, postage prepaid and return receipt requested) setting forth Lessee’s objections to the enforcement of the use restriction in such instance, the basis upon which Lessee intends to demonstrate that the enforcement of such use
restriction would be unreasonable in such instance, and the use(s) which Lessee believes Lessor should allow Lessee or its proposed assignee or subtenant, as the case may be, to make of the Premises. Within thirty (30) days of Lessor’s receipt
of Lessee’s written notice of objection, Lessor shall provide Lessee with written notice of Lessor’s election to either (A) enforce the use restriction set forth in subsection 8.a. above, or (B) permit a change in the use of the Premises,
provided that such proposed use shall in no event (1) require the use, storage or disposal of Hazardous Materials on or about the Premises or the Project, (2) increase or affect any fire or other insurance covering the Building or the Project, (3)
interfere with the rights of other tenants of the Building or Project, including, without limitation, any exclusive use rights of such tenants, (4) be in violation of applicable federal, state or local laws, rules, regulations, codes or ordinances,
or (5) require Lessor to construct or install, or to provide any allowance for the construction or installation of, any tenant improvements in the Premises. Notwithstanding the preceding to the contrary, in no event shall Lessor have any obligation
to allow a change in the use of the premises, it being expressly understood by the parties that the use restriction set forth in subsection 8.a. above is an absolute prohibition against a change in use of the Premises. In the event Lessor fails to
provide Lessee with written notice of its election to either enforce the use restriction or allow a change in use of the Premises within 

 

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said thirty (30) day period, Lessor shall be deemed to have elected to enforce the use restriction. In the event Lessor elects or is deemed
to have elected to enforce the use restriction as provided hereinabove, Lessee shall have the right to pursue such valid claims or defenses against Lessor as may be permitted under California Civil Code section 1997.040 and which Lessee is able to
prove. 
 
9. COMPLIANCE WITH LAWS. Lessee shall not
use the Premises or permit anything to be done in or about the Premises which will in any way conflict with or violate any law, statute, ordinance, order or governmental rule or regulation or requirement of duly constituted public authorities or
quasi-public authorities now in force or which may hereafter be enacted or promulgated. Lessee shall, at its sole cost and expense, promptly comply with all laws, statutes, ordinances, orders and governmental or quasi-governmental rules, regulations
or requirements now in force or which may hereafter be in force and with all recorded documents which relate to or affect the condition, use or occupancy of the Premises, including, without limitation, that certain Declaration of Covenants,
Conditions and Restrictions and Grant of Easements for Cupertino City Center, recorded October 9, 1985, Series No. 8554457 of the Official Records of Santa Clara County, California, as amended by First Amendment to Declaration of Covenants,
Conditions and Restrictions and Grant of Easements for Cupertino City Center recorded September 12, 1987, Series No. 9417820 of the Official Records of Santa Clara County, California (as amended, the “CC&R’s”), and with the
requirements of any board of fire insurance underwriters or other similar bodies now or hereafter constituted, relating to, or affecting the condition, use or occupancy of the Premises, excluding structural changes not related to or affected by
Lessee’s improvements, acts or use or occupancy of the Premises. The judgment of any court of competent jurisdiction or the admission of Lessee in any action against Lessee, whether Lessor be a party thereto or not, that Lessee has violated any
law, statute, ordinance, or governmental or quasi-governmental rule, 
regulation or requirement, shall be conclusive of that
fact as between the Lessor and Lessee. Lessee shall obtain, prior to taking possession of the Premises, all permits, licenses, or other authorizations for the lawful operation of its business at the Premises. Lessee shall indemnify, defend with
counsel acceptable to Lessor and hold Lessor and Lessor’s employees, agents, partners, officers, directors and shareholders harmless from and against any claim, action, suit, proceeding, order, judgment, liability, penalty or expense
(including, without limitation, attorneys’ fees) arising out of the failure of Lessee to comply with any applicable law, statute, ordinance, order, rule, regulation, requirement or recorded document. Lessee acknowledges that Lessee has
independently investigated and is satisfied that the Premises are suitable for Lessee’s intended use and that the Building and Premises meet all governmental and quasi-governmental requirements for such intended use. 
 
Lessor and Lessee acknowledge that, in accordance with the
provisions of the Americans with Disabilities Act of 1990 (the “ADA”), responsibility for compliance with the terms and conditions of Title III of the ADA may be allocated as between Lessor and Lessee. In this regard and notwithstanding
anything to the contrary contained in the Lease, Lessor and Lessee agree that the responsibility for compliance with the ADA (including, without limitation, the removal of architectural and communications barriers and the provision of auxiliary aids
and services to the extent required) shall be allocated as follows: (i) Lessee shall be responsible for compliance with the provisions of Title I of the ADA, and of Title II and Title III of the ADA as Titles II and III relate to any construction,
renovations, alterations and repairs made within the Premises if such construction, renovations, alterations and repairs are made by Lessee, at its expense without the assistance of Lessor; (ii) Lessor shall be responsible for compliance with the
provisions of Title II and III of the ADA for all construction, renovations, alterations and repairs which Lessor is required, under this Lease, to make within the Premises, whether (pursuant to the relevant provisions of the Lease) at Lessor’s
or Lessee’s expense; and (iii) Lessor shall be responsible for compliance with the provisions of Title III of the ADA for all exterior and interior areas of the Building not included within the Premises except to the extent such compliance is
necessitated as a result of Lessee’s particular use of, or alterations to, the Premises. Lessor agrees to indemnify, defend and hold Lessee harmless from and against any claims, damages, costs and liabilities arising out of Lessor’s
failure, or alleged failure, as the case may be, to comply with the ADA, to the extent such compliance has been allocated to Lessor herein, which indemnification obligation shall survive the expiration or termination of this Lease if the Lease has
not been terminated by reason of a default by Lessee. Lessee agrees to indemnify, defend and hold Lessor harmless from and against any claims, damages, costs and liabilities arising out of Lessee’s failure, or alleged failure, as the case may
be, to comply with the ADA to the extent such compliance has been allocated to Lessee herein, which indemnification obligation shall survive the expiration or termination of this Lease. Lessor and Lessee each agree that the allocation of
responsibility for ADA compliance shall not require Lessor or Lessee to supervise, monitor or otherwise review the compliance activities of the other with respect to its assumed responsibilities for ADA compliance as set forth in this Article 9.
Lessor shall, in complying with the ADA (to the extent such compliance has been allocated to Lessor herein), be entitled to rely upon representations made to, or information given to Lessor by Lessee in regard to Lessee’s use of the Premises,
Lessee’s employees, and other matters pertinent to compliance with the ADA. The indemnity of Lessee set forth above shall apply as to any liability arising against Lessor by reason of any misrepresentations or misinformation given by Lessee to
Lessor. The allocation of responsibility for ADA compliance between Lessor and Lessee, and the obligations of Lessor and Lessee established by such allocations, shall supersede any other provisions of the Lease that may contradict or otherwise
differ from the requirements of this Article 9; except, however, that in the event of any conflict between the provisions of Article 4.d. above and the provisions of this Article 9, the provisions of Article 4.d. above shall control. 
 
10. ALTERATIONS AND ADDITIONS. 
 
a. Lessee’s Alterations. Lessee shall not make or
suffer to be made any alterations, additions, changes or improvements (collectively, “Alterations”) to or of the Premises, or any part thereof without Lessor’s prior written consent, which consent shall not, except as otherwise
expressly provided in the Lease, be unreasonably withheld. Lessor may impose, as a condition to the aforesaid consent, such requirements as Lessor may deem necessary in its sole discretion, including without limitation: the manner in which the work
is done; a right of approval of the contractor by whom the work is to be performed; the times during which such work is to be 

 

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accomplished; the requirement that Lessee reimburse Lessor, as additional rent, for Lessor’s reasonable out-of-pocket costs incurred in
reviewing any proposed Alterations, whether or not Lessor’s consent is granted; and the requirement that at Lease Termination, either (i) Lessee, at its expense, will remove any and all such Alterations installed by Lessee and shall, at its
cost, promptly repair all damages to the Project caused by such removal, or (ii) the Alterations made by Lessee shall remain with the Premises, be a part of the realty, and belong to Lessor. If Lessor consents to any Alterations to the Premises by
Lessee, the same shall be made by Lessee at Lessee’s sole cost and expense in accordance with plans and specifications approved by Lessor. Any such Alterations made by Lessee shall be performed in accordance with all applicable laws, ordinances
and codes and in a first class workmanlike manner, and shall not weaken or impair the structural strength or lessen the value of the Building, shall not invalidate, diminish, or adversely affect any warranty applicable to the Building or any other
improvements located within the Project, including any equipment therein, and shall be performed in a manner causing Lessor and Lessor’s agents and other tenants of the Building the least interference and inconvenience practicable under the
circumstances. In making any such Alterations, Lessee shall, at Lessee’s sole cost and expense: 
 
(i) File for and secure any necessary permits or approvals from all governmental departments or authorities having jurisdiction, and any
utility company having an interest therein, 
 
(ii) Notify Lessor in writing at least fifteen (15) days prior to the commencement of work on any Alteration, so that Lessor can post and record appropriate notices of non-responsibility, and 
 
(iii) Provide Lessor with copies of all drawings and
specifications prior to commencement of construction of any Alterations, and provide Lessor with “as built” plans and specifications (on CAD diskette if available) following completion of such Alterations. 
 
In no event shall Lessee make or suffer to be made any
Alteration to the Common Area or the structural portions of the Building or any part thereof without Lessor’s prior written consent, which consent may be withheld in Lessor’s sole discretion. 
 
b. Removal. Upon Lease Termination, Lessee shall, upon
written demand by Lessor at Lessee’s sole cost and expense, forthwith and with all due diligence remove any Alterations made by Lessee, which is then designated by Lessor to be removed and Lessee shall, forthwith and with all due diligence at
its sole cost and expense, repair any damage to the Project caused by such removal. Lessee shall also, upon Lease Termination and provided that Lessee is not then in default hereunder, remove Lessee’s movable equipment, furnishings, trade
fixtures and other personal property (excluding any Alterations made by Lessee not specifically designated by Lessor to be removed), provided that Lessee shall, forthwith and with all due diligence at its sole cost and expense, repair any damages to
the Project caused by such removal. Unless Lessor elects to have Lessee remove any such Alterations, all such Alterations except for movable furniture and trade fixtures of Lessee not affixed to the Premises, shall become the property of Lessor upon
Lease Termination (without any payment therefor) and remain upon and be surrendered with the Premises. 
 
c. Alterations Required by Law. Lessee shall pay to Lessor as additional rent, the cost of any structural or non-structural
alteration, addition or change to the Building and/or at Lessor’s election, shall promptly make, at Lessee’s sole expense and in accordance with the provisions of subsection 10.a. above, any structural or non-structural alteration,
addition or change to the Premises required to comply with laws, regulations, ordinances or orders of any public agencies, whether now existing or hereinafter promulgated, where such alterations, additions or changes are required by reason of:
Lessee’s or Lessee’s Agents’ acts; Lessee’s use or change of use to the Premises; alterations or improvements to the Premises made by or for Lessee; or Lessee’s application for any permit or governmental approval.

 
d. Lessor’s Improvements. All
fixtures, improvements or equipment which are installed, constructed on or attached to the Premises, or any part of the Project by Lessor at its expense shall be a part of the realty and belong to Lessor. 
 
11. REPAIRS. 
 
a. By Lessee. Subject to the express covenants,
representations and warranties of Lessor set forth in this Lease, by taking possession of the Premises, Lessee shall be deemed to have accepted the Premises as being in good and sanitary order, condition and repair and to have accepted the Premises
in their condition existing as of the date of such possession, subject to all applicable laws, covenants, conditions, restrictions, easements, and other matters of public record and the Rules and Regulations from time to time promulgated by Lessor
governing the use of any portion of the Project. Lessee shall at Lessee’s sole cost and expense, keep every part of the Premises in good condition and repair, damage thereto from causes beyond the control of Lessee (and not caused by any act or
omission of Lessee or Lessee’s Agents) and ordinary wear and tear excepted. If Lessee fails to maintain the Premises as required by this Lease, Lessor may give Lessee notice to do such acts as are reasonably required to so maintain the Premises
and if Lessee fails to commence such work immediately in an emergency or where immediate action is required to protect the Premises or any portion of the Project, or within ten (10) days after such notice is given under other circumstances, and
diligently prosecute it to completion, then Lessor or Lessor’s agents, in addition to all of the rights and remedies available hereunder or by law and without waiving any alternative remedies, shall have the right to enter the Premises and to
do such acts and expend such funds at the expense of Lessee as are reasonably required to perform such work. Any amount so expended by Lessor shall be paid by Lessee to Lessor as additional rent, upon demand. With respect to any work performed by
Lessor pursuant to this Article 11.a., Lessor shall be liable to Lessee only for physical damage caused to Lessee’s personal property located within the Premises to the extent such damage is caused by Lessor’s active negligence or willful
misconduct and 
 

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is not covered by the insurance required to be maintained by Lessee pursuant to this Lease. In no event shall Lessor have any liability to
Lessee for any other damages, or for any inconvenience or interference with the use of the Premises by Lessee, or for any consequential damages, including lost profits, as a result of performing any such work. Except as specifically provided in this
Lease, Lessor shall have no obligation whatsoever to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof and the parties hereto affirm that Lessor has made no representations or warranties, express or implied, to
Lessee respecting the condition of the Premises or any part of the Project except as specifically set forth in this Lease. 
 
b. By Lessor. Except as expressly otherwise provided in this Lease, the costs of repairs and maintenance which are the obligation
of Lessor under this Lease or which Lessor elects to perform under this Lease except such repairs and maintenance which are the responsibility of Lessee hereunder, shall be an Operating Expense. Lessor shall repair and maintain the structural
portions of the Building, including the basic plumbing, air conditioning, heating and electrical systems installed or furnished by Lessor, unless such maintenance or repairs are caused in part or in whole by the act, neglect, fault or omission of
any duty by Lessee or Lessee’s Agents, in which case Lessee shall pay to Lessor the reasonable cost of such maintenance or repairs as additional rent. Lessor shall not be liable for any failure to make any such repairs or to perform any
maintenance for which Lessor is responsible as provided above unless Lessor fails to commence such work for a period of more than thirty (30) days after written notice of the need of such repairs or maintenance is given to Lessor by Lessee and the
failure is due solely to causes within Lessor’s reasonable control. Except as provided in Article 21 of this Lease, there shall be no abatement of Rentals, and in any event there shall be no liability of Lessor by reason of any injury to or
interference with Lessee’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Project or in or to fixtures, appurtenances and equipment therein. Lessee waives the benefits of any statute now
or hereafter in effect (including, without limitation, the provisions of subsection 1 of Section 1932, Section 1941 and Section 1942 of the California Civil Code and any similar or dissimilar law, statute or ordinance now or hereafter in effect)
which would otherwise afford Lessee the right to make repairs at Lessor’s expense (or to deduct the cost of such repairs from Rentals due hereunder) or to terminate this Lease because of Lessor’s failure to keep the Premises in good and
sanitary order; except, however, that in the event of an emergency situation which (i) materially and adversely affects the operation of Lessee’s business from the Premises or which results an imminent risk of injury to persons or material
property damage, and (ii) is susceptible of cure by Lessee’s performance of a Lessor maintenance and/or repair obligation under this Lease, then if Lessor shall fail to promptly commence and diligently prosecute to completion such cure
following receipt of notice from Lessee of the existence of such situation, Lessee shall have the right, but not the obligation, to promptly take such measures as are necessary to cure such default (using the Building-standard subcontractors for
utility or mechanical system work or work affecting the Building exterior, if such cure requires subcontractor work, provided such subcontractors are available at commercially reasonable rates for the work to be performed), and Lessor shall
reimburse Lessee for the reasonable costs of completing such cure within thirty (30) days following Lessee’s submission to Lessor of reasonable evidence of the amount of such costs. 
 
12. LIENS. Lessee shall keep the Premises and every portion of the Project free from any and all
mechanics’, materialmen’s and other liens, and claims thereof, arising out of any work performed, materials furnished or obligations incurred by or for Lessee. Lessee shall indemnify and defend with counsel acceptable to Lessor and hold
Lessor harmless from and against any liens, demands, claims, actions, suits, proceedings, orders, losses, costs, damages, liabilities, penalties, expenses, judgments or encumbrances (including without limitation, attorneys’ fees) arising out of
any work or services performed or materials furnished by or at the direction of Lessee or Lessee’s Agents or any contractor employed by Lessee with respect to the Premises. Should any claims of lien relating to work performed, materials
furnished or obligations incurred by Lessee be filed against, or any action be commenced affecting the Premises, any part of the Project, and/or Lessee’s interest therein, Lessee shall give Lessor notice of such lien or action within three (3)
days after Lessee receives notice of the filing of the lien or the commencement of the action. If Lessee does not, within twenty (20) days following the imposition of any such lien, cause such lien to be released of record by payment or posting of a
proper bond, Lessor shall have, in addition to all other remedies provided herein and by law, the right, but not the obligation, to cause the same to be released by such means as it shall deem proper, including by payment of the claim giving rise to
such lien or by posting a proper bond, or by requiring Lessee to post for Lessor’s benefit a bond, surety, or cash amount equal to one and one-half (1-1/2) times the amount of lien and sufficient to release the Premises and Project from the
lien. All sums paid by Lessor pursuant to this Article 12 and all expenses incurred by it in connection therewith including attorneys’ fees and costs shall be payable to Lessor by Lessee as additional rent on demand. 
 
13. ASSIGNMENT AND SUBLETTING 
 
a. Prohibitions in General. Lessee shall not (whether
voluntarily, involuntarily, or by operation of law) assign this Lease or allow all or any part of the Premises to be sublet, without Lessor’s prior written consent in each instance, which consent shall not be unreasonably withheld, subject,
nevertheless, to the provisions of this Article 13. Notwithstanding anything to the contrary contained herein, Lessee shall have the right without Lessor’s prior consent and without being subject to Article 13.e. or l3.g. below, but upon not
less than fifteen (15) days prior written notice to Lessor, to assign this Lease or sublet the Premises to any entity (i) controlling, controlled by or having fifty percent (50%) or more common control with Lessee, or (ii) resulting from a merger or
consolidation with Lessee or acquiring all of the assets and/or stock of Lessee; provided that any such entity shall have a tangible net worth no less than the greater of Lessee’s tangible net worth as of the execution of this Lease or the time
of such proposed assignment or subletting, and shall assume the obligations and liabilities of Lessee under this Lease, and no such assignment or sublease shall in any manner release Lessee from its primary liability under this Lease. Except for an
allowed assignment or subletting pursuant to the foregoing provisions of this Article l3.a., Lessee shall not (whether voluntarily, involuntarily, or by operation of law) (i) allow all or any part of the Premises to be occupied or used by any person
or entity other than Lessee, (ii) transfer any right appurtenant to this 

 

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Lease or the Premises, (iii) mortgage, hypothecate or encumber the Lease or Lessee’s interest in the Lease or Premises (or otherwise use
the Lease as a security device) in any manner, or (iv) permit any person to assume or succeed to any interest whatsoever in this Lease, without Lessor’s prior written consent in each instance, which consent may be withheld in Lessor’s sole
and absolute discretion. 
 
Any assignment,
sublease, hypothecation, encumbrance, or transfer (collectively “Transfer”) without Lessor’s consent shall constitute a default by Lessee and shall be voidable. Lessor’s consent to any one Transfer shall not constitute a waiver
of the provisions of this Article 13 as to any subsequent Transfer nor a consent to any subsequent Transfer. The provisions of this subsection l3.a. expressly apply to all heirs, successors, sublessees, assigns and transferees of Lessee. If Lessor
consents to a proposed Transfer, such Transfer shall be valid and the transferee shall have the right to take possession of the Premises only if the Assumption Agreement described in subsection l3.c. below is executed and delivered to Lessor, Lessee
has paid the costs and fees described in subsection 13.i. below, and an executed counterpart of the assignment, sublease or other document evidencing the Transfer is delivered to Lessor and such transfer document contains the same terms and
conditions as stated in Lessee’s notice given to Lessor pursuant to subsection 13.d. below, except for any such modifications Lessor has consented to in writing. The acceptance of Rentals by Lessor from any person or entity other than Lessee
shall not be deemed to be a waiver by Lessor of any provision of this Lease or to be a consent to any Transfer. 
 
b. Collection of Rent. Lessee irrevocably assigns to Lessor, as security for Lessee’s obligations under this Lease, all rent
not otherwise payable to Lessor by reason of any Transfer of all or any part of the Premises or this Lease. Lessor, as assignee of Lessee, or a receiver for Lessee appointed on Lessor’s application, may collect such rent and apply it toward
Lessee’s obligations under this Lease; provided, however, that until the occurrence of any default by Lessee or except as provided by the provisions of subsection 13 .f. below, Lessee shall have the right to collect such rent. 
 
c. Assumption Agreement. As a condition to
Lessor’s consent to any Transfer of Lessee’s interest in this Lease or the Premises, Lessee and Lessee’s assignee, sublessee, encumbrancer, hypothecate, or transferee (collectively “Transferee”), shall execute a written
Assumption Agreement, in a form approved by Lessor, which Agreement shall include a provision that Lessee’s Transferee shall expressly assume all obligations of Lessee under this Lease, and shall be and remain jointly and severally liable with
Lessee for the performance of all conditions, covenants, and obligations under this Lease from the effective date of the Transfer of Lessee’s interest in this Lease (except that as to a subletting, such Assumption Agreement shall relate only to
performance of Lessee’s non-rent payment obligations under this Lease relating to the portion of the Premises subleased). In no event shall Lessor have any obligation to materially amend or modify this Lease in connection with any proposed
Transfer, including, without limitation, amending or modifying the use restriction set forth in subsection 8.a. above. 
 
d. Request for Transfer. Lessee shall give Lessor at least forty-five (45) days prior written notice of any desired Transfer and of
the proposed terms of such Transfer, including but not limited to: the name and legal composition of the proposed Transferee; an audited financial statement of the proposed Transferee prepared in accordance with generally accepted accounting
principles within one year prior to the proposed effective date of the Transfer; the nature of the proposed Transferee’s business to be carried on in the Premises; the payment to be made or other consideration to be given on account of the
Transfer; and other such pertinent information as may be requested by Lessor, all in sufficient detail to enable Lessor to evaluate the proposed Transfer and the prospective Transferee. Lessee’s notice shall not be deemed to have been served or
given until such time as Lessee has provided Lessor with all information specified above and all additional information requested by Lessor pursuant to this subsection 13.d. Lessee shall immediately notify Lessor of any modification to the proposed
terms of such Transfer. 
 
e. Excess
Consideration. In the event of any Transfer, Lessor shall receive as additional rent hereunder, fifty percent (50%) of Lessee’s “Excess Consideration” derived from such Transfer. If Lessee shall elect to Transfer, Lessee shall use
reasonable and good faith efforts to secure consideration from any such Transferee which would be generally equivalent to then-current market rent, but in no event shall Lessee’s monetary obligations to Lessor, as set forth in this Lease, be
reduced. As used herein, “Excess Consideration” shall mean all rent, additional rent, key money, bonus money and/or other consideration (including, without limitation, any payment in excess of fair market value for services rendered by
Lessee to the Transferee for assets, fixtures, inventory, equipment, or furniture transferred by Lessee to the Transferee in connection with the Transfer) received by Lessee from a Transferee and/or paid by a Transferee on behalf of Lessee in
connection with the Transfer in excess of the rent, additional rent and other sums payable by Lessee under this Lease (on a per square foot basis if less than all of the Premises is subject to such Transfer), less the sum of Lessee’s reasonable
out-of-pocket costs incurred for brokerage commissions, attorneys’ fees and any Alterations to the Premises in connection with such Transfer. If part of the Excess Consideration shall be payable by the Transferee other than in cash, then
Lessor’s share of such non-cash consideration shall be in such form as is reasonably satisfactory to Lessor. 
 
f. Standards for Consent. Without otherwise limiting the criteria upon which Lessor may withhold its consent to any proposed
Transfer, the parties hereby agree that it shall be deemed presumptively reasonable for Lessor to withhold its consent to a proposed Transfer if: 
 
(i) The proposed Transferee’s net worth (according to generally accepted accounting principles) is not sufficient in Lessor’s
business judgment given the obligations to be performed by the proposed Transferee pursuant to the proposed Transfer; 
 

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(ii) The proposed Transferee’s use of the Premises is inconsistent with the
permitted use of the Premises set forth in this Lease or the proposed Transferee is of a character or reputation which is not consistent with the quality of the Building or Project; 
 
(iii) As to a Transfer of less than all of the Premises, the space to be Transferred is not regular in shape
with appropriate means of ingress and egress suitable for normal leasing purposes; 
 
(iv) The proposed Transferee is a governmental agency or instrumentality thereof or a person or entity (or an affiliate thereof) currently leasing or occupying space within the Project or with whom
Lessor is then negotiating for the lease or occupancy of space within the Project; 
 
(v) Lessee is in default under this Lease at the time Lessee requests consent to the proposed Transfer; 
 
(vi) The proposed Transfer will result in more than a reasonable and safe number of occupants per floor within the space proposed to be
Transferred or will result in insufficient parking for the Building; or 
 
(vii) For any Transfer proposed to be entered into during the initial year following the Commencement Date, the rent proposed to be payable by the proposed Transferee will be less (on a per square foot of Rentable Area
basis) than the average net effective rent payable by Lessee under this Lease. 
 
g. Right of Recapture. In addition to and without limitation upon, the other rights of Lessor in the event of a proposed Transfer by Lessee pursuant to this Article 13, in the event of a
proposed Transfer by Lessee, Lessor may elect (by written notice delivered to Lessee within thirty (30) days following Lessee’s submission to Lessor of all information required pursuant to subsection l3.d. above) to terminate this Lease
effective as of the date Lessee proposes to enter into such Transfer (or in the case of a proposed Transfer of less than all of the Premises, terminate this Lease as to the portion of the Premises proposed to be Transferred as of the date of such
proposed Transfer). Nothing contained in this Article shall be deemed to nullify Lessor’s right to elect to terminate this Lease in accordance with this subsection l3.g. including, but not limited to, Lessor’s failure to exercise the right
to terminate this Lease with respect to any previous Transfer. Further, Lessee understands and acknowledges that Lessor’s option to terminate this Lease rather than approve a proposed Transfer is a material inducement for Lessor’s agreeing
to lease the Premises to Lessee upon the terms and conditions herein set forth and is deemed a reasonable limitation upon Lessee’s right to enter into a Transfer. 
 
h. Corporations and Partnerships. If Lessee is a partnership, a withdrawal or substitution (whether
voluntary, involuntary, or by operation of law and whether occurring at one time or over a period of time) of any partner(s) owning twenty-five percent (25%) or more of the partnership, any assignment(s) of twenty-five percent (25%) or more
(cumulatively) of any interest in the capital or profits of the partnership, or the dissolution of the partnership shall be deemed a Transfer of this Lease. If Lessee is a corporation, limited liability company or other entity, any dissolution,
merger, consolidation or other reorganization of Lessee, any sale or transfer (or cumulative sales or transfers) of the capital stock of or equity interests in Lessee in excess of twenty-five percent (25%) or any sale (or cumulative sales) of more
than fifty percent (50%) of the value of the assets of Lessee shall be deemed a Transfer of this Lease. This subsection 13.h. shall not apply to corporations the capital stock of which is publicly traded. 
 
i. Attorneys’ Fees and Costs. Lessee shall pay, as
additional rent, Lessor’s actual costs and attorneys’ fees incurred for reviewing, investigating, processing and/or documenting any requested Transfer, whether or not Lessor’s consent is granted. 
 
j. Miscellaneous. Regardless of Lessor’s consent,
no Transfer shall release Lessee of Lessee’s obligations under this Lease or alter the primary liability of Lessee to pay the Rentals and to perform all other obligations to be performed by Lessee hereunder. The acceptance of Rentals by Lessor
from any other person shall not be deemed to be a waiver by Lessor of any provision hereof. Upon default by any assignee of Lessee or any successor of Lessee in the performance of any of the terms hereof, Lessor may proceed directly against Lessee
without the necessity of exhausting remedies against said assignee or successor. Lessor may consent to subsequent assignments or subletting of this Lease or amendments or modifications to this Lease with any assignee of Lessee, without notifying
Lessee, or any successor of Lessee, and without obtaining its or their consent thereto and such action shall not relieve Lessee of liability under this Lease. 
 
k. Reasonable Provisions. Lessee acknowledges that, but for Lessee’s identity, financial condition and ability to perform the
obligations of Lessee under the Lease, Lessor would not have entered into this Lease nor demised the Premises in the manner set forth in this Lease, and that in entering into this Lease, Lessor has relied specifically on Lessee’s identity,
financial condition, responsibility and capability of performing the obligations of Lessee under the Lease. Lessee acknowledges that Lessor’s rights under this Article 13, including the right to terminate this Lease or withhold consent to
certain Transfers in Lessor’s sole and absolute discretion, are reasonable, agreed upon and bargained for rights of Lessor and that the Rentals set forth in the Lease have taken into consideration such rights. Lessee expressly agrees that the
provisions of this Article 13 are not unreasonable standards or conditions for purposes of Section 1951.4(b)(2) of the California Civil Code, as amended from time to time, under the Federal Bankruptcy Code or for any other purpose. 
 
14. HOLD HARMLESS. Lessee shall to the fullest extent
permitted by law, indemnify, defend with counsel acceptable to Lessor, and hold Lessor and Lessor’s employees, agents, partners, officers, directors and shareholders harmless from and against any and all claims, damages, losses, liabilities,
penalties, judgments, and costs and 

 

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expenses (including, without limitation, attorneys’ fees) and any suit, action or proceeding brought pursuant thereto (collectively,
“Claims”), including, without limitation, Claims for property damage, or personal injury including death, arising out of (i) Lessee’s use of the Premises or any part thereof, or any activity, work or other thing done in or about the
Premises, (ii) any breach or default in the performance of any obligation on Lessee’s part to be performed under the terms of this Lease, (including, without limitation, a failure to maintain insurance as provided in Article 16), or (iii) any
act or negligence of the Lessee or Lessee’s Agents. 
 
The indemnity herein shall extend to the costs and expenses incurred by Lessor for administrative expenses, consultant fees, expert costs, investigation expenses and costs incurred in settling indemnified claims, whether such costs
occurred before or after any litigation is commenced, provided that any such settlement shall be subject to Lessee’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The obligations of Lessee
pursuant to this Article 14 and elsewhere in this Lease with respect to indemnification of Lessor shall survive the Lease Termination and shall continue in effect until any and all claims, actions or causes of action with respect to any of the
matters indemnified against are fully and finally barred by the applicable statute of limitations. In no event shall any of insurance provisions set forth in Article 16 of this Lease be construed as any limitation on the scope of indemnification set
forth herein. 
 
As a material part of the
consideration to Lessor, as between Lessee and Lessor, Lessee hereby assumes all risk of damage or loss to property or injury or death to person in, upon or about all portions of the Project from any cause except as hereinafter stated. Lessor or its
agents shall not be liable for any damage or loss to property encrusted to Lessor’s employees nor for loss or damage to any property of Lessee or Lessee’s Agents by theft or otherwise, nor for any injury or death to Lessee or any of
Lessee’s Agents or for damage or loss to persons or property of Lessee or any of Lessee’s Agents resulting from any accident, casualty or condition occurring in or about any portion of the Project, or to any equipment, appliances or
fixtures of Lessee or any of Lessee’s Agents therein. Lessee’s assumption of risk and the exculpation of Lessor pursuant hereto is unqualified with the single exception that it shall not apply to the portion of any claim, damage or loss to
the extent arising out of Lessor’s negligence or willful misconduct and which is not covered by the insurance required to be maintained by Lessee pursuant to this Lease. Lessor or its agents shall not be liable for interference with the light
or other incorporeal hereditaments, nor shall Lessor be liable for any latent defect in the Premises or in the Building (subject to Lessor’s obligations pursuant to Article 4.b.(i)(A) above respecting repair of existing leakage).
Notwithstanding any other provision of this Lease, in no event shall Lessor have any liability for loss of business (including, without limitation, lost profits) by Lessee. Lessee shall give prompt written notice to Lessor in case of fire or
accidents in the Premises or in the Building or of defects therein or in the fixtures or equipment. 
 
If, by reason of any act or omission of Lessee or Lessee’s Agents, Lessor is made a party defendant to any litigation concerning this
Lease or any part of the Project or otherwise, Lessee shall indemnify, defend with counsel acceptable to Lessor, and hold Lessor harmless from any liability and damages incurred by (or threatened against) Lessor as a party defendant, including
without limitation all damages, costs and expenses, including attorneys’ fees. 
 
15. SUBROGATION. Lessor releases Lessee and Lessee’s officers, directors, agents, employees, partners and shareholders from any and all claims or demands for damages, loss, expense or injury arising out of
any perils to the extent covered by insurance carried by Lessor, or that are due to the negligence of Lessee or Lessee’s officers, directors, agents, employees, partners and shareholders and regardless of cost or origin, to the extent such
waiver is permitted by Lessor’s insurers and does not prejudice the insurance required to be carried by Lessor under this Lease. Lessee releases Lessor and Lessor’s officers, directors, agents, employees, partners and shareholders from any
and all claims or demands for damages, loss, expense or injury arising out of any perils which are insured against under any insurance carried by Lessee, whether due to the negligence of Lessor or its officers, directors, agents, employees, partners
and shareholders and regardless of cost or origin, to the extent such waiver is permitted by Lessee’s insurers and does not prejudice the insurance required to be carried by Lessee under this Lease. 
 
16. LESSEE’S INSURANCE. 
 
a. Lessee shall, at Lessee’s expense, obtain and keep in
force during the Term a policy of commercial general liability insurance, including the broad form endorsement, insuring Lessor and Lessee against any liability arising out of the use, occupancy, maintenance, repair or improvement of the Premises
and out of the use of the Common Areas by Lessee, any subtenant of Lessee and any of Lessee’s or such subtenant’s employees, agents, contractors or invitees. Such insurance shall provide single limit liability coverage of not less than
Five Million Dollars ($5,000,000.00) per occurrence for bodily injury or death and property damage. Such insurance shall name Lessor’s request, Lessor’s mortgagee, each as an additional insured, and shall provide that Lessor and any such
mortgagee, although an additional insured, may recover for any loss suffered by Lessor or Lessor’s agents by reason of Lessee’s or Lessee’s Agent’s negligence. All such insurance shall be primary and non-contributing with respect
to any insurance maintained by Lessor and shall specifically insure Lessee’s performance of the indemnity and hold harmless agreements contained in Article 14 above although Lessee’s obligations pursuant to Article 14 shall not be limited
to the amount of any insurance required of or carried by Lessee under this Article 16 and Lessee is responsible for ensuring that the amount of liability insurance carried by Lessee is sufficient for Lessee’s purposes. Lessee may carry said
insurance under a blanket policy provided that such policy conforms with the requirements specified in this Article and the coverage afforded Lessor is not diminished thereby. 
 
b. Lessee acknowledges and agrees that insurance coverage carried by Lessor will not cover Lessee’s
property within the Premises or within the Building. Lessee shall, at Lessee’s expense, obtain and keep in force during the Term a policy of “All Risk” property insurance, including without limitation, coverage for earthquake and
flood (provided that Lessee may elect to self-insure for earthquake and flood); boiler and machinery (if applicable); sprinkler damage; vandalism; malicious mischief; and demolition, increased cost of construction and 

 

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contingent liability from changes in building laws on all leasehold improvements installed in the Premises by Lessee at its expense (if any),
and on all equipment, trade fixtures, inventory, fixtures and personal property located on or in the Premises, including improvements or fixtures hereinafter constructed or installed on the Premises. Such insurance shall be in an amount equal to the
full replacement cost of the aggregate of the foregoing and shall provide coverage comparable to the coverage in the Standard ISO All Risk form, when such form is supplemented with the coverage required above. 
 
c. If Lessee fails to procure and maintain any insurance
required to be procured and maintained by Lessee pursuant to this Lease, Lessor may, but shall not be required to, procure and maintain all or any portion of the same, at the expense of Lessee. Lessor’s election pursuant to this subsection
16.c. to procure and maintain all or any portion of the insurance which Lessee fails to procure and maintain is acknowledged by Lessee to be for Lessor’s sole benefit. Lessee acknowledges that any insurance procured and maintained by Lessor
pursuant to this subsection 16.c. may not be sufficient to adequately protect Lessee. Any personal property insurance procured and maintained by Lessor for Lessee’s equipment, trade fixtures, inventory, fixtures and personal property located on
or in the Premises, including improvements or fixtures hereinafter constructed or installed on the Premises, may not sufficiently cover the replacement cost thereof. Any insurance procured and maintained by Lessor pursuant to this subsection l6.c.
may provide for less coverage than is required to be maintained by Lessee pursuant to this Lease. Lessee acknowledges and agrees that Lessee is and shall remain solely responsible for procuring insurance sufficient for Lessee’s purposes,
notwithstanding the fact that Lessor has procured or maintained any insurance pursuant to this subsection 16.c. Any insurance required to be maintained by Lessee hereunder shall be in companies with a security rating of A or better, and a financial
size category rating of X or better, in the then most recently published “Best’s Insurance Guide”. Prior to occupancy of the Premises (and thereafter annually with respect to renewals, not later than thirty (30) days prior to
expiration of then existing policies), Lessee shall deliver to Lessor certificates evidencing the existence and amount of the policies of insurance required to be kept by Lessee hereunder and current payment of premiums. No policy shall be
cancelable or subject to reduction of coverage except after thirty (30) days prior written notice to Lessor. 
 
d. Not more frequently than once every year, Lessee shall increase the amounts of insurance as recommended by Lessor’s insurance
broker provided that the amount of insurance recommended by such broker shall not exceed the amount customarily required of tenants in comparable projects located within Cupertino, California. Any limits set forth in this Lease on the amount or type
of coverage required by Lessee’s insurance shall not limit the liability of Lessee under this Lease. 
 
17. SERVICES AND UTILITIES. Provided that Lessee is not in default hereunder, Lessor agrees to furnish to the Premises during the hours of 7:00 a.m. to 6:00 p.m., Monday through Friday,
other than recognized Building holidays (collectively, “Building Hours”), and subject to the rules and regulations of the Building of which the Premises are a part, electricity for normal lighting, water, heat, air-conditioning and
elevator service which are required in Lessor’s good faith judgment for the comfortable use and occupation of the Premises. During recognized business days for the Building, and subject to the reasonable rules and regulations of the Building
and Project, Lessor shall furnish to the Premises and the Common Areas, janitorial service, window washing, fluorescent tube replacement and toilet supplies; provided, however, Lessor shall not be required to provide janitorial services for any
portion of the Premises to the extent required as a result of the preparation or consumption of food or beverages (provided that nothing in this paragraph shall be construed as a consent by Lessor to the preparation or consumption of such food or
beverages unless otherwise expressly provided elsewhere in this Lease). Lessor shall also maintain and keep lighted during such hours the common stairs, common entries and toilet rooms in the Building. Lessor shall not be liable for, and Lessee
shall not be entitled to, any reduction of Rentals by reason of Lessor’s failure to furnish any of the foregoing when such failure is caused by casualty, Act of God, accident, breakage, repairs, strikes, lockouts or other labor disturbances or
labor disputes of any character, or by any other cause, similar or dissimilar, beyond the reasonable control of Lessor. Lessor shall not be liable under any circumstances for injury to or death of or loss or damage to persons or property or damage
to Lessee’s business, however occurring, through or in connection with or incidental to failure to furnish any of the foregoing. Wherever heat generating machines or equipment are used in the Premises which affect the temperature otherwise
maintained by the air conditioning system, Lessor reserves the right to install supplementary air conditioning units in the Premises and the cost thereof, including the cost of installation and the cost of operation and maintenance thereof, shall be
paid by Lessee to Lessor upon demand by Lessor as additional rent. The costs of all utilities and services furnished by Lessor to Lessee pursuant to this Article 17 which are not specified as being reimbursed or paid directly by Lessee shall be
included as items of Building Operating Expenses. 
 
Lessee will not, without the prior written consent of Lessor, use or permit the use of any apparatus or device in or upon the Premises (including, but without limitation thereto, machines using in excess of 120 volts), which will in
any way increase the amount of gas, electricity or water usually furnished or supplied for the use of the Premises as general office space (which, as to electricity consumption, the parties hereby agree to mean not more than three (3) watts per
square foot of usable area on a demand load basis); nor will Lessee connect or permit connection of any apparatus or device for the purpose of using gas, electric current or water with electric current, gas or water supply lines, except for
electricity through existing electrical outlets in the Premises. If Lessee requires water or electric current in excess of that usually furnished or supplied for the use of the Premises as general office space, Lessee shall first procure the written
consent of Lessor (which consent may be granted or withheld in Lessor’s sole and absolute discretion), to the use thereof and Lessor may cause a water or gas meter or electric current meter to be installed in the Premises so as to measure the
amount of water, gas and electric current consumed for any such use. The cost of any such meters and of installation, maintenance and repair thereof shall be paid for by the Lessee and Lessee agrees to pay to Lessor, as additional rent, promptly
upon demand therefor by Lessor for all such water, gas and electric current consumed as shown by said meters, at the rates charged for such services by the local public utility furnishing the same, plus any additional expense incurred in keeping
account 

 

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of the water, gas and electric current so consumed. If a separate meter is not installed, such excess cost for such water, gas and electric
current will be conclusively established by an estimate made by a utility company or electrical engineer selected by Lessor. 
 
If requested by Lessee upon reasonable prior notice to Lessor, heating, ventilation and air conditioning (“HVAC”) service shall
be provided to the Premises other than during Building Hours, provided that Lessee shall pay to Lessor for each such hour of HVAC service during non-Building Hours, the then prevailing charge by Lessor for such service on such floor (which shall
equal Lessor’s determination, in Lessor’s reasonable business judgment, of the actual cost of providing such non-Building Hours HVAC service, including, without limitation, a reasonable administrative charge for items including, without
limitation, reasonable wear and tear and depreciation). Amounts payable by Lessee hereunder shall be paid as additional rent within thirty (30) days following Lessee’s receipt of Lessor’s billing therefor. However, Lessor shall train
security personnel of Lessee on the use of the controls for providing HVAC service to the Premises during times other than Building Hours so as to allow Lessee to directly access such non-Building Hours service without the requirement of providing
reasonable prior notice to Lessor. 
 
The parties
shall reasonably cooperate to endeavor to coordinate Lessee’s security systems with Lessor’s existing security system to achieve acceptable levels of security for both parties. To the extent Lessee desires additional security beyond that
which is provided by Lessor, Lessee may provide such additional security at Lessee’s expense, so long as such additional security does not interfere with the security provided by Lessor (which additional security may include installation of
access control system at any Premises entrances located on the Building exterior, subject to the provisions of this Lease governing Lessee’s making of Alterations). Lessee shall be permitted access to the Building on a twenty-four (24) hours
per day, seven (7) days per week basis. 
 
18. RULES AND
REGULATIONS. Lessee shall faithfully observe and comply with the rules and regulations that Lessor shall from time to time promulgate for the Building and the Project. Lessor reserves the right from time to time to make all reasonable
modifications to said rules and regulations. The additions and modifications to these rules and regulations shall be binding upon Lessee upon delivery of a copy of them to Lessee. Lessor shall not be responsible to Lessee for the non-performance of
any said rules by any other tenants or occupants. The current “Rules and Regulations” are attached hereto as Exhibit “D”. 
 
19. HOLDING OVER. If Lessee remains in possession of the Premises or any part thereof after Lease Termination, with the express written
consent of Lessor, such occupancy shall be a tenancy from month to month at a Base Rent in the amount of one hundred fifty percent (150%) of the Base Rent in effect immediately preceding such Lease Termination, plus all other rental charges payable
hereunder, and upon all the terms hereof applicable to a month to month tenancy. In such case, either party may thereafter terminate this Lease at any time upon giving not less than thirty (30) days written notice to the other party. For any
possession of the Premises after the Lease Termination without Lessor’s consent, Lessee shall be liable for all detriment proximately caused by Lessee’s possession, including without limitation, attorneys’ fees, costs and expenses,
claims of any succeeding tenant founded on Lessee’s failure to vacate and for payment to Lessor of Base Rent in an amount equal to the greater of (a) two hundred percent (200%) of the Base Rent in effect immediately preceding such Lease
Termination, or (b) the fair market rental value for the Base Rent for the Premises, together with such other Rentals provided in this Lease to the date Lessee actually vacates the Premises, and such other remedies as are provided by law, in equity
or under this Lease, including without limitation punitive damages recoverable under California Code of Civil Procedure Section 1174. 
 
20. ENTRY BY LESSOR. Lessor reserves and shall at any and all reasonable times have the right to enter the Premises, inspect the same,
supply janitorial service and any other service to be provided by Lessor to Lessee hereunder, to submit said Premises to prospective purchasers, mortgagees, lenders or tenants, to post notices of non-responsibility, and to alter, improve or repair
the Premises and any portion of the Building that Lessor may deem necessary or desirable, without any abatement of Rentals, and may for such purposes erect scaffolding and other necessary structures where reasonably required by the character of the
work to be performed, provided that the entrance to the Premises shall not be unreasonably blocked thereby, and further provided that the business of the Lessee shall not be interfered with unreasonably. In no event shall Lessor have any liability
to Lessee for, and Lessee hereby waives any claim for, damages or for any injury or inconvenience to or interference with Lessee’s business, any loss of occupancy or quiet enjoyment of the Premises, and any other damage or loss occasioned
thereby. Any such entry by persons not having “Sun Screen” approval from Lessee shall require reasonable prior oral or written notice to Lessee (except that no such prior notice shall be required in the event of an emergency). Lessee may
accompany the persons conducting any such entry during the course of such entry (provided that such accompaniment by Lessee shall not be a condition to any such entry so long as Lessee has received prior notice of such entry and such entry is
conducted in the presence of a person having “Sun Screen” approval from Lessee). For each of the aforesaid purposes, Lessor shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises,
excluding Lessee’s vaults, safes, files, laboratories and/or server rooms (if any, as designated by Lessee), and Lessor shall have the right to use any and all means which Lessor may deem proper to open said doors in an emergency in order to
obtain entry to the Premises, without liability to Lessee except for any failure to exercise due care for Lessee’s property under the circumstances of each entry. Any entry to the Premises obtained by Lessor by any of said means or otherwise
shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction of Lessee from the Premises or any portion thereof. If Lessee has removed substantially all of
Lessee’s property from the Premises, Lessor may, without abatement of Rentals, enter the Premises for alteration, renovation or decoration during the last thirty (30) days of the Term. With respect to any entry by Lessor into the Premises,
Lessor shall be liable to Lessee solely for physical damage caused to Lessee’s personal property located within the Premises to the extent such damage is caused by Lessor’s active negligence or willful misconduct and which is not covered
by 

 

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the insurance required to be maintained by Lessee pursuant to this Lease, and only with respect to an entry in an non-emergency situation.

 
21. RECONSTRUCTION. If the Premises are damaged
and rendered substantially untenantable, or if the Building is damaged (regardless of damage to the Premises) or destroyed, Lessor may, within ninety (90) days after the casualty, notify Lessee of Lessor’s election not to repair, in which event
this Lease shall terminate at the expiration of the ninetieth (90th) day. If Lessor elects to repair the damage or destruction, this Lease shall remain in effect and the then current Base Rent and Lessee’s Percentage Share of Building Expenses
shall be proportionately reduced during the period of repair. The reduction shall be based upon the extent to which the making of repairs interferes with Lessee’s business conducted in the Premises, as reasonably determined by Lessor. All other
Rentals due hereunder shall continue unaffected, and Lessee shall have no claim against Lessor for compensation for inconvenience or loss of business during any period of repair or reconstruction. Lessee shall continue the operation of its business
on the Premises during any period of reconstruction or repair to the extent reasonably practicable from the standpoint of prudent business management. Upon Lessor’s election to repair, Lessor shall diligently repair the damage to the extent of
insurance proceeds available to Lessor. Lessor shall not be required to repair or replace, whether injured or damaged by fire or other cause, any items required to be insured by Lessee under this Lease including Lessee’s fixtures, equipment,
merchandise, personal property, inventory, panels, decoration, furniture, railings, floor covering, partitions or any other improvements, alterations, additions, or property made or installed by Lessee to the Premises, and Lessee shall be obligated
to promptly rebuild or restore the same to the same condition as they were in immediately before the casualty. Lessee hereby waives all claims for loss or damage to the foregoing. Lessee waives any rights to terminate this Lease if the Premises are
damaged or destroyed, including without limitation any rights pursuant to the provisions of Subdivision 2 of Section 1932 and Subdivision 4 of Section 1933 of the Civil Code of California, as amended from time to time, and the provisions of any
similar law hereinafter enacted. If the Lease is terminated by Lessor pursuant to this Article 21, any Rentals unearned as of the effective date of termination shall be refunded to Lessee. Lessee shall pay to Lessor any Rentals or other charges due
Lessor under the Lease, prorated as of the effective date of termination. Notwithstanding anything to the contrary in the foregoing, if the damage is due to the fault or neglect of Lessee, or Lessee’s Agents, there shall be no abatement of Base
Rent or any other Rentals. 
 
Notwithstanding the
foregoing, if less than thirty-three percent (33%) of the Rentable Area of the Building is damaged from an insured casualty and the insurance proceeds actually available to Lessor for reconstruction (net of costs to recover such proceeds and after
all claimants thereto including lienholders have been satisfied or waive their respective claims) (“Net Insurance Proceeds”) are sufficient to completely restore the Building, Lessor agrees to make such reparations and continue this Lease
in effect. If, upon damage of less than thirty-three percent (33%) of the Rentable Area of the Building there are not sufficient insurance proceeds actually available to allow Lessor to completely restore the Building, Lessor shall not be obligated
to repair the Building and the provisions of the first paragraph of this Article shall control. 
 
Lessee shall not be entitled to any compensation or damages from Lessor for loss of the use of the whole or any part of the Premises, or for any damage to Lessee’s business, or any inconvenience
or annoyance occasioned by such damage, or by any repair, reconstruction or restoration by Lessor, or by any failure of Lessor to make any repairs, reconstruction or restoration under this Article or any other provision of this Lease. 
 
22. DEFAULT. The occurrence of any one or more of the following
events shall constitute a material default and breach of this Lease by Lessee: 
 
a. Lessee’s failure to pay when due Base Rent or any other Rentals or other sums payable hereunder where such failure is not cured within three (3) days following Lessor’s delivery of written
notice thereof (which notice shall be in lieu of, and not in addition to, any notice required under applicable laws, including, without limitation, notices required under California Code of Civil Procedure Section 1161 or any similar or successor
statute); 
 
b. Lessee’s failure to occupy and
use the Premises for thirty (30) consecutive days, which failure shall deem an abandonment of the Premises by Lessee; 
 
c. Commencement, and continuation for at least thirty (30) days, of any case, action, or proceeding by, against, or concerning Lessee, or
any guarantor of Lessee’s obligations under this Lease (“Guarantor”), under any federal or state bankruptcy, insolvency, or other debtor’s relief law, including without limitation, (i) a case under Title 11 of the United States
Code concerning Lessee, or a Guarantor, whether under Chapter 7, 11, or 13 of such Title or under any other Chapter, or (ii) a case, action, or proceeding seeking Lessee’s or a Guarantor’s financial reorganization or an arrangement with
any of Lessee’s or a Guarantor’s creditors; 
 
d. Voluntary or involuntary appointment of a receiver, trustee, keeper, or other person who takes possession for more than thirty (30) days of substantially all of Lessee’s or a Guarantor’s assets, or of any asset used in
Lessee’s business on the Premises, regardless of whether such appointment is as a result of insolvency or any other cause; 
 
e. Execution of an assignment for the benefit of creditors of substantially all assets of Lessee or a Guarantor available by law for the
satisfaction of judgment creditors; 
 
f.
Commencement of proceedings for winding up or dissolving (whether voluntary or involuntary) the entity of Lessee or a Guarantor, if Lessee or such Guarantor is a corporation, partnership, limited liability company or other entity; 
 
 

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g. Levy of a
writ of attachment or execution on Lessee’s interest under this Lease, if such writ continues for a period of ten (10) days; 
 
h. Any Transfer or attempted Transfer of this Lease by Lessee contrary to the provisions of Article 13 above which is not nullified or
rescinded within ten (10) days following Lessor’s delivery of written notice thereof; 
 
i. With respect to any report that Lessee is required to submit hereunder, the wilful submission by Lessee of a report which Lessee knows to be materially inaccurate; 
 
j. The use or occupancy of the Premises for any use or purpose
not specifically allowed by the terms of this Lease which is not cured within ten (10) days following Lessor’s delivery of written notice thereof; 
 
k. Breach by Lessee of any term, covenant, condition, warranty, or provision contained in this Lease or of any other obligation owing or
due to Lessor other than as described in subsections 22.a., b., c., d., e., f., g., h., i. or j. of this Article 22, where such failure shall continue for the period specified in this Lease or if no such period is specified, for a period of thirty
(30) days after written notice thereof by Lessor to Lessee; provided, however, that if the nature of Lessee’s default is such that more than thirty (30) days are reasonably required for its cure, Lessee shall not be deemed to be in default if
Lessee commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion, and if Lessee provides Lessor with such security as Lessor may require to fully compensate Lessor for any loss or liability
to which Lessor might be exposed; provided that any such notice from Lessor shall be in lieu of, and not in addition to, any notice required under applicable laws, including, without limitation, notices required under California Code of Civil
Procedure Section 1161 or any similar or successor statute; or 
 
l. The occurrence of any default by Lessee which is not cured within any applicable period for cure as set forth in that certain Net Office Lease entered into by Lessee, as “Lessee”, and Lessor, as “Lessor”,
concurrently herewith, respecting the lease of certain premises located at floors one (1) through eight (8) of the building located at 20450 Stevens Creek Boulevard, Cupertino, California. 
 
23. REMEDIES UPON DEFAULT. Upon any default or breach by Lessee which is not cured within any applicable period
for cure pursuant to Article 22 above, at any time thereafter, with or without notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have hereunder or otherwise at law or in equity by reason of such
default or breach Lessor may do the following: 
 
a. Termination of Lease. Lessor may terminate this Lease or Lessee’s right to possession of the Premises by notice to Lessee or any other lawful means, in which case this Lease 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 award of the unpaid Rentals which had been earned at the time of termination; 
 
(ii) The worth at the time of award of the amount by which the
unpaid Rentals which would have been earned after termination until the time of award exceeds the amount of such rental loss that Lessee proves could have been reasonably avoided; 
 
(iii) The worth at the time of award (computed by discounting at the discount rate of the Federal Reserve
Bank of San Francisco at the time of award plus one percent) of the amount by which the unpaid Rentals for the balance of the Term after the time of award exceeds the amount of such rental loss that Lessee proves could be reasonably avoided; and

 
(iv) Any other amounts necessary to compensate
Lessor for detriment proximately caused by the default by Lessee or which in the ordinary course of events would likely result, including without limitation the reasonable costs and expenses incurred by Lessor for: 
 
(A) Retaking possession of the Premises; 
 
(B) Cleaning and making repairs and alterations (including
installation of leasehold improvements, whether or not the same shall be funded by a reduction of rent, direct payment or otherwise) necessary to return the Premises to good condition and preparing the Premises for reletting; 
 
(C) Removing, transporting, and storing any of Lessee’s
property left at the Premises (although Lessor shall have no obligation to remove, transport, or store any of the property); 
 
(D) Reletting the Premises, including without limitation, brokerage commissions, advertising costs, and attorneys’ fees;

 
(E) Attorneys’ fees, expert witness fees
and court costs; 
 
(F) Any unamortized real
estate brokerage commissions paid in connection with this Lease; and 
 
(G) Costs of carrying the Premises, such as repairs, maintenance, taxes and insurance premiums, utilities and security precautions, if any. 
 
 

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The
“worth at the time of award” of the amounts referred to in Articles 23.a.(i) and 23.a.(ii) is computed by allowing interest at an annual rate equal to the greater of: ten percent (10%); or five percent (5%) plus the rate established by the
Federal Reserve Bank of San Francisco, as of the 25th day of the month immediately preceding the default by Lessee, on advances to member banks under Section 13 and 13(a) of the Federal Reserve Act, as not in effect or hereafter from time to time
amended (the “Stipulated Rate”). The computation of the amount of rental loss that could be or could have been reasonably avoided by Lessor pursuant to California Civil Code section 1951.2 shall take into account the use restrictions set
forth in Article 8.a. above except to the extent that Lessee proves that under all circumstances the enforcement of the use restriction would be unreasonable. 
 
b. Continuation of Lease. Lessor may continue this Lease in full force and effect, and the Lease shall continue in effect as long
as Lessor does not terminate Lessee’s right to possession, and Lessor shall have the right to enforce all rights and remedies under this Lease including the right to collect all Rentals when due. During the period Lessee is in default, Lessor
can enter the Premises and relet them, or any part of them, to third parties for Lessee’s account. Lessee shall be liable immediately to Lessor for all costs Lessor incurs in reletting the Premises, including without limitation, those items
outlined in subsections a.(i) through a.(iv) of this Article 23, and other like costs. Reletting can be for a period shorter or longer than the remaining Term. Lessee shall pay to Lessor all Rentals due under this Lease on the date the Rentals are
due, less the rent Lessor receives from any reletting. The use restriction provided in Article 8.a. above shall apply to Lessor’s remedies under California Civil Code section 1951.4 except to the extent that Lessee proves that under all
circumstances enforcement of the use restriction would be unreasonable. 
 
c. Other Remedies. Lessor may pursue any other remedy now or hereafter available to Lessor under the laws or judicial decisions of the State in which the Premises are located. 
 
d. General. The following shall apply to Lessor’s
remedies: 
 
(i) No entry upon or taking of
possession of the Premises or any part thereof by Lessor, nor any letting or subletting thereof by Lessor for Lessee, nor any appointment of a receiver, nor any other act of Lessor, whether acceptance of keys to the Premises or otherwise, shall
constitute or be construed as an election by Lessor to terminate this Lease or Lessee’s right to possession of the Premises unless a written notice of such election be given to Lessee by Lessor. 
 
(ii) If Lessor elects to terminate this Lease or Lessee’s
right to possession hereunder, Lessee shall surrender and vacate the Premises in broom-clean condition, and Lessor may re-enter and take possession of the Premises and may eject all parties in possession or eject some and not others or eject none.
Any personal property of or under the control of Lessee remaining on the Premises at the time of such re-entry may be considered and treated by Lessor as abandoned. 
 
24. EMINENT DOMAIN. If more than twenty-five percent (25%) of the area of the Premises is taken or appropriated
for any public or quasi-public use under the power of eminent domain, or conveyed in lieu thereof, either party hereto shall have the right, at its option, to terminate this Lease by written notice to the other party given within ten (10) days of
the date of such taking, appropriation or conveyance, and Lessor shall be entitled to any and all income, rent, award, or any interest therein whatsoever which may be paid or made (the “Award”) in connection with such public or
quasi-public use or purpose, and Lessee shall have no claim against Lessor for (and hereby assigns to Lessor any claim which Lessee may have for) the value of any unexpired Term of this Lease. If any part of the Building or the Project other than
the Premises may be so taken, appropriated or conveyed, Lessor shall have the right at its option to terminate this Lease, and in any such event Lessor shall be entitled to the entire Award whether or not this Lease is terminated. If this Lease is
terminated as provided above: (i) the termination shall be effective as of the date upon which title to the Premises, the Building, the Project, or a portion thereof, passes to and vests in the condemnor or the effective date of any order for
possession if issued prior to the date title vests in the condemnor; (ii) Lessor shall refund to Lessee any prepaid but unearned Rentals; and (iii) Lessee shall pay to Lessor any Rentals or other charges due Lessor under the Lease, prorated as of
the date of taking. 
 
If less than twenty-five
percent (25%) of the Premises is so taken, appropriated or conveyed, or more than twenty-five percent (25%) thereof is so taken, appropriated or conveyed and neither party elects to terminate as herein provided, (i) Lessor shall be entitled to the
entirety of the Award, and Lessee shall be entitled to make a claim for any separate award attributable to any taking of Lessee’s trade fixtures so long as any such award to Lessee does not reduce the amount of the Award available to Lessor;
and (ii) the Rental thereafter to be paid hereunder for the Premises shall be reduced in the same ratio that the percentage of the area of the Premises so taken, appropriated or conveyed bears to the total area of the Premises immediately prior to
the taking, appropriation or conveyance. In addition, if any Rentable Area in the Building containing the Premises is so taken, appropriated or conveyed and this Lease is not terminated by Lessor, Lessee’s Percentage Share of Building Expenses
shall be adjusted pursuant to Article 7. 
 
Notwithstanding this Article 24 above, upon a temporary taking of all or any portion of the Premises, the Lease shall remain in effect and Lessee shall continue to pay and be liable for all Rentals under this Lease. Upon such
temporary taking, Lessee shall be entitled to any Award for the temporary use of the portion of the Premises taken which is attributable to the period prior to the date of Lease Termination, and Lessor shall be entitled to any portion of the Award
for such use attributable to the period after Lease Termination. As used in this paragraph, a temporary taking shall mean a taking for a period of one year or less and does not include a taking which is to last for an indefinite period and/or which
will terminate only upon the happening of a specified event unless it can be determined at the time of the taking when such event will occur. 
 
 

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25. OFFSET STATEMENT;
MODIFICATIONS FOR LENDER. Lessee shall at any time and from time to time within ten (10) days following request from Lessor execute, acknowledge and deliver to Lessor a statement in writing, (i) certifying that this Lease is unmodified and
in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect), (ii) acknowledging that there are not, to Lessee’s knowledge, any uncured defaults on
the part of the Lessor hereunder, or specifying such defaults if any are claimed, (iii) certifying the date Lessee entered into occupancy of the Premises and that Lessee is open and conducting business at the Premises, (iv) certifying the date to
which Rentals and other charges are paid in advance, if any, (v) evidencing the status of this Lease as may be required either by a lender making a loan affecting or a purchaser of the Premises, or part of the Project from Lessor, (vi) certifying
that all improvements to be constructed on the Premises by Lessor are substantially completed (if applicable), except for any punch list items which do not prevent Lessee from using the Premises for its intended use, and (vii) certifying such other
matters relating to this Lease and/or the Premises as may be requested by Lessor or a lender making a loan to Lessor or a purchaser of the Premises, or any part of the Project from Lessor. Any such statement may be relied upon by any prospective
purchaser or encumbrancer of all or any portion of the Project, or any interest therein. Lessee shall, within ten (10) days following request of Lessor, deliver such other documents including Lessee’s financial statements as are reasonably
requested in connection with the sale of, or loan to be secured by, any portion of the Project, or any interest therein. 
 
If in connection with obtaining non-disturbance protection for Lessee (which shall be deemed to include an election by a senior lienholder
to subordinate its lien to this Lease) with respect to any existing or future lender providing financing for all or any portion of the Project, such lender shall request modifications of this Lease as a condition issuing such non-disturbance
protection, Lessee will not unreasonably withhold, delay or condition its consent thereto, provided that such modifications do not increase the financial obligations of Lessee hereunder or otherwise materially decrease the rights or materially
increase the obligations of Lessee under this Lease. 
 
26.
PARKING. Lessee shall have the right to use the number of non-exclusive parking spaces located within the Project as designated in Article 1.k. without charge during the Term; except, however, notwithstanding anything to the contrary
contained in this Lease, if a charge, fee, tax or other imposition is assessed against Lessor or the Project by applicable governmental authorities based upon use of parking spaces at the Project or is required by applicable governmental authorities
to be assessed by Lessor upon users of parking spaces at the Project, then Lessee shall pay its equitable share of such charge, fee, tax or other imposition to Lessor monthly in advance as additional rent. Use of all parking spaces shall be subject
to rules and regulations established by Lessor which may be altered at any time and from time to time during the Term. The location of all parking spaces may be designated from time to time by Lessor. Lessor shall designate a portion of the parking
spaces within the Project as “visitor parking”. Neither Lessee nor Lessee’s Agents shall at any time use more parking spaces than the number so allocated to Lessee or park or permit the parking of their vehicles in any portion of the
Parcel not designated by Lessor as a non-exclusive parking area. Lessee and Lessee’s Agents shall not have the exclusive right to use any specific parking space, except as expressly stated in this Article 26. 
 
Notwithstanding the number of parking spaces designated for
Lessee’s non-exclusive use, in the event by reason of any rule, regulation, order, law, statute or ordinance of any governmental or quasi-governmental authority relating to or affecting parking on the Parcel, or any cause beyond Lessor’s
reasonable control, Lessor is required to reduce the number of parking spaces on the Parcel, Lessor shall have the right to proportionately reduce the number of Lessee’s parking spaces and the non-exclusive parking spaces of other tenants of
the Building. Lessor reserves the right in its reasonable discretion: to determine whether parking facilities are becoming overcrowded and in such event to re-allocate parking spaces among Lessee and other tenants of the Project; to have any
vehicles owned by Lessee or Lessee’s Agents which are parked in violation of the provisions of this Article 26 or Lessor’s rules and regulations relating to parking, towed away at Lessee’s cost, after having given Lessee reasonable
notice. In the event Lessor elects or is required by any law to limit or control parking on the Parcel, by validation of parking tickets or any other method, Lessee agrees to participate in such validation or other program under such reasonable
rules and regulations as are from time to time established by Lessor. Lessor shall have the right to close all or any portion of the parking areas at reasonable times for any purpose, including, without limitation, the prevention of a dedication
thereof, or the accrual of rights in any person or the public therein. Employees of Lessee shall be required to park in areas designated for employee parking, if any. The parking areas shall not be used by Lessee or Lessee’s Agents for any
purpose other than the parking of motor vehicles and the ingress and egress of pedestrians and motor vehicles. 
 
27. AUTHORITY. If Lessee is a corporation, partnership, limited liability company or other entity, each individual executing this Lease on behalf of said entity represents and
warrants that he is duly authorized to execute and deliver this Lease on behalf of said entity in accordance with a duly adopted resolution of the Board of Directors of said corporation or in accordance with the by-laws of said corporation or on
behalf of said partnership in accordance with the partnership agreement of such partnership or otherwise on behalf of said entity in accordance with the organizational documents governing such entity, and that this Lease is binding upon said entity
in accordance with its terms. If Lessee is a corporation or other entity, Lessee shall, upon execution of this Lease, deliver to Lessor a certified copy of a resolution of the Board of Directors of said corporation or other evidence of
organizational approval authorizing or ratifying the execution of this Lease. If Lessee fails to deliver such resolution or other evidence to Lessor upon execution of this Lease, Lessor shall not be deemed to have waived its right to require
delivery of such resolution or other evidence, and at any time during the Term Lessor may request Lessee to deliver the same, and Lessee agrees it shall thereafter promptly deliver such resolution or other evidence to Lessor. If Lessee is a
corporation or other entity, Lessee hereby represents, warrants, and covenants that (i) Lessee is a valid and existing corporation or other entity; (ii) Lessee is qualified to do business in California; (iii) all fees and all franchise and corporate
taxes of Lessee are paid to date, and will be paid when due; (iv) all required 
 

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forms and reports will be filed when due; and (v) the signers of this Lease are properly authorized to execute this Lease on behalf of Lessee
and to bind Lessee hereto. 
 
28. SURRENDER OF PREMISES.

 
a. Condition of Premises. Lessee
shall, upon Lease Termination, surrender the Premises in the condition required pursuant to subsection 10.b. above, and otherwise in broom clean, trash free, and in good condition, reasonable wear and tear, and insured casualties to the extent of
Net Insurance Proceeds recovered by Lessor, alone excepted. By written notice to Lessee, Lessor may elect to cause Lessee to remove from the Premises or cause to be removed, at Lessee’s expense, any logos, signs, notices, advertisements or
displays placed on the Premises by Lessee. If the Premises is not so surrendered as required by this Article 28, Lessee shall indemnify, defend and hold harmless Lessor from and against any loss or liability resulting from Lessee’s failure to
comply with the provisions of this Article 28, including, without limitation, any claims made by any succeeding tenant or losses to Lessor due to lost opportunities to lease to succeeding tenants, and the obligations of Lessee pursuant hereto shall
survive the Lease Termination. 
 
b. Removal of
Personal Property. Lessee shall remove all its personal property from the Premises upon Lease Termination, and shall immediately repair all damage to the Premises, Building and Common Area caused by such removal. Any personal property remaining
on the Premises after Lease expiration or sooner termination may be packed, transported, and stored at a public warehouse at Lessee’s expense. If after Lease Termination and, within ten (10) days after written demand by Lessor, Lessee fails to
remove Lessee’s personal property or, if removed by Lessor, fails to pay the removal expenses, the personal property may be deemed abandoned property by Lessor and may be disposed of as Lessor deems appropriate. Lessee shall repair any damage
to the Premises caused by or in connection with the removal of any personal property, including without limitation, the floor and patch and paint the walls, when required by Lessor, to Lessor’s reasonable satisfaction, all at Lessee’s sole
cost and expense. The provisions of this Article 28 shall survive Lease Termination. 
 
29. LESSOR DEFAULT AND MORTGAGEE PROTECTION. Lessor shall not be in default under this Lease unless Lessee shall have given Lessor written notice of the breach, and, within thirty (30) days after notice, Lessor
has not cured the breach or, if the breach is such that it cannot reasonably be cured under the circumstances within thirty (30) days, has not commenced diligently to prosecute the cure to completion. The liability of Lessor pursuant to this Lease
shall be limited to Lessor’s interest in the Building and any money judgment obtained by Lessee based upon Lessor’s breach of this Lease or otherwise relating to this Lease or the Premises, shall be satisfied only out of the proceeds of
the sale or disposition of Lessor’s interest in the Building (whether by Lessor or by execution of judgment). Lessee agrees that the obligations of Lessor under this Lease do not constitute personal obligations of the individual partners,
whether general or limited, members, directors, officers or shareholders of Lessor, and Lessee shall not seek recourse against the individual partners, members, directors, officers or shareholders of Lessor or any of their personal assets for
satisfaction of any liability with respect to this Lease. Upon any default by Lessor under this Lease, Lessee shall give notice by registered mail to any beneficiary or mortgagee of a deed of trust or mortgage encumbering the Premises, and/or any
portion of the Project, whose address shall have been furnished to it, and shall offer such beneficiary or mortgagee a reasonable opportunity to cure the default, including time to obtain possession of the Premises, and/or Project, or any portion
thereof, by power of sale or judicial foreclosure, if such should prove necessary to effect a cure. 
 
30. RIGHTS RESERVED BY LESSOR. Lessor reserves the right from time to time, without abatement of Rentals and without limiting Lessor’s other rights under this Lease: (i) to install,
use, maintain, repair and replace pipes, ducts, conduits, wires and appurtenant meters and equipment for service to other parts of the Project above the ceiling surfaces, below the floor surfaces, within the walls and in the central core areas, and
to relocate any pipes, ducts, conduits, wires and appurtenant meters and equipment included in the Premises which are located in the Premises or located elsewhere outside the Premises, and to expand any building within the Project; (ii) to designate
other land outside the current boundaries of the Project be a part of the Project, in which event the Parcel shall be deemed to include such additional land, and the Common Areas shall be deemed to include Common Areas upon such additional land;
(iii) to add additional buildings and/or other improvements (including, without limitation, additional parking structures or extension of existing parking structures) to the Project, which may be located on land added to the Project pursuant to
clause (ii) above; (iv) to make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress,
direction of traffic, landscape areas and walkways; (v) to close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; (vi) to use the Common Areas while engaged in making
additional improvements, repairs or alterations to the Building or the Project, or any portion thereof; (vii) to grant the right to the use of the Exterior Common Area to the occupants of other improvements located on the Parcel; (viii) to designate
the name, address, or other designation of the Building and/or Project, without notice or liability to Lessee; (ix) to close entrances, doors, corridors, elevators, escalators or other Building facilities or temporarily abate their operation; (x) to
change or revise the business hours of the Building; and (xi) to do and perform such other acts and make such other changes in, to or with respect to the Common Areas, the Building or any other portion of the Project as Lessor deems to be
appropriate in the exercise of its reasonable business judgment. In the exercise of its rights under this Article, Lessor shall use reasonable efforts to minimize any unreasonable interference with the operation of Lessee’s business from the
Premises. 
 
31. EXHIBITS. Exhibits and riders, if
any, signed by the Lessor and the Lessee and endorsed on or affixed to this Lease are a part hereof. 
 
 

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32. WAIVER. No
covenant, term or condition in this Lease or the breach thereof shall be deemed waived, except by written consent of the party against whom the waiver is claimed. Any waiver of the breach of any covenant, term or condition herein shall not be deemed
to be a waiver of any preceding or succeeding breach of the same or any other covenant, term or condition. Acceptance by Lessor of any performance by Lessee after the time the same shall have become due shall not constitute a waiver by Lessor of the
breach or default of any covenant, term or condition unless otherwise expressly agreed to by Lessor in writing. The acceptance by Lessor of any sum less than that which is required to be paid by Lessee shall be deemed to have been received only on
account of the obligation for which it is paid (or for which it is allocated by Lessor, in Lessor’s absolute discretion, if Lessee does not designate the obligation as to which the payment should be credited), and shall not be deemed an accord
and satisfaction notwithstanding any provisions to the contrary written on any check or contained in a letter of transmittal. Lessor’s efforts to mitigate damages caused by any default by Lessee shall not constitute a waiver of Lessor’s
right to recover damages for any default by Lessee. No custom or practice which may arise between the parties hereto in the administration of the terms hereof shall be construed as a waiver or diminution of Lessor’s right to demand performance
by Lessee in strict accordance with the terms of this Lease. 
 
33. NOTICES. All notices, consents and demands which may or are to be required or permitted to be given by either party to the other hereunder shall be in writing. All notices, consents and demands by Lessor to Lessee
shall be personally delivered, sent by overnight courier providing receipt of delivery (such as Federal Express), or sent by United States Certified Mail, postage prepaid return receipt requested, addressed to Lessee as designated in Article 1.1.,
or to such other place as Lessee may from time to time designate in a notice to Lessor pursuant to this Article 33. All notices and demands by Lessee to Lessor shall be personally delivered, sent by overnight courier providing receipt of delivery
(such as Federal Express) or sent by United States Certified Mail, postage prepaid return receipt requested (provided that a copy of any such notice or demand so sent by United States Certified Mail shall be concurrently sent by Lessee to Lessor by
facsimile transmission), addressed to Lessor as designated in Article 1.1., or to such other person or place as Lessor may from time to time designate in a notice to Lessee pursuant to this Article 33. Notices sent by overnight courier shall be
deemed delivered upon the next business day following deposit with such overnight courier for next business day delivery. Mailed notices shall be deemed delivered two (2) business days after deposit in the United States mail as required by this
Article 33. 
 
34. JOINT OBLIGATIONS. If Lessee
consists of more than one person or entity, the obligations of each Lessee under this Lease shall be joint and several. 
 
35. MARGINAL HEADINGS. The captions of paragraphs and articles of this Lease are not a part of this Lease and shall have no effect upon the
construction or interpretation of any part hereof. 
 
36.
TIME. Time is of the essence of this Lease and each and all of its provisions in which performance is a factor except as to the delivery of possession of the Premises to Lessee. 
 
37. SUCCESSORS AND ASSIGNS. The covenants and conditions herein contained, subject to the provisions of Article
13, apply to and bind the heirs, successors, executors, administrators, legal representatives and assigns of the parties hereto. 
 
38. RECORDATION. Upon request by Lessor, Lessee shall execute and acknowledge a short form of this Lease in form for recording which may be
recorded at Lessor’s election. Lessee shall not record this Lease or a short form or memorandum hereof without the prior written consent of Lessor. 
 
39. QUIET POSSESSION. Upon Lessee paying the Rentals reserved hereunder and observing and performing all of the covenants, conditions and
provisions on Lessee’s part to be observed and performed hereunder, Lessee shall have quiet possession of the Premises for the entire Term, subject to all the provisions of this Lease and subject to any ground or underlying leases, mortgages or
deeds of trust now or hereafter affecting the Premises or the Building and the rights reserved by Lessor hereunder. 
 
40. LATE CHARGES; ADDITIONAL RENT AND INTEREST. 
 
a. Late Charges. Lessee acknowledges that late payment by Lessee to Lessor of Rentals or other sums due hereunder will cause Lessor
to incur costs not contemplated by this Lease, the exact amount of which are impracticable or extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon
Lessor by the terms of any mortgage or trust deed covering the Premises or any part of the Project. Accordingly, if any installment of Rentals or any other sum due from Lessee is not received by Lessor or Lessor’s designee within three (3)
business days after the due date, then Lessee shall pay to Lessor, in each case, a late charge equal to ten percent (10%) of such overdue amount; provided, however, that with respect to the first such late payment in any twelve (12) consecutive
month period during the Term, such late charge shall not be due and payable unless such late payment by Lessee shall not be cured within ten (10) days following Lessee’s receipt of written notice from Lessor of Lessee’s failure to make
such payment when due. The parties agree that such late charge represents a fair and reasonable estimate of the cost that Lessor will incur by reason of late payment by Lessee. Acceptance of any late charges by Lessor shall in no event constitute a
waiver of Lessee’s default with respect to such overdue amount, nor prevent Lessor from exercising any of its other rights and remedies under this Lease. 
 
b. Rentals, Additional Rent and Interest. All taxes, charges, costs, expenses, and other amounts which Lessee is required to pay
hereunder, including without limitation Lessee’s Percentage Share of Building Expenses, and all interest and charges (including late charges) that may accrue thereon upon Lessee’s failure to pay the same and all damages, costs and expenses
which Lessor may incur by reason of any default by Lessee shall 
 

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be deemed to be additional rent hereunder. Upon nonpayment by Lessee of any additional rent, Lessor shall have all the rights and remedies
with respect thereto as Lessor has for the nonpayment of Base Rent. The term “Rentals” as used in this Lease is Base Rent and all additional rent. Any payment due from Lessee to Lessor (including but not limited to Base Rent and all
additional rent) which is not paid within three (3) business days of when due shall bear interest from the date when due until paid, at an annual rate equal to the maximum rate that Lessor is allowed to contract for by law. Payment of such interest
shall not excuse or cure any default by Lessee. In addition, Lessee shall pay all costs and attorneys’ fees incurred by Lessor in collection of such amounts. All Rentals and other moneys due under this Lease shall survive the Lease Termination.
Interest on Rentals past due as provided herein shall be in addition to the late charges levied pursuant to 40.a. above. All Rentals shall be paid to Lessor, in lawful money of the United States of America which shall be legal tender at the time of
payment, at the address of Lessor a provided herein, or to such other person or at such other place as Lessor may from time to time designate in writing. If at any time during the Term Lessee pays any Rentals by check which is returned for
insufficient funds, Lessor shall have the right, in addition to any other rights or remedies Lessor may have hereunder, to require that Rentals thereafter be paid in cash or by cashier’s or certified check. 
 
41. PRIOR AGREEMENTS. This Lease contains all of the agreements
of the parties hereto with respect to the Premises, this Lease or any matter covered or mentioned in this Lease, and no prior agreements or understanding pertaining to any such matters shall be effective for any purpose. No provision of this Lease
may be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. This Lease shall not be effective or binding on Lessor until fully executed by Lessor. 
 
42. INABILITY TO PERFORM. This Lease and the obligations of the
Lessee hereunder shall not be affected or impaired because the Lessor is unable to fulfill any of its obligations hereunder or is delayed in doing so, if such inability or delay is caused by reason of strike, labor troubles, Acts of God, or any
other cause, similar or dissimilar, beyond the reasonable control of the Lessor. 
 
43. ATTORNEYS’ FEES. If either party to this agreement shall bring an action to interpret or enforce this agreement or for any relief against the other, including, but not limited to, declaratory relief or a
proceeding in arbitration, the losing party shall pay to the prevailing party a reasonable sum for attorney’s fees, expert witness fees and other costs incurred in such action or proceeding. Additionally, the prevailing party shall be entitled
to all additional attorney’s fees and costs incurred in enforcing and collecting any such judgment or award. Any judgment or order entered in such action shall contain a specific provision providing for the recovery of attorney’s fees and
costs incurred in enforcing such award or judgment. 
 
44.
SALE OF PREMISES BY LESSOR. Upon a sale or conveyance by the Lessor herein named (and in case of any subsequent transfers or conveyances, the then grantor) of Lessor’s interest in the Building, other than a transfer for security
purposes only, the Lessor herein named (and in case of any subsequent transfers or conveyances, the then grantor) shall be relieved, from and after the date of such transfer, of all obligations and liabilities accruing thereafter on the part of
Lessor, provided that any funds in the hands of Lessor or the then grantor at the time of transfer and in which Lessee has an interest, less any deductions permitted by law or this Lease, shall be delivered to Lessor’s successor. Following such
sale or conveyance by Lessor or the then grantor, Lessee agrees to look solely to the responsibility of the successor-in-interest of Lessor in and to this Lease. This Lease shall not be affected by any such sale or conveyance and Lessee agrees to
attorn to the purchaser or assignee provided such purchaser or assignee acquires its interest subject to this Lease. 
 
45. SUBORDINATION/ATTORNMENT. This Lease shall automatically be subject and subordinate to all ground or underlying leases which now exist
or may hereafter be executed affecting any portion of the Project and to the lien of any mortgages or deeds of trust (including all advances thereunder, renewals, replacements, modifications, supplements, consolidations, and extensions thereof) in
any amount or amounts whatsoever now or hereafter placed on or against any portion of the Project, or on or against Lessor’s interest or estate therein, or on or against any ground or underlying lease, without the necessity of the execution and
delivery of any further instruments on the part of Lessee to effectuate such subordination. Lessee covenants and agrees to execute and deliver upon demand and without charge therefor, such further instruments evidencing the subordination of this
Lease to such ground or underlying leases and/or to the lien of any such mortgages or deeds of trusts as may be required by Lessor or a lender making a loan affecting the Project; provided that such mortgagee or beneficiary under such mortgage or
deed of trust or lessor under such ground or underlying lease agrees in writing that so long as Lessee is not in default under this Lease, this Lease shall not be terminated in the event of any foreclosure or termination of any ground or underlying
lease. Failure of Lessee to execute such instruments evidencing subordination of this Lease shall constitute a default by Lessee under this Lease. If any mortgagee, beneficiary or lessor elects to have this Lease prior to the lien of its mortgage,
deed of trust or lease, and shall give written notice thereof to Lessee, this Lease shall be deemed prior to such mortgage, deed of trust or lease, whether this Lease is dated prior or subsequent to the date of said mortgage, deed of trust, or lease
or the date of the recording thereof. Notwithstanding anything to the contrary contained in this Lease, so long as a mortgage or deed of trust encumbering the Project or Building remains outstanding with respect to which Lessee has previously
entered into a non-disturbance agreement with the applicable mortgagee or trust deed beneficiary providing that Lessee will not subordinate this Lease to any other lien against the Project or Building without the consent of such mortgagee or trust
deed beneficiary, then Lessee shall not be required to subordinate this Lease to any other lien against the Project or Building without the consent of such mortgagee or trust deed beneficiary. 
 
If any proceedings are brought to terminate any ground or
underlying leases or for foreclosure, or upon the exercise of the power of sale, under any mortgage or deed of trust covering any portion of the Project, Lessee shall attorn to the lessor or purchaser upon any such termination, foreclosure or sale
and recognize such lessor or purchaser as the Lessor under this Lease. So long as Lessee is not in default hereunder and attorns as required 
 

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above, this Lease shall remain in full force and effect for the full term hereof after any such termination, foreclosure or sale.

 
Notwithstanding anything to the contrary
contained in the foregoing, Lessor shall use commercially reasonable efforts to obtain from any existing mortgagee or trust deed beneficiary under a mortgage or deed of trust encumbering the Project or Building as of the execution of this Lease,
non-disturbance protection for Lessee (which shall be deemed to include an election by such mortgagee or beneficiary to subordinate its lien to this Lease) on commercially reasonable terms within thirty (30) days following the execution of this
Lease. 
 
46. NAME. Lessee shall not use any name,
picture or representation of the Building or Project for any purpose other than as an address of the business to be conducted by the Lessee in the Premises. 
 
47. SEVERABILITY. Any provision of this Lease which proves to be invalid, void or illegal shall in no way affect, impair or invalidate any
other provision of this Lease and all such other provisions shall remain in full force and effect; however, if Lessee’s obligation to pay the Rentals is determined to be invalid or unenforceable, this Lease shall terminate at the option of
Lessor. 
 
48. CUMULATIVE REMEDIES. Except has
otherwise expressly provided in this Lease, no remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 
 
49. CHOICE OF LAW. This Lease shall be governed by the laws of
the State of California. 
 
50. SIGNS. Lessee shall
not inscribe, paint, affix or place any sign, awning, canopy, advertising matter, decoration or lettering upon any portion of the Premises, including, without limitation, any exterior door, window or wall, without Lessor’s prior written
consent. Subject in all events to the requirements of the City of Cupertino and other applicable governmental requirements and any other restrictions of record or to which the Project is subject, Lessee shall be entitled to Building standard
identification of Lessee upon the common Building lobby directory board sign to be installed by Lessor in the Building lobby. In no event shall Lessor grant exterior signage rights at the Building to Microsoft. 
 
51. GENDER AND NUMBER. Wherever the context so requires, each
gender shall include any other gender, and the singular number shall include the plural and vice-versa. 
 
52. CONSENTS. Whenever the consent of Lessor is required herein, the giving or withholding of such consent in any one or any number of instances shall not limit or waive the need for such
consent in any other or future instances. Any consent given by Lessor shall not be binding upon Lessor unless in writing and signed by Lessor or Lessor’s agents. Notwithstanding any other provision of this Lease, where Lessee is required to
obtain the consent of Lessor to do any act, or to refrain from the performance of any act, Lessee agrees that if Lessee is in default with respect to any term, condition, covenant or provision of this Lease, then Lessor shall be deemed to have acted
reasonably in withholding its consent if said consent is, in fact, withheld. 
 
53. BROKERS. Lessee warrants that it has had no dealing with any real estate broker or agents in connection with the negotiation of this Lease excepting only the broker or agent designated in Article l.m., and that it
knows of no other real estate broker or agent who is entitled to or can claim a commission in connection with this Lease. Lessee agrees to indemnify, defend and hold Lessor harmless from and against any and all claims, demands, losses, liabilities,
lawsuits, judgments, and costs and expenses (including, without limitation, reasonable attorneys’ fees and expenses) with respect to any alleged leasing commission or equivalent compensation alleged to be owing on account of Lessee’s
dealings with any real estate broker or agent. 
 
54.
SUBSURFACE AND AIRSPACE. This Lease confers on Lessee no rights either with respect to the subsurface of the Parcel or with regard to airspace above the top of the Building or above any paved or landscaped areas on the Parcel or Common
Area and Lessor expressly reserves the right to use such subsurface and airspace areas, including without limitation the right to perform construction work thereon and in regard thereto. Any diminution or shutting off of light, air or view by any
structure which may be erected by Lessor on those portions of the Parcel, Common Area and/or Building reserved by Lessor shall in no way affect this Lease or impose any liability on Lessor. Lessor shall have the exclusive right to use all or any
portion of the roof, side and rear walls of the Premises and Building for any purpose. Lessee shall have no right whatsoever to the exterior of the exterior walls or the roof of the Premises or any portion of the Project outside the Premises except
as provided in Article 55 of this Lease. 
 
55. COMMON
AREA. For purposes of the Lease, “Common Area” shall collectively mean the following: 
 
a. Exterior Common Area. That portion of the Parcel other than the land comprising the property, and all facilities and
improvements on such portion for the non-exclusive use of Lessee in common with other authorized users, including, but not limited to, vehicle parking areas, driveways, sidewalks, landscaped areas, and the facilities and improvements necessary for
the operation thereof (the “Exterior Common Area”); and 
 
b. Building Common Area. That portion of the Building in which the Premises are located, and all of the facilities therein, set aside by Lessor for the non-exclusive use of Lessee in common with other authorized
users, including, but not limited to, entrances, lobbies, halls, atriums, corridors, toilets and lavatories, passenger elevators and service areas (the “Building Common Area”). 
 

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Subject to the
limitations and restrictions contained in this Lease, and the Rules arid Regulations, Lessor grants to Lessee and Lessee’s Agents the nonexclusive right to use the Common Area in common with Lessor, Lessor’s agent, other occupants of the
Building and Project, other authorized users and their agents, subject to the provisions of this Lease. The right to use the Common Area shall terminate upon Lease Termination. 
 
56. LABOR DISPUTES. If Lessee becomes involved in or is the object of a labor dispute which subjects the
Premises or any part of the Project to any picketing, work stoppage, or other concerted activity which in the reasonable opinion of Lessor is in any manner detrimental to the operation of any part of the Project, or its tenants, Lessor shall have
the right to require Lessee, at Lessee’s own expense and within a reasonable period of time specified by Lessor, to use Lessee’s best efforts to either resolve such labor dispute or terminate or control any such picketing, work stoppage or
other concerted activity to the extent necessary to eliminate any interference with the operation of the Projector its tenants. To the extent such labor dispute interferes with the performance of Lessor’s duties hereunder, Lessor shall be
excused from the performance of such duties and Lessee hereby waives any and all claims against Lessor for damages or losses in regard to such duties. If Lessee fails to use its best efforts to so resolve such dispute or terminate or control such
picketing, work stoppage or other concerted activity within the period of time specified by Lessor, Lessor shall have the right to terminate this Lease. Nothing contained in this Article 56 shall be construed as placing Lessor in an
employer-employee relationship with any of Lessee’s employees or with any other employees who may be involved in such labor dispute. Lessee shall indemnify, defend and hold harmless Lessor from and against any and all liability (including,
without limitation, attorneys’ fees and expenses) arising from any labor dispute in which Lessee is involved and which affects any part of the Project. 
 
57. CONDITIONS. All agreements by Lessee contained in this Lease, whether expressed as covenants or conditions, shall be construed to be
both covenants and conditions, conferring upon Lessor, upon breach thereof, the right to terminate this Lease. 
 
58. LESSEE’S FINANCIAL STATEMENTS. Lessee hereby warrants that all financial statements delivered by Lessee to Lessor prior to the execution of this Lease by Lessee, or that shall be
delivered in accordance with the terms hereof, are or shall be at the time delivered true, correct, and complete, and prepared in accordance with generally accepted accounting principles. Lessee acknowledges and agrees that Lessor is relying on such
financial statements in accepting this Lease, and that a breach of Lessee’s warranty as to such financial statements shall constitute a default by Lessee. 
 
59. LESSOR NOT A TRUSTEE. Lessor shall not be deemed to be a trustee of any funds paid to Lessor by Lessee (or held by Lessor for Lessee)
pursuant to this Lease. Lessor shall not be required to keep any such funds separate from Lessor’s general funds or segregated from any funds paid to Lessor by (or held by Lessor for) other tenants of the Building. Any funds held by Lessor
pursuant to this Lease shall not bear interest. 
 
60.
MERGER. The voluntary or other surrender of this Lease by Lessee, or a mutual cancellation thereof, shall not work a merger, and shall, at the option of the Lessor, terminate all or any existing subleases or subtenancies, or may, at the
option of Lessor, operate as an assignment to it of any or all such subleases or subtenancies. 
 
61. NO PARTNERSHIP OR JOINT VENTURE. Nothing in this Lease shall be construed as creating a partnership or joint venture between Lessor, Lessee, or any other party, or cause Lessor to be
responsible for the debts or obligations of Lessee or any other party. 
 
62. LESSOR’S RIGHT TO PERFORM LESSEE’S COVENANTS. Except as otherwise expressly provided herein, if Lessee fails at any time to make any payment or perform any other act on its part to be made or performed
under this Lease, then upon ten (10) days written notice to Lessee (provided that no such notice shall be required in the event of an emergency), Lessor may, but shall not be obligated to, and without waiving or releasing Lessee from any obligation
under this Lease, make such payment or perform such other act to the extent that Lessor may deem desirable, and in connection therewith, pay expenses and employ counsel. All sums so paid by Lessor and all penalties, interest and costs in connection
therewith shall be due and payable by Lessee to Lessor as additional rent upon demand. 
 
63. PLANS. Lessee acknowledges that any plan of the Project which may have been displayed or furnished to Lessee or which may be a part of Exhibit “A” or Exhibit “B” is tentative; Lessor may
from time to time change the shape, size, location, number, and extent of the improvements shown on any such plan and eliminate or add any improvements to the Project, in Lessor’s sole discretion. 
 
64. COMMUNICATIONS EOUIPMENT. 
 
a. Subject to the provisions of this Article 64 and the other
provisions of this Lease respecting Alterations, Lessee shall have the right during the Term, at Lessee’s sole cost and expense, to install upon a portion of the roof of the Building designated by Lessor (which portion shall be a pro rata share
of the Building roof based upon the Rentable Area of the Premises within the Building leased by Lessee) for Lessee’s own use such microwave, satellite or DSS dishes and other antenna equipment (collectively, the “Communications
Equipment”), which Communications Equipment shall include, without limitation, the related vertical and horizontal utility and telecommunication lines (“Communication Lines”) throughout the Premises which are compatible with the
Building structure and/or mechanical and utility systems, which Communications Equipment shall be of such size, weight and quantity, and at such location as is reasonably approved by Lessor and Lessor’s structural engineer. Lessee shall
reimburse Lessor for the reasonable fees of Lessor’s structural engineer incurred in evaluating Lessee’s plans 
 

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for installation of the Communications Equipment and any modifications thereto, within thirty (30) days following submission by Lessor to
Lessee of invoices therefor. 
 
b. The
installation, maintenance, repair, operation and removal (as hereinafter provided) of such Communications Equipment shall be completed in a good and workmanlike manner and in conformity with (i) plans and specifications therefor (the
“Communications Equipment Plans”) showing matters including, without limitation, equipment size, location, weight and composition, and Lessee’s plan for assembly, installation, maintenance and removal of such equipment, which
Communications Equipment Plans shall be subject to Lessor’s prior written approval, which approval shall not be unreasonably withheld or delayed, and (ii) all applicable laws, including, without limitation, Lessee’s obtaining and keeping
in force any necessary governmental permits or approvals for the operation of such Communications Equipment. Notwithstanding anything to the contrary contained herein, the supporting structures for such Communications Equipment shall not penetrate
the Building roof without Lessor’s prior written approval, which approval shall not be unreasonably withheld or delayed. At Lessor’s option, all work of installation, maintenance, repair and other work affecting the roof in connection with
the Communications Equipment shall be performed, at Lessee’s sole cost and expense, by Lessor or Lessor’s designated roof contractor. Lessee shall, at its sole cost and expense, install screening of such Communications Equipment to prevent
visibility from the street level, as Lessor may reasonably require, and any other screening of such Communications Equipment as may be required by applicable laws. Lessee shall not be permitted to access the roof except when previously scheduled
with Lessor or upon receipt of prior written approval from Lessor (which approval shall not be unreasonably withheld or delayed), 
 
c. Lessee shall be solely responsible for any liability, cost, claim, expense (including, without limitation, attorneys’ fees) and/or
damage to the Building and/or the Project resulting from Lessee’s installation, maintenance, operation, use, presence or removal of such Communications Equipment. Lessee shall, at all times during the Term, pay to Lessor within thirty (30) days
following demand therefor accompanied by reasonable evidence of such charges, all increased real estate taxes, insurance premiums or other charges which may be incurred by or charged to Lessor as a result of the installation, operation, maintenance
and/or removal of the Communications Equipment. Lessee shall pay all costs and expenses of operation of the Communications Equipment, including, without limitation, any necessary utility services therefor. Lessee shall be entirely responsible for
all maintenance of and repairs to the Communications Equipment so that at all times the Communications Equipment is in good condition and repair. Lessee shall maintain such insurance upon the Communications Equipment as Lessee is obligated to
maintain with respect to the Premises pursuant to this Lease. 
 
d. Upon the expiration of the Term or earlier termination of this Lease, Lessee shall remove the Communications Equipment and restore that portion of the Building and Project, including, without limitation, the Building roof,
affected by the Communications Equipment, to the same condition as existed prior to such installation, subject to reasonable wear and tear, all at Lessee’s sole cost and expense. In the event Lessee fails to so remove the Communications
Equipment and restore the affected portions of the Building by such expiration or earlier termination, Lessor may, at its option and at Lessee’s sole cost and expense, remove and store and/or dispose of the Communications Equipment and restore
the affected portions of the Building and Project, in which event all amounts paid or incurred by Lessor in connection therewith shall be paid by Lessee to Lessor within thirty (30) days following Lessor’s submission to Lessee of reasonable
evidence of the amount of such costs. 
 
e. Subject
to the provisions of this Article 64 and the provisions of this Lease respecting Alterations, Lessee shall have the right to install, maintain, modify, replace and remove the Communications Equipment and Communications Lines during the Term of the
Lease. 
 
f. Lessor makes no representation or
warranty regarding the availability, feasibility or legality of the installation, operation, maintenance or removal of the Communications Equipment. Lessee acknowledges and agrees that Lessee’s inability to install, maintain, operate and/or
remove the Communications Equipment, either pursuant to the terms hereof or for any other reason, shall not affect the remainder of this Lease and shall not entitle Lessee to any reduction in the rent. 
 
65. WAIVER OF JURY. LESSOR AND LESSEE HEREBY WAIVE THEIR
RESPECTIVE RIGHT TO TRIAL BY JURY ON ANY CAUSE OF ACTION, CLAIM, COUNTER-CLAIM OR CROSS-COMPLAINT IN ANY ACTION, PROCEEDING AND/OR HEARING BROUGHT BY EITHER LESSOR AGAINST LESSEE OR LESSEE AGAINST LESSOR ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN
ANY WAY CONNECTED WITH THIS LEASE. 
 
66. JOINT
PARTICIPATION. Lessor and Lessee hereby acknowledge that both parties have been represented by counsel in connection with this Lease and that both parties have participated in the negotiation and drafting of all of the terms and provisions
hereof. By reason of this joint participation, no term or provision of this Lease will be construed against either party as the “drafter” thereof, which terms and provisions shall include, without limitation, Article 14 hereof.

 
67. EXPEDITED DISPUTE RESOLUTION. Except as
to any unlawful detainer dispute, controversy, or claim, in the case of any dispute, controversy, or claim arising from, out of, or in connection with, or relating to, this Lease, the negotiation or creation of this Lease, and/or any term, provision
and/or condition of this Lease, including, without limitation, any breach or alleged breach of this Lease, the parties shall meet and confer in an attempt to resolve their differences. At any time after fifteen (15) days following notice in writing
by any party that it desires to so meet and confer (the “Meet and Confer Notice”), any party may require mediation and then, if the mediation is unsuccessful, within fifteen (15) days from the end of such mediation, binding arbitration
through J.A.M.S./Endispute (“JAMS”) in San Francisco, California. Also, if no party commences mediation within forty- 

 

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five (45) days of the Meet and Confer Notice, then thereafter any party may require binding arbitration as and where above-described. If for
any reason JAMS in San Francisco cannot administer the matter, then such JAMS as is selected by Lessor in any county within a fifty (50) mile radius of San Francisco County shall be utilized. The costs of mediation shall be borne equally by the
parties thereto. Reimbursement for the costs and attorneys’ fees for binding arbitration shall be as determined by the arbitrator. 
 
Any arbitration shall be conducted under JAMS streamlined arbitration rules and procedures whether or not JAMS is used. Hearings shall be
held in San Francisco, California. All notices shall be given as provided in this Lease. By executing this Lease, each party agrees to have any dispute, controversy, or claim arising from the matters contemplated by this Article (but specifically
excluding any unlawful detainer dispute, controversy, or claim) decided by neutral and binding arbitration as provided by California law, and each party waives any rights which it may possess to have the dispute litigated in a court or by jury trial
and any rights of appeal. Any court of competent jurisdiction shall, upon the petition of any party, confirm the award of the arbitrator and enter judgment in conformity therewith. Any decision of the arbitrator and any such judgment shall be final,
binding, and non-appealable. By executing this Lease, each party waives its judicial rights to discovery and appeal in any matter to be resolved by arbitration pursuant hereto. If either party refuses to submit to arbitration with respect to any
matter to be resolved by arbitration pursuant hereto after agreeing to this provision, then such party may be compelled to arbitrate under the authority of the California Code of Civil Procedure. This arbitration clause shall self-executing, and
arbitration may proceed in the absence of any party or any party’s representative who, after due notice, fails to be present or fails to obtain a postponement. An award shall not be made solely on the default of a party: the arbitrator shall
require the party who is present to submit such evidence as the arbitrator may require for the making of an award. Each party’s agreement to this arbitration provision is voluntary. 
 
Notwithstanding anything to the contrary contained in this Article, the provisions concerning meeting and
conferring to resolve differences, mediation and arbitration shall not be applicable whatsoever to any unlawful detainer dispute, controversy, claim or action, and all rights of any party to pursue any unlawful detainer dispute, controversy, claim
or action shall remain in full force and effect. 
 
By initialling in the space provided below, each of the parties hereto specifically agrees that it has read and understands the foregoing and agrees to submit any dispute, controversy, or claim arising from the matters described
above (but specifically excluding any unlawful detainer dispute, controversy, or claim) to neutral and binding arbitration in accordance herewith. 
 

	 /S/    VRM    
	 	 /S/    WTA    

	 Lessor’s Initials
	 	 Lessee’s Initials

 
68.
COUNTERPARTS. This Lease may be executed in any number of counterparts, each of which shall be deemed to be an original, but any number of which, taken together, shall be deemed to constitute one and the same instrument. 
 
IF THIS LEASE HAS BEEN FILLED IN, IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR
ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE LESSOR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTIONS RELATING THERETO.

 
IN WITNESS WHEREOF, the parties hereto have entered into this
Lease as of the date first written above. 
 

	 LESSOR:
	 	 	 	 	 	 LESSEE:

	
	 CUPERTINO CITY CENTER BUILDINGS,

 a California limited partnership
	 	 	 	 SUN MICROSYSTEMS, INC.,

 a Delaware corporation

	
	 By:
	 	 SUNSET RIDGE DEVELOPMENT CO., INC.,

 a California corporation, its general partner
	 	 	 	 By: /S/    WILLIAM T.
AGNELLO        

	 	 	 	 	 	 	 	 	 Print Name: WILLIAM T.
AGNELLO

	
	 	 	 	 	 	 	 	 	 Its: VP, REAL ESTATE & THE WORK PLACE

	
	 	 	 By:
	 	 PROM MANAGEMENT GROUP, INC.,
 a California corporation, dba Maxim Property Management, agent for owner
	 	 	 	 Date:  November 20, 1997

	
	 	 	 	 	 By:   /S/    VICKI R.
MULLINS      
	 	 	 	 
	 	 	 	 	 Print Name: VICKI R.
MULLINS
	 	 	 	 
	
	 	 	 	 	 Its: EVP & CFO
	 	 	 	 
	
	 	 	 	 	 Date:  November 20, 1997
	 	 	 	 

 
 
[NOTE: PARTIES ALSO TO INITIAL BELOW ARTICLE 67] 
 

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EXHIBIT “A” 
 
FLOOR PLAN OF THE PREMISES 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

EXHIBIT “B” 
 
DEPICTION OF THE PROJECT 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

EXHIBIT “C” 
 
RULES AND REGULATIONS 
 
1. No sign, placard, picture, advertisement, name or notice
shall be inscribed, displayed or printed or affixed on or to any part of the outside or inside of the Building without prior written consent of Lessor. Lessor shall have the right to remove any such sign, placard, picture, advertisement, name or
notice without notice to and at the expense of Lessee. All approved signs or lettering on doors shall be printed, painted, affixed or inscribed at the expense of Lessee by a person approved of by Lessor. Lessee shall not place anything or allow
anything to be places near the glass of any exterior window, door, partition or wall which may appear unsightly from outside the Premises. Lessee shall not, without prior written consent of Lessor cover or otherwise sunscreen any window.

 
2. The sidewalks, halls, passages, exits,
entrances, elevators and stairways shall not be obstructed by Lessee or used by Lessee for any purpose other than for ingress or egress from its Premises. 
 
3. Lessor will furnish Lessee, free of charge, with two keys to each door lock in the Premises. Lessor may make a reasonable charge for
any additional keys. Lessee shall return all keys issued for the Premises. Lessee shall pay to Lessor the costs of re-keying the Premises if all keys are not returned. Without Lessor’s prior approval and otherwise complying with the provisions
of this Lease governing the making of Alterations, Lessee shall not alter any lock or install any new or additional locks or any bolts on any doors or windows of the Premises. 
 
4. The Common Area 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 and the expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Lessee who,
or whose agents, officers, employees, contractors, servants, invitees or guests shall have caused it. 
 
5. Lessee shall not overload the floor of the Premises or in any way deface the Premises or any part thereof. Lessor shall have the right
to prescribe the weight, size and position of all safes and other heavy equipment brought into the Building and also the time and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by
Lessor, stand on supports of such thickness as is necessary to properly distribute the weight. Lessor will not be responsible for loss of or damage to any such safe or property from any cause and all damage done to the Building by moving or
maintaining any such safe or other property shall be repaired at the expense of Lessee. 
 
6. No furniture, freight or equipment of any kind shall be brought into the Building without prior notice to Lessor and all moving of the same into or out of the Building shall be done at such time and
in such manner as Lessor shall designate. Unless otherwise agreed to in writing by Lessor, any such movement of furniture, freight, or equipment shall be made during non-business hours for the Building. 
 
7. Lessee shall have the right to use the loading facilities
provided at the Building, if any, in common with the other tenants. All Lessee deliveries of bulk items shall be through the Building loading facilities, if any. Freight elevator(s) will be available for use by all tenants in the Building, subject
to such reasonable scheduling as Lessor, in its discretion, deems appropriate. Lessor shall have the right at its sole discretion to prohibit Lessee’s delivery through the main lobbies. 
 
8. Lessee shall not use, keep or permit to be used or kept,
any foul or noxious gas or substance in the Premises, or permit or suffer the Premises to be occupied or used in a manner offensive or objectionable to Lessor or other occupants of the Building by reason of noise, odors and/or vibrations, or
interfere in any way with other tenants or those having business therein, nor shall any animals or birds be in or kept in or about the Premises or Building (other than “seeing-eye” dogs or other animals providing assistance to disabled
persons). 
 
9. The Premises will not be used for
lodging, storage of merchandise, washing clothes, or manufacturing of any kind, nor shall the Premises be used for any improper, immoral or objectionable purpose. No cooking will be done or permitted on the Premises without Lessor’s consent,
except the use by Lessee of Underwriters Laboratory approved equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted, and the use of a microwave oven for employees use will be permitted, provided that such equipment
and use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 
 
10. Lessee shall not use or keep in the Premises or the Building any kerosene, gasoline or inflammable or combustible fluid or material,
or any method of heating or air conditioning other than supplied by Lessor. 
 
11. Lessor shall approve in writing the method of attachment of any objects affixed to walls, ceilings or doors. Lessor will direct electricians as to where and how telephone and telegraph wires are to
be introduced. No boring or cutting for the wires will be allowed without the consent of Lessor. The location of telephones, call boxes and other office equipment affixed to the Premises shall be subject to the approval of Lessor. Lessee shall not
install any wiring above the ceiling tiles that does not comply with the fire codes. Any such wiring not in compliance herewith shall be removed immediately at the expense of Lessee. Lessee will not affix any floor covering to the floor of the
Premises in any manner except as approved by Lessor. 
 
12. All cleaning and janitorial services for the Building and the Premises will be provided exclusively through Lessor, and except with the written consent of Lessor, no person or persons other than those approved by Lessor will be
employed by Lessee or permitted to enter the Building for the purpose of cleaning the same. 
 

RULES AND REGULATIONS - PAGE 1 

 
13. Lessee
will store all its trash and garbage within its Premises or in other facilities provided by Lessor. Lessee will not place in any trash box or receptacle any material which cannot be disposed of in the ordinary and customary manner of trash and
garbage disposal. All garbage and refuse disposal is to be made in accordance with directions issued form time to time by Lessor. 
 
14. On Saturdays, Sundays and legal holidays, and on other days between the hours of 6:00 p.m. and 7:00 am. the following day, access to
the Building, or to the halls, corridors, elevators or stairways in the Building, or to the Premises may be refused unless the person seeking access is known to the person or employee of the Building in charge and has a pass or is properly
identified. Lessor 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, Lessor reserves the right to
prevent access to the Building during the continuance of the same by closing the doors or otherwise, for the safety of the tenants and protection of the Building and of property in the Building. 
 
15. Lessee will not waste electricity, water or air
conditioning and agrees to cooperate fully with Lessor to assure the most effective operation of the Building’s heating and air conditioning and to comply with any governmental energy-saving rules, laws or regulations of which Lessee has actual
notice, and will refrain from attempting to adjust controls (except for Lessee’s adjustment of controls with approval of and training by Lessor as provided in this Lease). Lessee will keep corridor doors closed, and shall keep all window
coverings pulled down. 
 
16. Lessor reserves the
right to exclude or expel from the Building any person who, in the judgment of Lessor, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of the rules and regulations of the Building.

 
17. No vending machine or machines of any
description shall be installed, maintained or operated upon the Premises without the written consent of Lessor, which approval shall not be unreasonably withheld, conditioned or delayed. 
 
18. Lessor shall have the right, exercisable without notice and without liability to Lessee to change the
name and street address of the Building or the Project. 
 
19. Lessee shall not disturb, solicit or canvass any occupant of the Building or Project and shall cooperate to prevent the same. 
 
20. Lessor shall have the right to control and operate the public portions of the Buildings and the public facilities, and heating and air
conditioning, as well as facilities furnished for the common use of the tenants, in such manner as it deems best for the benefit of the tenants generally. 
 
21. All entrance doors in the Premises shall be left locked when the Premises are not in use and all doors opening to public corridors
shall be kept closed except for normal ingress or egress from the Premises. 
 
22. Without the written consent of Lessor, Lessee shall not use the name of the Building or Project in connection with or in promoting or advertising the business of Lessee except as Lessee’s
address. 
 
23. Lessee shall place pads under all
desk chairs, or have carpet coasters to protect chairs. 
 
24. Except as specifically otherwise provided in this Lease, Lessee will not install any radio or television antenna, loudspeaker, satellite dishes or other devices on the roof(s) or exterior walls of the Building or the Project.
Lessee will not interfere with radio or television broadcasting or reception from or in the Project or elsewhere. 
 
25. Lessee agrees to comply with all safety, fire protection and evacuation procedures and regulations established by Lessor or any
governmental agency. 
 
26. Lessee assumes any and
all responsibility for protecting its Premises from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed. 
 
27. Lessor may prohibit smoking in the Building and/or any other portion of the Project and may require
Lessee and any of its employees, agents, clients, customers, invitees and guests who desire to smoke, to smoke within designated smoking areas within the Project, if any such smoking areas are provided. 
 
28. Lessee’s requirements will be attended to by Lessor
only upon appropriate application to Lessor’s management office for the Project by an authorized individual of Lessee. Employees of Lessor will not perform any work or do anything outside of their regular duties unless under special
instructions from Lessor, and no employee of Lessor will admit any person (Lessee or otherwise) to any office without specific instructions form Lessor. 
 
29. In the event of any conflict between these Rules and Regulations and the Lease of which they are a part, the other provisions of the
Lease shall prevail. Lessor may waive any one or more of these Rules and Regulations for the benefit of Lessee or any other tenant, but no such waiver by Lessor will be construed as a waiver of such Rules and Regulations in favor of Lessee or any
other tenant, nor prevent Lessor from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Project. 
 

RULES AND REGULATIONS - PAGE 2 

 
CONSENT
TO SUBLEASE AND AMENDMENT TO LEASE 
 
THIS
CONSENT TO SUBLEASE AND AMENDMENT TO LEASE (“Consent and Amendment”) is made as of December 18, 2002, by CUPERTINO CITY CENTER BUILDINGS, a California limited partnership (“Lessor”), to SUN
MICROSYSTEMS, INC., a Delaware corporation (“Lessee”), and BORLAND SOFTWARE CORPORATION, a Delaware corporation (“Sublessee”). 
 
R E C I T A L S: 
 
A. Lessor and Lessee have entered into that certain Lease (the
“Lease”) dated as of November 20, 1997, wherein Lessor leased to Lessee certain “Premises” (as more particularly described in the Lease) being certain space within the building located at 20450 Stevens Creek
Boulevard, Cupertino, California (the “Building”). A copy of the Lease is attached hereto as Exhibit A and incorporated herein by this reference. All initial capitalized terms used herein but not herein defined shall have the
meaning ascribed to such terms in the Lease. 
 
B.
Lessee desires to sublease a portion of the Premises (the “Subleased Premises”), being all space on the sixth, seventh and eighth floors of the Building, as more particularly described in and pursuant to the provisions of that
certain Sublease dated as of December 16, 2002 (the “Sublease”), a copy of which is attached hereto as Exhibit B. 
 
C. The parties desire to agree to certain amendments to the Lease. 
 
D. Lessee desires to obtain Lessor’s consent to the Sublease. 
 
NOW, THEREFORE, Lessor hereby consents to the Sublease and the
parties agree to certain amendments to the Lease, subject to and upon the following terms and conditions to which Lessee and Sublessee hereby agree: 
 
1. The Sublease is subject and subordinate to the Lease and to all of its terms, covenants, conditions and provisions. In the event of any
conflict between the terms and provisions of the Lease and the Sublease, the terms and provisions of the Lease shall control. 
 
2. Neither the Sublease nor this Consent and Amendment shall: 
 
a. release or discharge Lessee from any liability, whether past, present or future, under the Lease;

 
b. operate as a consent or approval by Lessor to
or of any of the terms, covenants, conditions or provisions of the Sublease, and Lessor shall not be bound thereby; 
 
c. except as expressly provided in Section 6 below, be construed to modify, waive or affect any of the terms, covenants, conditions or
provisions of the Lease, or to waive any breach thereof, or any of Lessor’s rights thereunder, or to enlarge or increase Lessor’s obligations thereunder; or 
 
d. be construed as a consent by Lessor to any further subletting either by Lessee or by Sublessee or to any
assignment by Lessee of the Lease or an assignment by Sublessee of the Sublease, whether or not the Sublease purports to permit the same and, without limiting the generality of the foregoing, both Lessee and Sublessee agree that, without
Lessor’s consent (which consent shall not be unreasonably withheld), Sublessee has no right whatsoever to sell, assign, transfer or hypothecate the Sublease nor to sublet any portion of the Subleased Premises or permit any of the Subleased
Premises to be used or occupied by any other party; in that regard, both Lessee and Sublessee agree that an assignment by operation of law or a transfer of control of Sublessee shall be deemed to be a prohibited assignment hereunder. 
 
3. The acceptance by Lessor of any payment or performance from
Sublessee, regardless of the circumstances or reasons therefor, shall in no manner whatsoever be deemed an attornment by Sublessee to Lessor or a recognition or non-disturbance of Sublessee or the Sublease by Lessor or to serve to release Lessee
from any liability 

 

-1- 

under the terms, covenants, conditions or provisions under the Lease; provided, however, nothing herein shall in any manner obligate Lessor
to accept any such payment or performance. Nothing stated herein shall in any manner affect the rights of Sublesseee under the “SNDA” (as hereinafter defined). 
 
4. Except in the event of a “Lease Termination” (as defined in the SNDA), in which case the
provisions of the SNDA shall apply, the term of the Sublease shall expire and come to an end on its stated expiration date (but in no event later than the stated expiration date of the Lease) or any premature termination date thereof or concurrently
with any premature termination of the Lease, whether by right under the Lease or by operation of law or in the event of a default by Lessee; provided that Lessor and Lessee hereby agree not to mutually agree to an early termination of the Lease, but
nothing contained herein shall be deemed to limit Lessor’s rights of termination of the Lease as specified in the Lease (including, without limitation, in the event of Lessee default, casualty or condemnation, in each case, subject to the terms
and conditions provided in the Lease). As used herein, the “SNDA” shall mean that certain Subordination, Non-Disturbance and Attornment Agreement entered into by and among the parties hereto concurrently herewith. 
 
5. Lessee and Sublessee covenant and agree that under no
circumstances shall Lessor be liable for any brokerage commission or other charge or expense in connection with the Sublease, and Lessee and Sublessee agree to indemnify, defend and hold Lessor harmless against same and against any fees, costs,
expenses or liabilities (including, but not limited to, attorneys’ fees) incurred by Lessor in connection with same. 
 
6. Notwithstanding anything to the contrary contained in this Consent and Amendment or in the Lease; 
 
(a) Lessor agrees that without Lessor’s consent but upon
at least ten (10) business days prior written notice to Lessor and otherwise complying with the provisions of the Lease governing the making of Alterations, Sublessee may make interior, non-structural “Alterations” (as defined in the
Lease) to the Subleased Premises costing less than Twenty-Five Thousand Dollars ($25,000.00) per work of Alterations and not (1) requiring the demolition of any material existing improvements, or (2) affecting the mechanical or utility systems
serving the Subleased Premises or the exterior appearance of the Building. In addition, Lessor agrees that Lessor shall notify Sublessee at the time of Lessor’s consent to any Alterations requiring the consent of Lessor whether Lessor shall
require the removal of such Alterations at the expiration of the Term or earlier termination of the Lease in accordance with the rights reserved to Lessor pursuant to the Lease. 
 
(b) Sublessee may operate electrical equipment within the Subleased Premises using such electrical capacity
as is customary for general office use, and if Sublessee requires water or electric current in excess of that usually furnished or supplied for the use of the Subleased Premises as general office space, Sublessee shall first procure the written
consent of Lessor (which consent shall not be unreasonably withheld or delayed), to any required Alterations in connection therewith (which Alterations shall be performed at Sublessee’s sole cost and shall be governed by the provisions of the
Lease regarding the making of Alterations by Lessee), and Lessor may cause a water or gas meter or electric current meter to be installed in the Subleased Premises so as to measure the amount of water, gas and electric current consumed for any such
use. The cost of any such meters and of installation, maintenance and repair thereof shall be paid for by Sublessee and Sublessee agrees to pay to Lessor, as additional rent, promptly upon demand therefor by Lessor for all such water, gas and
electric current consumed as shown by said meters, at the rates charged for such services by the local public utility furnishing the same, plus any additional expense incurred in keeping account of the water, gas and electric current so consumed. If
a separate meter is not installed, such excess cost for such water, gas and electric current will be conclusively established by an estimate made by a utility company or electrical engineer selected by Lessor. In addition, if such Alterations to
allow such excess electrical consumption result in increased heating loads in the Subleased Premises, Sublessee shall be solely responsible for installing such supplemental HVAC systems as are reasonably required to address such additional heating
loads, at Sublessee’s sole cost, subject to the provisions of the Lease. 
 
(c) As used herein, the term “Lessee Restoration Obligations” shall mean all of the obligations of Lessee under the Lease (including, without limitation the provisions of Sections 28.a
and 10.b of the Lease) and under that certain letter agreement between Lessor and Lessee dated February 27, 1998, with respect to the condition in which the Subleased Premises must be surrendered upon the expiration or earlier termination of the
Lease. Notwithstanding anything to the contrary set forth in the Lease or such letter agreement dated February 27, 

 

-2- 

1998, Lessor acknowledges and agrees that Lessee shall have no obligation to perform any Lessee Restoration Obligations with respect to the
Subleased Premises. Upon the expiration or earlier termination of the Lease, Lessee shall have no obligation to demolish, alter or modify any improvements or alterations now existing or hereafter constructed on the Subleased Premises. Lessor and
Sublessee hereby acknowledge and agree that, notwithstanding anything to the contrary set forth in the Lease or under the letter agreement dated February 27, 1998 referred to above, at the expiration or earlier termination of the term of the
Successor Lease (or at the expiration or earlier termination of the term of the Sublease should the Successor Lease not become effective upon any termination of the Sublease prior to the commencement date of the Successor Lease), Sublessee shall
surrender the Subleased Premises with sixty percent of the Subleased Premises as “open area” and forty percent (40%) as general office space, and otherwise in broom clean, trash free and in good condition, reasonable wear and tear and
damage or destruction not required to be repaired by Lessee excepted. The parties hereto acknowledge and agree that so long as Sublessee surrenders the Subleased Premises in the condition described in the immediately preceding sentence, then
Sublessee shall have no obligation to demolish, alter, modify or remove any particular alterations, additions or improvements that Lessee has made to the Subleased Premises. Without limiting the foregoing, the parties hereto agree that if the
Sublease terminates prior to the natural expiration of the Sublease Term for any reason other than as a result of a breach or default by Lessee or Sublessee, or if the Successor Lease terminates prior to the natural expiration of the Successor Lease
for any reason other than a breach or default by Sublessee, then Sublessee shall be given a reasonable period of time following the termination of the Sublease or Successor Lease, as the case may be, to place the Subleased Premises in the condition
required to be surrendered by Sublessee as stated above. 
 
(d) During the term of the Sublease, Sublessee shall have the right to a proportionate share of the Building -top signage rights granted to Lessee pursuant to Lease Article 50 and such rights are hereby assigned to Sublessee, and
Lessor hereby consents to such assignment. Sublessee’s right to such Building top signage shall be subject to all provisions of Lease Article 50 and shall be personal to Sublessee and any entity succeeding to the interest of Sublessee by merger
or consolidation or acquiring all or substantially all of the stock or assets of Sublessee. 
 
(e) Notwithstanding anything to the contrary contained in Lease Article 15, the parties agree as follows: Lessor releases Lessee, Sublessee and their respective officers, directors, agents, employees,
partners and shareholders from any and all claims or demands for damages, loss, expense or injury arising out of any perils to the extent covered by insurance carried by Lessor, or that are due to the negligence of Lessee, Sublessee or their
respective officers, directors, agents, employees, partners and shareholders and regardless of cost or origin, to the extent such waiver is permitted by Lessor’s insurers and does not prejudice the insurance required to be carried by Lessor
under this Lease. Lessee and Sublessee each release Lessor and Lessor’s officers, directors, agents, employees, partners and shareholders from any and all claims or demands for damages, loss, expense or injury arising out of any perils which
are insured against under any insurance carried by Lessee or Sublessee, whether due to the negligence of Lessor or its officers, directors, agents, employees, partners and shareholders and regardless of cost or origin, to the extent such waiver is
permitted by the insurers of Lessee or Sublessee (as applicable) and does not prejudice the insurance required to be carried by Lessee or Sublessee (as applicable) under this Lease or the Sublease. 
 
(f) Notwithstanding anything to the contrary contained in the
Lease, Sublessee shall be entitled to use of fifty (50) reserved, designated parking spaces within the Project parking areas for the exclusive use of Sublessee and Sublessee’s agents, employees, licensees, guests and invitees (which spaces
shall be included as a part of the total parking allotment which Lessor is required to provide to Lessee pursuant to the Lease). The location of such reserved parking spaces shall be as designated by Lessor on the lower level of the underground
parking structure, but such spaces may be relocated by Landlord from time to time on such level, upon reasonable prior written notice to Sublessee. Lessor shall, at Lessee’s expense, cause each reserved parking space to be designated as
“reserved” or otherwise designated for Lessee’s use. If Lessee desires any additional signage identifying such reserved parking spaces, such signage shall be subject to Lessor’s prior written approval (which approval shall not be
unreasonably withheld, conditioned or delayed) as to design and manner of installation and shall be installed by Lessor at Lessee’s cost. Lessor shall not be required to police or otherwise monitor Sublessee’s “reserved” parking
rights granted pursuant hereto. 
 
(g) Lessee
hereby agrees that it shall have no right to extend the Term of the Lease by the 

 

-3- 

Extended Term, and Article 3.b. of the Lease is hereby deleted and of no further force or effect. 
 
7. Any act or omission of Sublessee or anyone claiming under
or through Sublessee that violates any of the provisions of the Lease shall be deemed a violation of the Lease by Lessee. 
 
8. Lessor hereby certifies that (a) the Lease is in full force and effect, and (2) to Lessor’s actual knowledge (without duty of
investigation), Lessee is not in default under the Lease. Lessee hereby certifies that (i) the Lease is in full force and effect, and (ii) to Lessee’s actual knowledge (without duty of investigation), Lessor is not in default under the Lease.

 
9. Lessor consents to the sublease of the
Premises only at such time as this Consent and Amendment has been executed by all of the parties hereto and an original counterpart has been delivered to Lessor. Lessee hereby agrees to reimburse Lessor’s actual and reasonable attorneys’
fees and costs incurred in connection with the review of the Sublease and this Consent and Amendment within thirty (30) days following submission of request for payment by Lessor accompanied by reasonable supporting documentation. This Consent and
Amendment is not assignable, nor shall this Consent and Amendment be a consent to any amendment or modification of the Sublease, without Lessor’s prior written consent. 
 
10. In the event any party(ies) shall institute any action or proceeding against the other party relating to
this Consent and Amendment or the Sublease, the unsuccessful party(ies) in such action or proceeding shall reimburse the successful party(ies) for its(their) disbursements incurred in connection therewith and for its(their) reasonable
attorneys’ fees and costs as fixed by the court. In addition to the foregoing award of attorneys’ fees and costs to the successful party(ies), the successful party(ies) in any lawsuit on this Consent and Amendment or the Sublease shall be
entitled to its(their) attorneys’ fees and costs incurred in any post-judgment proceedings to collect or enforce the judgment. This provision is separate and several and shall survive the merger of this Consent and Amendment into any judgment
on this Consent and Amendment. 
 

-4- 

 
11. This
Consent and Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when taken together shall constitute one and the same instrument. 
 
IN WITNESS WHEREOF, this Consent and Amendment has been
executed by the parties as of the date first above written. 
 

	 LESSOR:

	
	 CUPERTINO CITY CENTER BUILDINGS,
 a California limited partnership

	
	 By:
	 	 PROM XX, INC., a California corporation, its general partner

	
	 	 	 By:
 

	 	 PROMETHEUS REAL ESTATE GROUP, INC.,
 a California corporation, agent for owner
  

	
	 	 	 	 	 By:                                     
                

	 	 	 	 	       Vicki R. Mullins, Vice
President
  

	
	 	 	 	 	 By:                                     
                

	 	 	 	 	 Name:                                    
            

	 	 	 	 	 Its:                                    
                  

 

	 LESSEE:

	
	 SUN MICROSYSTEMS, INC.,
 a Delaware corporation

	
	 By:    /s/    CHARLES K. BARRY        

	 Name:    Charles K.
Barry                

	 Its:    Senior
Director                        
  

	
	 By:                                     
               

	 Name:                                    
           

	 Its:                                    
                 

 

	 SUBLESSEE:

	
	 BORLAND SOFTWARE CORPORATION,
 a Delaware corporation

	
	 By:                                     
               

	 Name:                                    
           

	 Its:                                    
                 

	
	 By:                                     
                

	 Name:                                    
            

	 Its:                                    
                 

 

-5- 

 
11. This
Consent and Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when taken together shall constitute one and the same instrument. 
 
IN WITNESS WHEREOF, this Consent and Amendment has been
executed by the parties as of the date first above written. 
 

	 LESSOR:

	
	 CUPERTINO CITY CENTER BUILDINGS,
 a California limited partnership

	
	 By:    
	 	 PROM XX, INC., a California corporation, its general partner

	
	 	 	 By:
	 	 PROMETHEUS REAL ESTATE GROUP, INC.,
 a California corporation, agent for owner

	
	 	 	 	 	 By:
	 	 /s/    VICKI R.
MULLINS        

	 	 	 	 	 	 	 Vicki R. Mullins, Vice President
  

	 	 	 	 	 By:
	 	 /s/    ROBERT J.
LAMPHER        

	 	 	 	 	 Name:
	 	 Robert J. Lampher

	 	 	 	 	 Its:
	 	 Vice President

 

	 LESSEE:

	
	 SUN MICROSYSTEMS, INC.,
 a Delaware corporation

	
	 By:                                     
            

	 Name:                                    
        

	 Its:                                    
              

	
	 By:                                     
            

	 Name:                                    
        

	 Its:                                    
              

 

	 SUBLESSEE:

	
	 BORLAND SOFTWARE CORPORATION,
 a Delaware corporation

	
	 By:
	 	 /s/    ROGER A.
BARNEY        

	 Name:
	 	 Roger A. Barney

	 Its:
	 	 SVP Corporate Services & CAO

	
	 By:                                     
            

	 Name:                                    
        

	 Its:                                    
              

 

-5- 

 
SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 
THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (this “Agreement”) is made by and between CUPERTINO CITY CENTER BUILDINGS, a California limited partnership
(“Lessor”), SUN MICROSYSTEMS, INC., a Delaware corporation (“Lessee”) and BORLAND SOFTWARE CORPORATION, a Delaware corporation (“Sublessee”). 
 
RECITALS: 
 
A. Lessor and Lessee are parties to that certain Cupertino
City Center Net Office Lease dated November 20, 1997, wherein Lessor leased to Lessee certain “Premises” (as more particularly described in the Lease) commonly known as floors one (1) through eight (8) of the building located at
20450 Stevens Creek Boulevard, Cupertino, California (the “Lease”). 
 
B. Lessee and Sublessee have entered into that certain sublease agreement dated December 16, 2002, whereby Lessee has leased to Sublessee certain “Subleased Premises” (as more
particularly described in the Sublease) consisting of approximately 61,200 rentable square feet in the aggregate, and commonly known as the entire sixth (6th), seventh (7th) and eighth (8th) floors of the Premises. 
 
C. Sublessee and Lessor have entered into that certain Cupertino City Center Net Office Lease dated on or about the date hereof (the
“Successor Lease”), whereby Lessor has leased to Sublessee the Subleased Premises for a term commencing upon the expiration of the Lease. 
 
D. Pursuant to the Lease and the Sublease, the Sublease is subject and subordinate to the Lease, but Lessor is willing to enter into this
Agreement with Lessee and Sublessee to provide that, in the event of the termination of the Lease prior to the termination of the Sublease as a result of Lessee’s default under the Lease, Lessor’s shall not disturb Sublessee’s
occupancy of the Subleased Premises and Sublessee shall attorn to Lessor, all on the terms and subject to the conditions more particularly set forth in this Agreement. 
 
IN CONSIDERATION of the mutual agreements contained in this Agreement, Lessor, Lessee and Sublessee agree as
follows: 
 
1. The Sublease and all of
Sublessee’s rights under the Sublease are and will remain subject and subordinate to the Lease and all of Lessor’s rights under the Lease. Accordingly, the term of the Sublease shall expire and come to an end on its stated expiration date
(but in no event later than the stated expiration date of the Lease) or any premature termination date of the Sublease or concurrently with any premature termination of the Lease (whether by consent or other right, now or hereafter agreed to or by
operation of law), except only that in the event of the termination of the Lease prior to the termination of the Sublease as a result of default by Lessee under the Lease (a “Lease Termination”), then, so long as Sublessee is not
then in default under this Agreement and if Sublessee is not then in default beyond any applicable grace and cure periods under the Sublease, Sublessee’s possession of the Subleased Premises will not be disturbed but instead of the terms of the
Sublease continuing in force and effect, the Successor Lease shall commence immediately upon such Lease Termination, with the period (the “Interim Period”) of time between such Lease Termination and the scheduled Commencement of the
Successor Lease being added to the “Term” of the Successor Lease, and all terms and conditions of the Successor Lease governing such Interim Period, except that Base Rent shall be adjusted as of the effective date of such Lease Termination
to be the then “Fair Market Rental Value” (as hereinafter defined) of the Subleased Premises as of the commencement of the Interim Period, but in no event less than the Base Rent payable under the Sublease. Upon the occurrence of
any Lease Termination, Sublessee shall pay as Base Rent (pending determination of the Fair Market Rental Value of the Subleased Premises for the Interim Period in accordance herewith), the Base Rent payable under the Sublease, provided that
following the determination of the Fair Market Rental Value of the Subleased Premises for the Interim Period in accordance herewith, if it is determined that such Fair Market Rental Value is more than the Base Rent payable under the Sublease, the
Base Rent under the Successor Lease from and after the commencement of the Interim Period shall be adjusted retroactive to the commencement of the Interim Period based on such determination, and Sublessee shall, within thirty (30) days of such
determination, make such retroactive adjustment payment as is applicable based thereon. The term “Fair Market Rental Value” of the Subleased Premises as used herein shall mean 

 

-1- 

the then prevailing fair market rent for the Subleased Premises at the commencement of the Interim Period. In determining such rate, the
parties may consider “Class A” office space comparable in size and quality to the Subleased Premises, if any, located in the West Valley marketplace (meaning West San Jose, Campbell, Los Gatos/Saratoga and Cupertino) and located in the
Building and other buildings comparable in size and quality to the Building, which is available on a direct lease basis from the owner of the building (and not any sublease space offered for lease, regardless of location or quality) and taking into
consideration all other factors normally considered when determining fair market rental value (including, without limitation, the duration of the Interim Period, such rental increases as may be appropriate during such period, the fact that the
Premises comprise the top floors of the Building, and as such, the premier space in the Project, and such concessions as are then available in the marketplace including, but not limited to, free rent, customary improvement allowances, moving
allowances and landlord lease take-overs, provided that such concessions shall not actually be given, but shall be factored in, if applicable, when establishing a Fair Market Rental Value amount). 
 
Upon determination of the Fair Market Rental Value for the
Subleased Premises for the Interim Period, the parties shall immediately execute an amendment to the Successor Lease stating the Base Rent to be paid during the Interim Period. 
 
The parties shall have thirty (30) days after the occurrence of a Lease Termination in which to agree upon
the Base Rent to be payable during the Interim Period. If the parties are unable to agree, in their sole and absolute discretion, on the Fair Market Rental Value for the Subleased Premises within such thirty (30) day period, then the Fair Market
Rental Value for the Extended Term shall be determined as follows: 
 
a. Following the expiration of such thirty (30) day period, Lessor and Sublessee shall meet and endeavor in good faith to agree upon a licensed commercial real estate agent with at least seven (7) years full-time experience
as a real estate agent active in leasing of commercial office buildings in the area of the Premises to appraise and set the Fair Market Rental Value for the Subleased Premises for the Interim Period. If Lessor and Sublessee fail to reach agreement
upon such agent within fifteen (15) days following the expiration of such thirty (30) day period, then, within fifteen (15) days thereafter, each party, at its own cost and by giving notice to the other party, shall appoint a licensed commercial
real estate agent with at least seven (7) years full-time experience as a real estate agent active in leasing of commercial office buildings in the area of the Subleased Premises to appraise and set the Fair Market Rental Value for the Interim
Period. If a party does not appoint an agent within fifteen (15) days after the other party has given notice of the name of its agent, the single agent appointed shall be the sole agent and shall set the Fair Market Rental Value for the Interim
Period. If there are two (2) agents appointed by the parties as stated above, the agents shall meet within ten (10) days after the second agent has been appointed and attempt to set Fair Market Rental Value for the Interim Period. If the two (2)
agents are unable to agree on such Fair Market Rental Value within fifteen (15) days after the second agent has been appointed, they shall, within fifteen (15) days after the last day the two (2) agents were to have set such Fair Market Rental
Value, attempt to select a third agent who shall be a licensed commercial real estate agent meeting the qualifications stated above. If the two (2) agents are unable to agree on the third agent within such fifteen (15) day period, either Lessor or
Sublessee may request the President of the local chapter of the Society of Industrial and Office Realtors (SIOR) or a then equivalent organization if SIOR is not then in existence to select a third agent meeting the qualifications stated in this
subsection. Each of the parties shall bear one-half (1/2) of the cost of appointing the third agent and of paying the third agent’s fee. No agent shall be employed by, or otherwise be engaged in business with or affiliated with, Lessor or
Sublessee, except as an independent contractor. 
 
b. Within fifteen (15) days after the selection of the third agent, a majority of the agents shall set the Fair Market Rental Value for the Interim Period. If a majority of the agents are unable to set such Fair Market Rental Value
within the stipulated period of time, each agent shall make a separate determination of such Fair Market Rental Value and the three (3) appraisals shall be added together and the total shall be divided by three (3). The resulting quotient shall be
the Fair Market Rental Value for the Premises for the Interim Period. If, however, the low appraisal and/or high appraisal is/are more than twenty percent (20%) lower and/or higher than the middle appraisal, the low appraisal and/or the high
appraisal shall be disregarded. If only one (1) appraisal is disregarded, the remaining two (2) appraisals shall be added together and their total divided by two (2), and the resulting quotient shall be Fair Market Rental Value for the Interim
Period. If both the low appraisal and the high appraisal are disregarded as stated in this subsection, the middle appraisal shall be the Fair Market Rental Value for the Interim Period. 
 
 

-2- 

 
 
c. Each agent shall hear, receive and consider such information as Lessor and Lessee each care to present regarding the determination of
Fair Market Rental Value for the Interim Period and each agent shall have access to the information used by each other agent. Upon determination of the Fair Market Rental Value for the Interim Period, the agents shall immediately notify the parties
hereto in writing of such determination by certified mail, return receipt requested. 
 
2. Upon a Lease Termination, Sublessee will recognize and attorn to Lessor as the “Lessor” under the Successor Lease for the Interim Period. Sublessee’s attornment will be self-operative
with no further instrument required to effectuate the attornment except that at Lessor’s request, Sublessee will execute instruments reasonably satisfactory to Lessor confirming the attornment. Upon receipt of notice from Lessor, Sublessee will
pay the rent (as adjusted in accordance with Section 1 above) as and when due under the Successor Lease to Lessor. Notwithstanding the attornment provided herein, Lessor shall not (i) be liable for any previous act or omission of Lessee under the
Sublease or any misrepresentation by Lessee under the Sublease, (ii) be subject to any defense, credit, claim, counterclaim, defense or offset previously accrued in favor of the Sublessee against Lessee or be liable for any damages Sublessee may
suffer as a result of any misrepresentation, breach of warranty or any act of or failure to act by any party other than Lessor, (iii) be bound by any amendment or modification of the Sublease made without Lessor’s written consent or by any
previous prepayment by Sublessee of more than one month’s rent, (iv) be responsible for any security deposit given by Sublessee to Lessee and not received by Lessor, or (v) be bound by any obligation to make improvements to the Subleased
Premises, to make any payment or give any credit or allowance to Sublessee provided for in the Sublease or to pay any leasing commissions arising out of the Sublease. 
 
3. Lessor will have the right, but not the obligation, to cure any default by Lessee, as
“Sublessor,” under the Sublease. Sublessee will notify Lessor of any default that would entitle Sublessee to terminate the Sublease or abate the rent payable thereunder and any notice of termination or abatement will not be effective
unless Sublessee has so notified Lessor of the default and Lessor has had a 30-day cure period (or such longer period as may be necessary if the default is not susceptible to cure within 30 days) commencing on the latest to occur of the date on
which (a) the cure period under the Sublease expires; (b) Lessor receives the notice required by this paragraph; and (c) Lessor obtains possession of the Subleased Premises if the default is not susceptible to cure without possession. 
 
4. Lessor hereby agrees to concurrently deliver to Sublessee a
copy of any notice of breach or default delivered by Lessor to Lessee under the Lease. Sublessee shall have the right (but not the obligation) to cure any such breach or default by Lessee under the Lease within same period for cure as is provided
Lessee under the Lease. 
 
5. All notices, consents
and demands which may or are to be required or permitted to be given by either party to the other hereunder shall be in writing. All notices, consents and demands shall be personally delivered, sent by overnight courier providing receipt of delivery
(such as Federal Express), or sent by United States Certified Mail, postage prepaid return receipt requested, addressed to the applicable party at the address specified below, or to such other place as a party may from time to time designate in a
notice to the other parties pursuant to this Section. Notices sent by overnight courier shall be deemed delivered upon the next business day following deposit with such overnight courier for next business day delivery. Mailed notices shall be deemed
delivered two (2) business days after deposit in the United States mail as required by this Section. 
 

	 Lessor’s Notice Address:
	 	 with a concurrent copy to:

	 c/o Prometheus Real Estate Group, Inc.,
	 	 c/o Prometheus Real Estate Group, Inc.,

	 350 Bridge Parkway
	 	 350 Bridge Parkway

	 Redwood City, California 94065
	 	 Redwood City, California 94065

	 Attn: Vicki R. Mullins
	 	 Attn: Chief Financial Officer

 

	 Lessee’s Notice Address:
	 	 with a concurrent copy to:

	 Sun Microsystems Inc.
	 	 Sun Microsystems, Inc.

	 777 Gateway Boulevard
	 	 4120 Network Circle

	 MS NWK15-103
	 	 MS SCA12-202

	 Newark, California 94560
	 	 Santa Clara, California 95054

	 Attn: Lease Administration
	 	 Attn: Real Estate Counsel

 
 

-3- 

 

	 Sublessee’s Notice Address:
	 	 with a concurrent copy to:

	 Borland Software Corporation
	 	 Borland Software Corporation

	 100 Enterprise Way
	 	 100 Enterprise Way

	 Scotts Valley, California 94066
	 	 Scotts Valley, California 94066

	 Attention: Roger Barney
	 	 Attention: General Counsel

 
6. Any
claim by Sublessee against Lessor under the Sublease, the Successor Lease or this Agreement will be satisfied solely out of Lessor’s interest in the Property and Lessee will not seek recovery against or out of any other assets of Lessor. Lessor
will have no liability or responsibility for any obligations under the Lease that arise subsequent to any transfer of the Property by Lessor. 
 
7. This Agreement is governed by and will be construed in accordance with the laws of the State of California. 
 
8. Each of the parties hereto waives trial by jury in any
proceeding brought by, or counterclaim asserted by, any of the parties hereto relating to this Agreement. 
 
9. If there is a conflict between the terms of the Lease and/or the Sublease and this Agreement, the terms of this Agreement will prevail.

 
10. This Agreement binds and inures to the
benefit of Lessor, Lessee and Sublessee and their respective successors, assigns, heirs, administrators, executors, agents and representatives. 
 
11. This Agreement contains the entire agreement between the parties hereto with respect to the subject matter of this Agreement, may be
executed in counterparts that together constitute a single document and may be amended only by a writing signed by each of the parties hereto. 
 

-4- 

 
12. Sublessee
certifies that (a) the Sublease represents the entire agreement between Lessee and Sublessee regarding the sublease of the Subleased Premises by Sublessee; (b) the Sublease is in full force and effect; (c) to Sublessee’s knowledge, neither
Lessee nor Sublessee is in default under the Sublease beyond any applicable grace and cure periods and no event has occurred which with the giving of notice or passage of time would constitute a default under the Sublease; and (d) to
Sublessee’s knowledge, all conditions to be performed to date by the Lessee under the Sublease have been satisfied. 
 
IN WITNESS WHEREOF, Lessor, Lessee and Sublessee have executed and delivered this Agreement as of December 19, 2002. 
 

	 LESSOR:

	
	 CUPERTINO CITY CENTER BUILDINGS,
 a California limited partnership

	
	 By:
	 	 PROM XX, INC., a California corporation, its general partner

	
	 	 	 By:
	 	 PROMETHEUS REAL ESTATE GROUP, INC.,
 a California corporation, agent for owner

	
	 	 	 	 	 By:                                     
                   

	 	 	 	 	 	 	 Vicki R. Mullins, Vice President

	
	 	 	 	 	 By:                                     
                

	 	 	 	 	 Name:                                    
            

	 	 	 	 	 Its:                                    
                  

 

	 LESSEE:

	
	 SUN MICROSYSTEMS, INC.,
 a Delaware corporation

	
	 By:    /s/    CHARLES C. BARRY        

	 Name: Charles C. Barry

	 Its: Senior Director

	
	 By:                                     
                

	 Name:                                    
            

	 Its:                                    
                  

 

	 SUBLESSEE:

	
	 BORLAND SOFTWARE CORPORATION,
 a Delaware corporation

	
	 By:                                     
                

	 Name:                                    
            

	 Its:                                    
                  

	
	 By:                                   
                  

	 Name:                                   
             

	 Its:                                   
                   

 

-5- 

 
12. Sublessee
certifies that (a) the Sublease represents the entire agreement between Lessee and Sublessee regarding the sublease of the Subleased Premises by Sublessee; (b) the Sublease is in full force and effect; (c) to Sublessee’s knowledge, neither
Lessee nor Sublessee is in default under the Sublease beyond any applicable grace and cure periods and no event has occurred which with the giving of notice or passage of time would constitute a default under the Sublease; and (d) to
Sublessee’s knowledge, all conditions to be performed to date by the Lessee under the Sublease have been satisfied. 
 
IN WITNESS WHEREOF, Lessor, Lessee and Sublessee have executed and delivered this Agreement as of December 19, 2002. 
 

	 LESSOR:

	
	 CUPERTINO CITY CENTER BUILDINGS,
 a California limited partnership

	
	 By:
	 	 PROM XX, INC., a California corporation, its general partner

	
	 	 	 By:
	 	 PROMETHEUS REAL ESTATE GROUP, INC.,
 a California corporation, agent for owner

	
	 	 	 	 	 By:
	 	 /s/    VICKI R.
MULLINS        

	 	 	 	 	 	 	 Vicki R. Mullins, Vice President

	
	 	 	 	 	 By:
	 	 /s/    ROBERT J.
LAMPHER        

	 	 	 	 	 Name:
	 	 Robert J. Lampher

	 	 	 	 	 Its:
	 	 Vice President

 
 

	 LESSEE:

	
	 SUN MICROSYSTEMS, INC.,
 a Delaware corporation

	
	 By:                                     
        

	 Name:                                    
    

	 Its:                                    
         

	
	 By:                                     
       

	 Name:                                    
   

	 Its:                                    
        

 

	 SUBLESSEE:

	
	 BORLAND SOFTWARE CORPORATION,
 a Delaware corporation

	
	 By:
	 	 /s/    ROGER A.
BARNEY        

	 Name:
	 	 Roger A. Barney

	 Its:
	 	 SVP Corporate Services & CAO

	
	 By:                                     
           

	 Name:                                    
       

	 Its:                                    
            

 

-5- 

 
[GRAPHICS TO APPEAR HERE] 
 
VIA FACSIMILE
(831.431.2016) 
 
December 17, 2002 
 
Mr. Roger Barney 
Borland Software Corporation 
100 Enterprise Way 
Scotts Valley, California 95066 
 
RE: Subleased Premises consisting of the sixth, seventh, and eighth floors 
       of that certain eight-story office building located at 
       20450 Stevens Creek Boulevard, Cupertino, California 
 
Dear Mr. Barney 
 
This letter is with respect to the above referenced premises to be subleased by Borland Software Corporation, a Delaware corporation (“Borland”) and the proposed alteration of the existing interior leasehold improvements
installed by the master tenant, Sun Microsystems, Inc., a Delaware corporation (“Sun”). Subject to the concurrent review and approval by Sun, Borland has requested Cupertino City Center Buildings, a California limited partnership
(“Lessor”) to approve certain proposed alterations to be constructed by Borland at the above referenced subleased premises consisting of the entire sixth, seventh, and eighth floors of the building (the “Subleased Premises”). The
proposed alterations are detailed on preliminary plans prepared by Borland’s architect, Reel Grobman Interior Architecture, dated December 13, 2002, consisting of a demolition plan and space plan for each floor of the Subleased premises (the
“Alterations”). 
 
The following
conditions of approval are granted by Lessor, and deemed accepted by Borland when countersigned below and a copy of this letter returned to Lessor. The proposed scope of work is hereby approved contingent upon Borland’s compliance with the
terms of Article 10 of the master lease “Alterations and Additions,” which is Exhibit “A” of that certain sublease agreement of even date by and between Borland and Sun (except that Borland’s obligations with respect to the
removal of the Alterations and/or restoration of the Subleased Premises shall be governed by paragraph 14 of the Conditions of Approval below). The following “Conditions of Approval” shall apply to Lessor’s consent to the proposed
Alterations. 
 
1. Any revisions to the proposed
scope of work shall require separate submission to Lessor for review and approval (which approval shall not be unreasonably withheld). 
 
2. Borland shall submit complete construction documents to Lessor for Lessor’s separate review and approval (which approval shall not
be unreasonably withheld). Lessor’s consent to the proposed Alterations is specifically contingent upon Lessor’s review and written approval (which approval shall not be unreasonably withheld) of a complete set of construction documents
and design build plans. 
 
3. Within ten (10) days
following Lessor’s receipt of Borland’s acceptance of these Conditions of Approval, and prior to commencement of any construction upon the Subleased Premises, a Notice of Nonresponsibility will be prepared, recorded and posted by Lessor on
behalf of Lessor. 

Mr. Roger Barney 
December 17, 2002 
Page 2 
 
4. Borland must provide Lessor with a copy of the building permit issued by the City of Cupertino prior to the commencement of
construction. Borland shall provide Lessor with copies of the final inspection reports from the City of Cupertino within five (5) days following receipt by Borland. 
 
5. Alterations are to be constructed, installed and completed at Borland’s sole cost and expense by a
licensed general contractor or subcontractor(s) approved in advance by Lessor. Contractor and subcontractors are required to maintain and provide proof of current policies of general liability insurance pursuant to the terms of the lease.

 
6. Construction of the Alterations shall not
impact the structural integrity of the building. Lessee shall complete all structural upgrades required, if any, in connection with its installation of the Alterations in conformance with the requirements of the 1997 Uniform Building Code.

 
7. Within ten (10) days following the completion
of the work, Borland shall provide Lessor with one (1) set of reproducible as-built plans, and corresponding CAD file (if available) for the renovated Subleased Premises. 
 
8. All work is to be under warranty with the contractor and/or subcontractor(s) for a period of one (1) year
from the date of the final inspection. 
 
9. Within
ten (10) days following the completion of construction, Borland shall cause to be recorded a “Notice of Completion.” Borland shall provide Lessor with an original recorded Notice of Completion within five (5) days following receipt.

 
10. All construction is subject to the lease
provisions relating to mechanic’s liens. 
 
11. All work completed under this approval must comply with the provisions of the Americans With Disabilities Act (ADA) and California Title-24 Lessor shall have no obligation or responsibility to review the plans for such
compliance. 
 
12. Borland shall maintain the
Alterations in good repair and condition, ordinary wear and tear, damage or destruction and condemnation excepted. 
 
13. Although not noted on the preliminary plans, included within the scope of work for the Alterations is the responsibility to modify the
electrical and mechanical systems within the Subleased Premises such that they are appropriate to the newly configured space and do not in any way impair or impede the building systems. Under separate cover, Borland shall provide Lessor, for
Lessor’s prior review and approval (which approval shall not be unreasonably withheld), copies of the proposed design build drawings for the reconfiguration of the electrical and HVAC distribution within the Subleased Premises. 
 
14. Based upon the scope of work specifically identified above
as the proposed Alterations, Borland shall not be required at the expiration or sooner termination of the sublease term, or the term of the successor lease with Lessor, to remove the Alterations and/or restore the Subleased Premises to its original
configuration and condition. 
 
Please indicate
your acceptance of the above Conditions of Approval by signing below and returning a copy of this letter to the undersigned. Approval of the preliminary plans will be deemed 

 

Mr. Roger Barney 
December 17, 2002 
Page 2 
 
granted upon Lessor’s receipt of this countersigned letter. Should you have any questions regarding this matter, please feel free to contact the
undersigned at 650.596.5365. Thank you. 
 
Sincerely, 
 

	 CUPERTINO CITY CENTER BUILDINGS,
a California limited partnership

	 By:
	 	 PROM XX, INC.,
a California corporation, its general partner

	 	 	 By:   PROMETHEUS REAL ESTATE GROUP, INC.,

          a California corporation, agent for Owner

	
	 By:  
	 	 /s/    VICKI R.
MULLINS        

	 	 	 Vicki R. Mullins

	 Its:
	 	 Vice President

 
Acceptance of
Conditions of Approval dated December 17, 2002 
 

	 BORLAND SOFTWARE CORPORATION,
 a Delaware corporation

	
	 By:
	 	 /s/    ROGER A.
BARNEY        

	 Its:
	 	 SVP Corporate Services & CAO

	 Date:
	 	 December 18, 2002

 
cc:
    General Counsel; Sun Microsystems/Santa Clara Campus 
Lease Administration; Sun Microsystems/Newark
Campus 
Mr. Anthony Smith; Sun Microsystems/Palo Alto Campus 
Mr. Mike Furlow; Sun Microsystems, Inc./Palo Alto Campus 
Ms. Meghan Khaitan; Jones Lang LaSalle/San FranciscoOffice Lease and Amend. bet Starwood OC Portfolio I, LLC and Starbase Corp.

 
EXHIBIT 10.57

 
 
 
 
 
 
 
 
 
OFFICE LEASE AGREEMENT 
 
BETWEEN 
 
 
 
STARWOOD O.C. PORTFOLIO I, L.L.C., 
a Delaware limited liability company, 
 
AS LANDLORD 
 
 
 
AND 
 
STARBASE CORPORATION, 
a Delaware corporation, 
 
 
AS TENANT 

TABLE OF CONTENTS 
 

	 1.
	  	 DEFINITIONS
	  	 1

	 2.
	  	 LEASE GRANT
	  	 2

	 3.
	  	 CONDITION OF PREMISES; DECLARATION OF COMMENCEMENT; LANDLORD’S WORK
	  	 2

	 4.
	  	 USE
	  	 3

	 5.
	  	 RENTAL
	  	 3

	 6.
	  	 SECURITY DEPOSIT
	  	 3

	 7.
	  	 SERVICES TO BE FURNISHED BY LANDLORD
	  	 4

	 8.
	  	 INCREASED TAXES
	  	 5

	 9.
	  	 GRAPHICS
	  	 5

	 10.
	  	 REPAIRS AND ALTERATIONS BY TENANT
	  	 5

	 11.
	  	 USE OF ELECTRICAL SERVICES BY TENANT
	  	 6

	 12.
	  	 ENTRY BY LANDLORD
	  	 6

	 13.
	  	 ASSIGNMENT AND SUBLETTING
	  	 6

	 14.
	  	 MECHANIC’S LIENS
	  	 7

	 15.
	  	 PROPERTY INSURANCE
	  	 8

	 16.
	  	 LIABILITY INSURANCE
	  	 8

	 17.
	  	 WORKER’S COMPENSATION INSURANCE
	  	 8

	 18.
	  	 INDEMNITY
	  	 9

	 19.
	  	 CASUALTY DAMAGE
	  	 9

	 20.
	  	 DAMAGES FROM CERTAIN CAUSES
	  	 9

	 21.
	  	 CONDEMNATION
	  	 10

	 22.
	  	 HAZARDOUS SUBSTANCES
	  	 10

	 23.
	  	 AMERICANS WITH DISABILITIES ACT
	  	 10

	 24.
	  	 EVENTS OF DEFAULT/REMEDIES
	  	 11

	 25.
	  	 TENANT REMEDIES
	  	 13

	 26.
	  	 NO WAIVER
	  	 13

	 27.
	  	 EVENT OF BANKRUPTCY
	  	 13

	 28.
	  	 PEACEFUL ENJOYMENT
	  	 14

	 29.
	  	 SUBSTITUTION
	  	 14

	 30.
	  	 HOLDING OVER
	  	 14

	 31.
	  	 SUBORDINATION TO MORTGAGE
	  	 15

	 32.
	  	 ESTOPPEL CERTIFICATE
	  	 15

	 33.
	  	 ATTORNEYS’ FEES
	  	 15

	 34.
	  	 NOTICE
	  	 15

	 35.
	  	 SEVERABILITY
	  	 16

	 36.
	  	 RECORDATION
	  	 16

	 37.
	  	 GOVERNING LAW
	  	 16

	 38.
	  	 FORCE MAJEURE
	  	 16

	 39.
	  	 TIME OF PERFORMANCE
	  	 16

	 40.
	  	 TRANSFERS BY LANDLORD
	  	 16

	 41.
	  	 COMMISSIONS
	  	 16

	 42.
	  	 JOINT AND SEVERAL LIABILITY
	  	 16

	 43.
	  	 AUTHORITY
	  	 16

	 44.
	  	 FINANCIAL CONDITION OF TENANT
	  	 16

	 45.
	  	 EFFECT OF DELIVERY OF THIS LEASE
	  	 16

	 46.
	  	 ENTIRE AGREEMENT
	  	 16

	 47.
	  	 NO PRESUMPTION AGAINST DRAFTING PARTY
	  	 16

	 48.
	  	 LANDLORD’S LIEN
	  	 17

	 49.
	  	 WARRANTY WAIVER
	  	 17

	 50.
	  	 OPTION TO EXTEND
	  	 1

	 51.
	  	 RIGHT TO LEASE ADDITIONAL SPACE
	  	 2

	 52.
	  	 OPTIONS
	  	 2

	 53.
	  	 ENTRY BY LANDLORD
	  	 3

	 54.
	  	 TENANT CONTEST OF GOVERNMENTAL REQUIREMENT
	  	 3

	 55.
	  	 COMPLIANCE BY LANDLORD
	  	 3

	 56.
	  	 MAINTENANCE AND REPAIR BY LANDLORD
	  	 3

	 57.
	  	 EXCLUSIONS FROM BASIC COSTS
	  	 3

 

-i- 

 
BASIC
LEASE INFORMATION 
(Office Lease Agreement) 
 
Landlord: Starwood O.C. Portfolio I, L.L.C., a Delaware limited liability company 
 

	 	 	 A.
	  	 Building: ten (10) story building located at 4 Hutton Centre, Santa Ana,
California, 92707

	
	 	 	 B.
	  	 Address (for notices):
	  	 201 East Sandpointe Avenue, Suite 440

 Santa Ana, California 92707

 Attn: Building Manager

	
	 	 	 C.
	  	 Building Manager:

	
	 	 	 D.
	  	 Telephone: (714) 540-5655

	
	 	 	 E.
	  	 Facsimile: (714) 540-6957

 
 
Tenant: StarBase Corporation, a Delaware corporation 

	 	

    A.
        Premises: Initially, the vacant shell space as identified on Exhibit “B” hereto located on the eighth (8th) floor of the 
                 Building as described in the Lease.
From and after the Expansion Space Commencement Date, the Premises shall 
                 include the Expansion Space described below. 
 
        Expansion Space: The space known as Suite No. 800 as
identified on Exhibit “B” hereto located on the eighth (8th) 
        floor of the Building as described in the Lease. 
 

	 	    B.	 	        Address (for notices): 

 

	 Prior to occupancy:
	 	 After occupancy:

	
	 StarBase Corporation
	 	 StarBase Corporation

	 18872 MacArthur Boulevard
	 	 4 Hutton Centre

	 Suite 3000
	 	 Santa Ana, California  92707

	 Irvine, California  92612
	 	 Attn: DOUG NORMAN

	 Attn: DOUG NORMAN
	 	 Telephone: (___) ___ -___        

	 Telephone: (717) 442-4445
	 	 Facsimile: (___) ___ - ___        

	 Facsimile: (717) 442-4482
	 	 

Base Rental: 
 

	 	 	 Months
	 	 Monthly Rent
	 	 Annual Rent

	
	 Premises
	 	 1-60
	 	 $8,402.95
	 	 $100,835.40

	 Expansion Space:
	 	 1-43*
	 	 $40,711.20
	 	 $488,534.40

* Measured from the Expansion Space
Commencement Date - Months 17 -60 of the Lease Term 
 

	 Security Deposit:
	  	 $8,402.95 due and payable upon execution of the Lease, to be increased by $40,711.20 upon the Expansion Space
Commencement Date for a total at such time of $49,114.15. Tenant shall also provide Landlord with letter(s) of credit as provided in Paragraph 6 as additional security.

	
	 Prepaid Rental:
	  	 $8,402.95 due and payable upon execution of the Lease.

	
	 Expense Base:
	  	 Actual Basic Costs for calendar year 1998 (the “Base Year”).

 
Commencement
Date: Estimated to be October 1, 1998 for the Premises and February 23, 2000 for the Expansion Space (the “Expansion Space Commencement Date”); to be determined pursuant to Exhibit “D”, subject to modification
pursuant to Paragraph 3(a) of the Lease. 
 
Lease
Term: A period of sixty (60) months for the Premises and forty-three (43) months for the Expansion Space measured from the Commencement Date and the Expansion Space Commencement Date, respectively, to end concurrently; provided that if
the Commencement Date is a date other than the first day of a calendar month, the Lease Term shall consist of sixty (60) calendar months in addition to the remainder of the calendar month in which the Commencement Date occurs. Tenant shall have an
option to extend the Term for one (1) five (5) year period as provided in Paragraph 50. 
 
Approximate Area in the Premises:  4,099 square feet of Rentable Area (3,647 s.f. of Usable area). 
 
Approximate Area in the Expansion Space:  16,963 square feet of Rentable Area (15,091 s.f. of Usable area). 
 
Approximate Rentable Area in the Building:  203,144
square feet of Rentable Area. 
 
 

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After-Hours
Charges: After-hours charges payable by Tenant as of the Commencement Date shall be as follows: 
 
Air conditioning                $50.00 per hour.

 
Parking: From the Commencement Date through the
Expansion Space Commencement Date, a total of Sixteen (16) parking spaces (twelve (12) unreserved and four (4) reserved); from and after the Expansion Space Commencement Date, a total of eighty-four (84) parking spaces, (seventy-six (76) unreserved
and eight (8) reserved), all subject to the terms of the Lease including Exhibit “E”. 
 
Broker(s): Grubb & Ellis, representing Tenant. 
 
Guarantor(s): None. 
 
Permitted Use: General office. 
 

	
	 EXHIBIT “A”
	  	 PROPERTY DESCRIPTION
  

	
	 EXHIBIT “B”
	  	 OUTLINE AND LOCATION OF PREMISES
  

	
	 EXHIBIT “C”
	  	 PAYMENT OF EXCESS BASIC COST
  

	
	 EXHIBIT “D”
	  	 WORK LETTER AGREEMENT
  

	
	 EXHIBIT “E”
	  	 PARKING
  

	
	 EXHIBIT “F”
	  	 CERTIFICATE OF INSURANCE FOR TENANT
  

	
	 EXHIBIT “G”
	  	 NOTICE OF COMMENCEMENT DATE
  

	
	 EXHIBIT “H”
	  	 RULES AND REGULATIONS
  

	
	 EXHIBIT “I”
	  	 OMITTED

 
The foregoing Basic
Lease Information shall be construed in conjunction with the references thereto contained in other provisions of the Lease and shall be limited by such other provisions. Each reference in the Lease to any of the foregoing Basic Lease Information
shall be construed to incorporate each term set forth hereinabove as so limited. In the event of any conflict between any Basic Lease Information and the Lease, the terms of the Lease shall control. 
 

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OFFICE
LEASE AGREEMENT 
 
This Office Lease Agreement (the
“Lease”), is made and entered into as of the 30th day of June, 1998 (the “Effective
Date”), between STARWOOD O.C. PORTFOLIO I, L.L.C., a Delaware limited liability company (“Landlord”) and STARBASE CORPORATION, a Delaware corporation (“Tenant”). 
 
W I T N E S S E T H: 
 
1. Definitions. The following are definitions of some
of the defined terms used in this Lease. The definition of other defined terms are found throughout this Lease. 
 
(a) “Approximate Rentable Area in the Premises” shall mean the area contained within the demising walls of the Premises and any
other area designated for the exclusive use of Tenant plus an allocation of the Tenant’s Pro Rata Share of the square footage of the “Common Areas” and the “Service Areas” (as defined below). For purposes of the Lease it is
agreed and stipulated by both Landlord and Tenant that the Approximate Rentable Area in the Premises is as set forth in the Basic Lease Information. The Approximate Rentable Area in the Building is as specified in the Basic Lease Information. The
estimates of Rentable Area within the Premises and within the Building as set forth herein may be revised at Landlord’s election if Landlord’s architect determines such estimate to be inaccurate in any material degree after examination of
the final drawings of the Premises and the Building. 
 
(b) “Base Rental” shall mean the base rental described in the Basic Lease Information which is payable by Tenant during the Lease Term, all as adjusted pursuant to Exhibit “C” and Paragraph 5 hereto. The
Base Rental due for the first month during the Lease Term (referred to in the Basic Lease Information as the prepaid rent) has been deposited with Landlord by Tenant contemporaneously with the execution hereof. 
 
(c) “Basic Costs” shall mean all direct and indirect
costs and expenses incurred in connection with the Building as more fully defined in Exhibit “C” attached hereto. 
 
(d) “Building” shall mean the office building described in the Basic Lease Information and located upon the real property (the
“Property”) described in Exhibit “A” attached hereto and incorporated herein together with all appurtenances thereto, including but not limited to the parking garage which serves such Building, if any. Landlord shall have
the right, exercisable without notice and without liability to any Tenant to change the name and street address of the Building. 
 
(e) “Building Standard”, when used herein, shall mean the type, brand, quality and/or quantity of materials Landlord designates
from time-to-time to be the minimum quality and/or quantity to be used in the Building or the exclusive type, grade, quality and/or quantity of material to be used in the Building and shall include, but not be limited to, the Building Standard
Materials defined in the Work Letter Agreement attached hereto as Exhibit “D”, if any. 
 
(f) “Business Day(s)” shall mean Mondays through Fridays exclusive of the normal business holidays of New Year’s Day,
President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day and the additional holidays specified in 1(p) below. 
 
(g) “Commencement Date” shall mean the date that the Term of this Lease commences as determined in accordance with the terms of
Exhibit “D” (except as the same may be delayed pursuant to the provisions of Paragraph 3(a) hereof). The estimated Commencement Date is specified in the Basic Lease Information. The Commencement Date shall be confirmed by the Notice
of Commencement Date attached hereto as Exhibit “G”. 
 
(h) “Common Areas” shall mean those areas devoted to corridors, elevator foyers, mail rooms, restrooms, mechanical rooms, elevator mechanical rooms, property management office, janitorial closets, electrical and telephone
closets, vending areas, and lobby areas (whether at ground level or otherwise), and other similar facilities provided for the common use or benefit of tenants generally and/or the public. 
 
(i) “Default Rate” means the lower of (i) ten percent (10%) or (ii) the Maximum Rate. 
 
(j) “Expansion Space” shall mean that suite of
offices located within the Building, outlined in Exhibit “B” to this Lease and described in the Basic Lease Information. The Expansion Space is stipulated for all purposes to contain the “Rentable Area” specified in the
Basic Lease Information. 
 
(k) “Expansion
Space Commencement Date” shall mean the date that the Term of this Lease commences with respect to the Expansion Space as determined in accordance with the terms of Exhibit “D” (except as the same may be delayed pursuant to the
provisions of Paragraph 3(a) hereof). The estimated Expansion Space Commencement Date is specified in the Basic Lease Information. The Expansion Space Commencement Date shall be confirmed by the Notice of Commencement Date attached hereto as Exhibit
“G”. 
 

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(l)
“Guarantor(s)” shall mean the parties or parties specified in the Basic Lease Information and any other party required by Landlord to guarantee Tenant’s obligations under the Lease, if any. 
 
(m) “Landlord’s Work” means that certain
Building and/or tenant improvement work, if any, which Landlord is to perform or cause to be performed pursuant to Exhibit “D” to prepare the Premises for Tenant’s occupancy. 
 
(n) “Lease Term” shall mean the period specified in
the Basic Lease Information; provided that if the Commencement Date is a date other than the first day of a calendar month, the Lease Term shall be measured from the first day of the next succeeding calendar month and there shall be added to the
Lease Term the remainder of the calendar month in which the Commencement Date occurs. 
 
(o) “Maximum Rate”, when used herein, shall mean the greatest of the rates of interest from time-to-time permitted under applicable federal and state law. To the extent of the applicable
state and federal law, the Maximum Rate shall be the highest permitted rate based upon the “indicated rate ceiling”, but to the extent now or hereafter permitted by law, Landlord may from time-to-time implement, withdraw and reinstate any
ceiling as an alternative to the indicated rate ceiling, including the right to reinstate the indicated rate ceiling. 
 
(p) “Normal Business Hours” for the Building shall mean 8:00 a.m. to 6:00 p.m. Mondays through Fridays, and 8:00 a.m. to 12:00
p.m. on Saturdays, exclusive of the normal business holidays of New Years Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day and any other two holidays as the Landlord in its sole discretion may
designate. 
 
(q) “Premises” shall mean
the suite of offices located within the Building and outlined on Exhibit “B” to this Lease. The Premises are stipulated for all purposes to contain the “Rentable Area” specified in the Basic Lease Information. From and
after the Expansion Space Commencement Date, the term “Premises” as used throughout this Lease shall mean and include the initial Premises and the Expansion Space. 
 
(r) “Prime Rate” shall mean the per annum interest rate announced by and quoted in the Wall
Street Journal from time-to-time (whether or not charged in each instance) as its prime or base rate 
 
(s) “Project” means the Property, all improvements on the Property including without limitation the Building and any parking
area or facilities thereon, and any adjacent land (and the improvements thereon) owned or leased by Landlord and used for additional parking for the benefit of the Building. 
 
(t) “Security Deposit” shall mean the sum described in the Basic Lease Information to be deposited
by Tenant as security for Tenant’s obligations under this Lease, unless increased at some future time pursuant to the terms herein. 
 
(u) “Service Areas” shall mean those areas within the outside walls of the Building used for stairs, elevator shafts, flues,
vents, stacks, pipe shafts and other vertical penetrations (but shall not include any such areas for the exclusive use of a particular tenant). 
 
(v) “Tenant’s Pro Rata Share” means the ratio of Tenant’s Rentable Area to the Rentable Area of the Building as
determined by Landlord. 
 
(w) “Tenant’s
Work” means that certain work of improvement, if any, which Tenant is to perform or cause to be performed pursuant to Exhibit “D” to prepare the Premises for Tenant’s occupancy. 
 
2. Lease Grant. Subject to and upon the terms herein
set forth, Landlord leases to Tenant and Tenant leases from Landlord the Premises including the Expansion Space. 
 
3. Condition of Premises; Declaration of Commencement Date; Landlord’s Work. 
 
(a) Subject to and upon the terms and conditions set forth in
this Lease, this Lease shall be effective as of the Effective Date and shall continue in force until the Commencement Date and thereafter for the duration of the Lease Term. Notwithstanding the Commencement Date provided in Paragraph 1(g) of this
Lease, Tenant’s obligation to pay rent and the Lease Term shall not commence until Landlord has substantially completed all Landlord Work to be performed by Landlord as set forth in the Work Letter Agreement attached hereto as Exhibit
“D”; provided, however, that if Landlord shall be delayed in substantially completing said Landlord Work as a result of any Tenant Delay, as defined in the Work Letter Agreement, then the commencement of the Lease Term and the payment
of rent shall be accelerated by the number of days of such Delay but in no event shall such commencement be prior to the Estimated Commencement Date stipulated in the Basic Lease Information. 
 
(b) The taking of possession of the Premises by Tenant shall
be conclusive evidence against Tenant that, except for the completion of any punch list items to be done or corrected by Landlord, (i) Tenant warrants and represents to Landlord that it has conducted its own independent investigation of the Premises
and that Landlord’s Work is completed and the Premises are suitable for the purpose for which the same are leased, subject to any latent defect which is not discoverable upon reasonable inspection, (ii) the Property and the Building and each
and every part and appurtenance thereof are in good and satisfactory condition, except for any latent defect which is not discoverable upon a reasonable inspection, and (iii) Tenant 

 

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waives any defects in the Premises and its appurtenances and in all other parts of the Building and the appurtenances thereto, except for any
latent defect which is not discoverable upon a reasonable inspection. 
 
4. Use. The Premises shall be used for office purposes (the “Permitted Use”) and for no other purpose. Tenant agrees not to use or permit the use of the Premises for any purpose which is illegal, dangerous
to life, limb or property or which, in Landlord’s sole judgment, creates a nuisance or which would increase the cost of insurance coverage with respect to the Building. If there shall be any increase in the cost of insurance coverage with
respect to the Building which results from Tenant’s particular acts or particular conduct of business (and not the mere use of the Premises for office purposes), then such acts shall be deemed to be a default hereunder and Tenant hereby agrees
to pay the amount of such increase on demand. Acceptance of such payment shall not constitute Landlord’s waiver of such default or of any of Landlord’s rights or remedies hereunder. Tenant will conduct its business and control its agents,
servants, employees, customers, licensees, and invitees in such a manner as not to interfere with, annoy or disturb other tenants or Landlord in the management of the Building. Tenant will maintain the Premises in a clean and healthful condition,
and comply with all laws, ordinances, orders, rules and regulations of any governmental entity with reference to the use, interior, non-structural condition or occupancy of the Premises. Tenant, at its expense, will comply with the rules and
regulations of the Building adopted and altered by Landlord from time-to-time (provided any future rules or alterations thereof are reasonable and non-discriminatory) and will cause all of its agents, employees, invitees and visitors to do so. A
copy of the existing rules and regulations is attached hereto as Exhibit “H” and made a part hereof. Tenant agrees not to commit or allow any waste to be committed on any portion of the Premises, and at the termination of this Lease
to deliver up the Premises to Landlord in as good a condition as at the Commencement Date, ordinary wear and tear excepted. 
 
5. Rental. 
 
(a) Tenant covenants and agrees to pay to Landlord during the Lease Term, without any setoff or deduction except as otherwise expressly
provided herein, the Base Rental, and all such other sums of money as shall become due hereunder as additional rent, all of which are sometimes herein collectively called “rent.” In the event of nonpayment of any rent, Landlord shall be
entitled to exercise all such rights and remedies as are herein provided in the case of the nonpayment of Base Rental. Except as otherwise provided herein, the annual Base Rental for each calendar year or portion thereof during the Lease Term,
together with Tenant’s Pro Rata Share of any Excess Basic Costs payable pursuant to Exhibit “C” hereof, shall be due and payable in advance in twelve (12) equal installments on the first day of each calendar month during the
initial Term of this Lease and any extensions or renewals hereof, and Tenant hereby agrees to pay such Base Rental and any adjustments thereto to Landlord at Landlord’s address provided herein (or such other address as may be designated by
Landlord in writing from time-to-time) monthly, in advance, and without notice or demand. If the Term of this Lease commences on a day other than the first day of a month or terminates on a day other than the last day of a month, then the
installments of Base Rental and any adjustment thereto for such month or months shall be prorated, based on the number of days in such month. The Base Rental for the first partial month, if any, shall be payable at the beginning of said period. All
such payments shall be by a good and sufficient check (subject to collection) drawn on a bank reasonably acceptable to Landlord. No payment by Tenant or receipt or acceptance by Landlord of a lesser amount than the correct installment of rent due
under this Lease shall be deemed to be other than a payment on account of the earliest rent due hereunder, nor shall any endorsement or statement on any check or any letter accompanying any check or payment be deemed an accord and satisfaction, and
Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance or pursue any other remedy provided by this Lease or applicable law. The acceptance by Landlord of an installment of rent on a date after the
due date of such payment shall not be construed to be a waiver of Landlord’s right to declare a default for any other late payment. If Tenant fails to timely pay any three (3) installments of rent, Landlord at its sole option may (i) require
Tenant to pay rent (as estimated by Landlord, if necessary) quarterly in advance, and, in such event, all future payments shall be made on or before the due date in cash or by cashier’s check or money order, and the delivery of Tenant’s
collectible personal or corporate check shall no longer constitute payment thereof, or (ii) Landlord. may require that Tenant deposit an additional Security Deposit equal to three (3) months rent, from which Landlord, at his or her sole discretion,
may satisfy any future late payments made by Tenant, and Tenant shall be required to maintain such additional Security Deposit levels throughout the remaining Term as described in subsection (ii) above, then Tenant shall have five (5) days to
deposit such additional Security Deposit as required above. Nothing in this section shall relieve Tenant from its duties to pay Late Charges (as defined below). Any acceptance of Tenant’s collectible personal or corporate check thereafter by
Landlord shall not be construed as a waiver of the requirement that such payments be made in cash or by cashier’s check or money order. All amounts received by Landlord from Tenant hereunder shall be applied first to the earliest accrued and
unpaid rent then outstanding. 
 
(b) To the extent
allowed by law, all installments of rent not paid when due shall bear interest at the Default Rate from the date due until paid; and, in addition, all installments of rent not paid within seven (7) days of when due and payable shall incur a Late
Charge equal to five percent (5%) of the outstanding balance due, provided, Landlord shall not impose a late charge for the first late payment in any calendar year unless Tenant shall fail to pay such late installment within seven (7) days of
written notice from Landlord of non-payment. 
 
(c)
In addition to Base Rental payable hereunder, commencing January 1, 1999 for the Premises and September 23, 2000 for the Expansion Space, Tenant shall pay monthly as additional rent Tenant’s Pro Rata Share of the Excess Basic Costs over the
Base Year Basic Costs in accordance with the provisions of Exhibit “C” attached hereto and incorporated herein for all purposes. 
 
6. Security Deposit. The Security Deposit in the amount specified in the Basic Lease Information shall be held by Landlord without
liability for interest and as security for the performance by Tenant of Tenant’s covenants and obligations under this Lease including but not limited to those set forth in Paragraph 

 

-3- 

10 hereof, It being expressly understood that the Security Deposit shall not be considered an advance payment of rent or a measure of
Tenant’s liability for damages in case of default by Tenant. Landlord may, from time-to-time, without prejudice to any other remedy and without waiving such default, use the Security Deposit to the extent necessary to cure any default of Tenant
hereunder, after notice to Tenant of such default. Following any such application of the Security Deposit, Tenant shall pay to Landlord on demand the amount so applied in order to restore the Security Deposit to Its original amount. If Tenant is not
in default at the termination of this Lease, the balance of the Security Deposit remaining after any such application shall be returned by Landlord to Tenant. If Landlord transfers its Interest In the Premises during the Term of this Lease, Landlord
may assign the Security Deposit to the transferee and thereafter shall have no further liability for the return of such Security Deposit. Tenant agrees to look solely to such transferee or assignee or successor thereof for the return of the Security
Deposit. Landlord and its successors and assigns shall not be bound by any actual or attempted assignment or encumbrance of the Security Deposit by Tenant. If Tenant is in default under this Lease more than three (3) times within any twelve-month
period, irrespective of whether or not such default is cured, then, without limiting Landlord’s other rights and remedies provided for in the Lease or at law or equity, the Security Deposit shall automatically be increased by an amount equal to
the greater of: (i) three (3) times the original Security Deposit, or (ii) three (3) months Base Rental. Such additional Security Deposit shall be paid by Tenant to Landlord forthwith on demand. On or before the Expansion Space Commencement Date, as
a condition to Landlord’s obligation to deliver the Expansion Space to Tenant, Tenant shall deposit with Landlord, without notice or demand, an additional Forty Thousand Seven Hundred Eleven Dollars and 20/100 ($40,711.20), for a Security
Deposit totaling Forty-Nine Thousand One Hundred Fourteen Dollars and 15/100 ($49,114.15). 
 
In addition to the Security Deposit, within fourteen (14) days after execution of this Lease, Tenant shall provide Landlord with an irrevocable letter of credit (“Letter of Credit”) in the
amount of One Hundred Seventeen Thousand Seven Hundred Seventy-Eight and 62/100 Dollars ($117,778.62). In the event Tenant fails to deliver said Letter of Credit to Landlord within the fourteen (14) day period set out in this Paragraph 6, such
nondelivery shall be deemed to be an event of default under this Lease and Landlord shall be entitled to exercise all such rights and remedies as are herein provided. Said Letter of Credit will be reduced by one-third (1/3) annually over the first
three (3) years of the initial Lease Term. If Tenant’s net worth is less than Two Million Dollars ($2,000,000.00) upon the Expansion Space Commencement Date, then, on or before the Expansion Space Commencement Date, as a condition to
Landlord’s obligation to deliver the Expansion Space to Tenant, Tenant shall provide an additional irrevocable letter of credit in the amount of One Hundred Sixty-Five Thousand Three Hundred Ninety-Eight and 89/100 Dollars ($165,398.89) (the
“Expansion Space Letter of Credit”). 
 
The Letters of Credit shall be issued by a commercial bank having its principal office within the Southern California area and shall be capable of being drawn upon at a location in Southern California reasonably acceptable to
Landlord. In all cases, the identity of the issuer of the Letters of Credit shall be subject to the approval of Landlord, in its solo and absolute discretion. The form of the Letters of Credit shall be subject to the review and approval of Landlord,
in its sole and absolute discretion, and the Letters of Credit shall contain language allowing Landlord to draw upon the Letters of Credit upon presentation to the issuer of Landlord’s written statement that Landlord is entitled to the funds
represented by such Letter of Credit in accordance with the terms of this Lease. Notification of or approval by Tenant prior to any drawing upon a Letter of Credit shall not be required. The Letters of Credit shall each be for an original term of
not less than one (1) year and shall permit, if appropriate based upon the length of the remaining Term of the Lease, Landlord to draw in full upon the Letter of Credit unless Tenant furnishes to Landlord, at least thirty (30) days prior to the
expiration of the Letter of Credit in question, either an extension of the Letter of Credit from the Issuer or a substitute Letter of Credit consistent with the requirements of this paragraph, in either case so that Landlord has in its possession at
all times during the Term and for a period of at least two (2) weeks after Landlord recovers and accepts possession of the Premises a valid Letter of Credit capable of being drawn upon in compliance with this paragraph. 
 
Landlord and Tenant agree that Landlord may draw upon the
Letters of Credit without notice to Tenant upon the occurrence or nonoccurrence of any event entitling Landlord under this Lease to apply any portion of the Security Deposit. Landlord shall return the Letters of Credit to Tenant at such time as
Landlord is obligated to return the Security Deposit to Tenant pursuant to the terms of this Lease. In the event of a sale or other disposition of the Premises, Landlord may require that Tenant furnish to Landlord’s transferee a substitute or
amended Letter of Credit, naming such transferee as the beneficiary. 
 
7. Services to be Furnished by Landlord. Landlord agrees to furnish Tenant the following services: 
 
(a) Hot and cold water at those points of supply provided for general use of tenants in the Building, central heat and air conditioning in
season, at such temperatures and in such amounts as are considered by Landlord to be standard or as required by governmental authority to accommodate building standard occupant lighting and electrical loads; provided, however, heating and air
conditioning service at times other than for Normal Business Hours for the Building shall be furnished on a floor-by-floor basis only upon the written request of Tenant delivered to Landlord prior to 3:00 p.m. at least one (1) Business Day in
advance of the date for which such usage is requested. Tenant shall bear the entire cost of additional service as set forth in the Basic Lease Information and subject to change from time-to-time. All additional heating ventilating and air
conditioning required (if any) to accommodate Tenant’s design shall be installed at the Tenant’s expense. The cost of operation and maintenance of the equipment shall be the responsibility of the Tenant. Utilities for any additional HVAC
use including electrical power, and hot or chilled water shall be separately metered and the cost of the meters, maintenance thereof, and the cost of the utilities shall be at Tenant’s expense. 
 
(b) Routine maintenance and electric lighting service for all
Common Areas and Service Areas of the Building in the manner and to the extent deemed by Landlord to be standard. 
 

-4- 

 
(c) Basic
janitor services on Business Days; provided, however, if Tenant’s floor covering or other improvements require special treatment, Tenant shall pay the additional cleaning cost attributable thereto as additional rent upon presentation of a
statement therefor by Landlord. 
 
(d) Subject to
the provisions of Paragraph 11 hereof, facilities to provide electrical current required by Tenant in its use and occupancy of the Premises. 
 
(e) Fluorescent and incandescent bulb and ballast replacement in the Premises, Common Areas and Service Areas. 
 
(f) Elevators for ingress and egress to and from the floor of
the Premises during Normal Business Hours and with at least one elevator available at all other times. 
 
(g) Personnel specified by Tenant shall have access to the Premises twenty-four (24) hours per day, seven (7) days per week, fifty-two
(52) weeks per year. Access control to the Building during other than Normal Business Hours shall be provided in such form as Landlord deems appropriate. Tenant shall cooperate fully In Landlord’s efforts to maintain access control to the
Building and shall follow all regulations promulgated by Landlord with respect thereto. NOTWITHSTANDING ANYTHING HEREIN TO THE CONTRARY, TENANT EXPRESSLY ACKNOWLEDGES AND AGREES THAT LANDLORD IS NOT WARRANTING THE EFFICACY OF ANY ACCESS PERSONNEL,
SERVICE, PROCEDURES OR EQUIPMENT AND THAT TENANT IS NOT RELYING AND SHALL NOT HEREAFTER RELY ON ANY SUCH PERSONNEL, SERVICE, PROCEDURES OR EQUIPMENT. LANDLORD SHALL NOT BE RESPONSIBLE OR LIABLE IN ANY MANNER FOR FAILURE OF ANY ACCESS PERSONNEL,
SERVICES, PROCEDURES OR EQUIPMENT TO PREVENT, CONTROL, OR APPREHEND ANYONE SUSPECTED OF CAUSING PERSONAL INJURY OR DAMAGE IN, ON OR AROUND THE PROJECT. 
 
Landlord shall have the right at any time and from time-to-time during the Lease Term to contract for service from any company or
companies providing electricity service (“Service Provider”). Tenant shall cooperate with Landlord and the Service Provider at all times and, as reasonably necessary, shall allow Landlord and Service Provider reasonable access to the
Building’s electric lines, feeders, risers, wiring, and any other machinery within the Premises. Landlord shall in no way be liable or responsible for any loss, damage, or expense that Tenant may sustain or incur by reason of any change,
failure, interference, disruption, or defect in the supply or character of the electric energy furnished to the Premises, or if the quantity or character of the electric energy supplied by the Service Provider is no longer available or suitable for
Tenant’s requirements, no such change, failure, defect, unavailability, or unsuitability shall constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of rent, or relieve Tenant from
any of its obligations under the Lease. Landlord may, but is not obligated to, provide additional services hereunder; provided, however, that if Landlord does provide such extra services, Tenant agrees to pay a ten percent (10%) administration fee
for the provisions of such services. 
 
Except as
otherwise expressly provided herein, the failure by Landlord to any extent to furnish, or the interruption or termination of these defined services in whole or in part, resulting from adherence to laws, regulations and administrative orders, force
majeure or any other causes beyond the reasonable control of Landlord shall not render Landlord liable in any respect nor be construed as an eviction of Tenant, nor work an abatement of rent, nor relieve Tenant from the obligation to fulfill any
covenant or agreement hereof. Should any of the equipment or machinery used in the provision of such services for any cause cease to function properly, Landlord shall use reasonable diligence to repair such equipment or machinery but, except as
otherwise expressly provided herein, Tenant shall have no claim for offset, abatement of rent or damages or termination of this Lease on account of an interruption in service thereby or resulting therefrom. Except as expressly provided herein,
Landlord shall not be required to make any repairs to or maintain the Premises. 
 
8. Increased Taxes. Except as otherwise provided in the Work Letter Agreement attached hereto as Exhibit “D”, all installations and improvements now or hereafter placed on or in
the Premises shall be subject to the provisions of Paragraph 10 hereof and shall be for Tenant’s account and at Tenant’s cost (and Tenant shall pay ad valorem taxes and increased insurance thereon or attributable thereto), which cost shall
be payable by Tenant to Landlord upon demand as additional rent. Such additional rent shall not be construed as including taxes assessed against improvements in the Premises which are subject to personal property taxes. Such personal property taxes
shall remain the sole responsibility of the Tenant. 
 
9. Graphics. Landlord shall provide and install, at Tenant’s cost, all letters or numerals on the exterior of the Premises; all such letters and numerals shall be in the standard graphics for the Building and no others
shall be used or permitted on the Premises without Landlord’s prior written consent. Tenant acknowledges that the standard Building graphics are acceptable to Tenant. Except for Tenant’s suite number and/or identity sign on or at the entry
doors of the Premises described herein above, Tenant shall have no right to place any sign upon the Premises, the Building or elsewhere within the Project or which can be seen from outside the Premises. 
 
10. Repairs and Alterations by Tenant. Tenant covenants
and agrees with Landlord, at Tenant’s own cost and expense, to keep the Premises in good condition and repair and to repair or replace any damage done to the Building, or any part thereof, caused by Tenant or Tenant’s agents, servants,
employees, customers, licensees, or invitees. Tenant further covenants and agrees that such repairs shall restore the Building to as good a condition as it was in prior to such damage and that such repairs shall be effected in compliance with all
applicable laws. If Tenant fails to make such repairs or replacements promptly, Landlord may, at its option, make such repairs or replacements, and Tenant shall pay the cost thereof to the Landlord on demand as additional rent. Tenant agrees with
Landlord not to make or allow to be made any alterations to the Premises, install any vending machines on the Premises, or place signs on the Premises which are visible from 

 

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outside the Premises, without first obtaining the written consent of Landlord in each such instance, which consent may be refused or given on
such conditions as Landlord may elect, provided Landlord shall not unreasonably withhold its consent to any non-structural interior additions, alterations or improvements, the cost of which do not exceed $5,000 in cumulative costs during any one (1)
calendar year, as long as such additions, alterations or improvements do not affect the Building equipment, plumbing, electrical or other systems and Tenant provides Landlord with notice of and any plans and specifications (if any) for such
improvements at least ten (10) days prior to the commencement of any such alterations or improvements. Tenant agrees to keep the areas visible from outside the Premises in a neat, clean and attractive condition at all times. All paint, wall
coverings, signs, artwork, floor materials, floor coverings, furniture and other articles visible from outside the Premises and the arrangement, style, color and appearance thereof, and any changes thereto shall be approved in advance of
installation by Landlord, in its sole and absolute discretion. Tenant agrees not to place anything in the Premises which exceeds the weight bearing capacity of the structure without prior written consent of the Landlord, which may be withheld in
Landlord’s sole discretion. Any and all alterations, additions, improvements, attached furniture, equipment, fixtures, and any unattached or movable equipment, furniture, trade fixtures or other personalty which was acquired with funds provided
by or on behalf of Landlord installed on or located in or around the Premises shall become the property of Landlord upon termination of this Lease. In addition, all other personal property which shall remain in the Premises for more than five (5)
days following either the termination of this Lease or the entry of the Premises by Landlord following Tenant’s default hereunder shall, at Landlord’s option, become the property of Landlord. Landlord may, nonetheless, require Tenant to
remove such fixtures, furniture, trade fixtures, equipment, improvements, alterations, additions and personal property, including but not limited to telephone, data, and or network cabling, installed on or located in the Premises as are designated
by Landlord (the “Required Removables”) at Tenant’s sole cost. Notwithstanding the foregoing, Tenant shall not be required to remove any Tenant Improvements to be installed in the Premises or Expansion Space pursuant to Exhibit
“D”. If Landlord so elects, and Tenant falls to remove the Required Removables, Landlord may remove the Required Removables at Tenant’s cost, and Tenant shall pay Landlord on demand, or Landlord may deduct from Tenant’s Security
Deposit, all costs Incurred In removing, storing and/or disposing of the Required Removables. Landlord, at its sole option, shall inspect any and all alterations and repairs made by or on behalf of the Tenant. All costs associated with the
inspection and testing of such alterations or repairs shall be reimbursed to Landlord by Tenant within ten (10) days of such demand. Notwithstanding the terms of this Lease to the contrary, the terms of this Paragraph shall survive the expiration or
earlier termination of this Lease. 
 
11. Use of
Electrical Services by Tenant. Tenant’s use of electrical services furnished by Landlord shall not exceed, either in voltage, rated capacity, or overall load that which is standard for the Building. If Tenant requests that it be allowed to
consume electrical services in excess of Building Standards, Landlord may refuse to consent to such usage or may consent upon such conditions as Landlord elects. 
 
12. Entry by Landlord. Tenant agrees to permit Landlord or its agents or representatives to enter into
and upon any part of the Premises at all reasonable hours after reasonable prior notice under the circumstances (and in emergencies at all times, by any means Landlord may deem proper, and without liability therefor) to inspect the same, or to show
the Premises to prospective purchasers, mortgagees, tenants, or insurers, or to clean or make repairs, alterations or additions thereto, and Tenant shall not be entitled to any abatement or reduction of rent by reason thereof. 
 
13. Assignment and Subletting. 
 
(a) Tenant shall not assign, sublease, transfer or encumber
this Lease or any interest therein or grant any license, concession, or other right of occupancy of the Premises or any portion thereof or otherwise permit the use of the Premises or any portion thereof by any party other than Tenant (any of which
events is hereinafter called an “assignment”) without the prior written consent of Landlord, which consent Landlord shall not unreasonably withhold. Any such attempted assignment in violation of the terms and covenants of this Paragraph
shall, in Landlord’s sole and absolute discretion, be voidable. Consent by Landlord to one or more assignments shall not operate as a waiver of Landlord’s rights as to any subsequent assignments. In addition, Tenant shall not, without
Landlord’s consent, publicly offer to assign the Lease nor advertise the Lease for assignment in any media, including but not limited to newspapers, periodicals, radio, television, circulars or brochures. If Tenant or any agent, representative
or broker acting on behalf of Tenant or with Tenant’s knowledge violates the provisions of the foregoing sentence, in addition to all of the remedies which Landlord may have at law, in equity, or pursuant to the terms of this Lease, Landlord
shall be entitled to seek injunctive relief preventing such action and Tenant shall be responsible for all costs incurred by Landlord in connection with seeking such injunctive relief. 
 
(b) If Tenant requests Landlord’s consent to an assignment or sublease, Tenant shall submit to Landlord,
in writing, the name of the proposed assignee or subtenant and the nature and character of the business of the proposed assignee or subtenant, the term, use, rental rate and all other material terms and conditions of the proposed assignment or
sublease, including, without limitation, evidence satisfactory to Landlord that the proposed assignee or subtenant is financially responsible. Landlord shall within thirty (30) days after Landlord’s receipt of such written request and
information either (i) consent to or refuse to consent to such assignment or sublease in writing (but no such consent to an assignment or sublease shall relieve Tenant or any guarantor of Tenant’s obligations under this Lease of any liability
hereunder), (ii) in the event of a proposed assignment of this Lease or a proposed sublease of the entire Premises for the entire remaining Term of this Lease, terminate this Lease effective the first to occur of ninety (90) days following written
notice of such termination or the date that the proposed assignment or proposed sublease would have come into effect. If Landlord should fail to notify Tenant in writing of its decision within such thirty (30) day period after the later of the date
Landlord is notified in writing of the proposed assignment or sublease or the date Landlord has received all required information concerning the proposed assignee or subtenant and the proposed assignment or sublease, Landlord shall be deemed to have
refused to consent to such assignment or sublease, and to have elected to keep this Lease in full force and effect. If Landlord consents to any such assignment or sublease, the 
 

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assignment shall be on a form approved by Landlord, and Tenant shall pay Landlord: (i) a Five Hundred Dollar ($500.00) fee for all costs
expenses incurred by Landlord in connection with the review and approval of such documentation and (ii) any attorneys’ fees incurred in connection with the review and approval of such documentation. In no event shall the proposed assignee or
subtenant be an existing occupant of any space in the Building or an affiliate of such occupant. 
 
(c) Except in connection with a “Permitted Transfer” as described below, all cash or other proceeds of any assignment of Tenant’s interest in this Lease and/or the Premises, whether
consented to by Landlord or not, shall be paid to Landlord notwithstanding the fact that such proceeds exceed the rentals called for hereunder, unless Landlord agrees to the contrary In writing, and Tenant hereby assigns all rights it might have or
ever acquire in any such proceeds to Landlord. In addition to the rent hereunder, Tenant hereby covenants and agrees to pay to Landlord all rent and other consideration which it receives which is in excess of the rent payable hereunder within ten
(10) days following receipt thereof by Tenant, This covenant and assignment shall benefit Landlord and its successors in ownership of the Building and shall bind Tenant and Tenant’s heirs, executors, administrators, personal representatives,
successors and assigns. In addition to any other rights and remedies which Landlord may have hereunder, at law or in equity, if Tenant has failed to pay any rent due hereunder on or before five (5) days following the date on which it is due,
Landlord shall have the right to contact any assignee and require that from that time forward all payments made pursuant to the assignment shall be made directly to the Landlord. Any assignee of Tenant’s interest in this Lease (all such
assignees being hereinafter referred to as “Successors”), by occupying the Premises and/or assuming Tenant’s obligations hereunder, shall be deemed to have assumed liability to Landlord for all amounts paid to persons other than
Landlord by such Successors in consideration of any such assignment in violation of the provisions hereof. 
 
(d) If Tenant is a corporation and if at any time during the Lease Term the person or persons who own the voting shares at the time of the
execution of this Lease cease for any reason, including but not limited to merger, consolidation or other reorganization involving another corporation, to own a majority of such shares or if Tenant is a partnership and if at any time during the
Lease Term the general partner or partners who own the general partnership interests in the partnership at the time of the execution of this Lease, cease for any reason to own a majority of such interests (except as the result of transfers by gift,
bequest or inheritance to or for the benefit of members of the immediate family of such original shareholder(s) or partner(s)), such an event shall be deemed to be an assignment. The preceding sentence shall not apply whenever Tenant is a
corporation, the outstanding stock of which is listed on a recognized security exchange, or if at least eighty percent (80%) of its voting stock is owned by another corporation, the voting stock of which is so listed. 
 
(e) Tenant shall, despite any permitted assignment or
sublease, remain directly and primarily liable for the performance of all the covenants, duties, and obligations of Tenant hereunder and Landlord shall be permitted to enforce the provisions of this Lease against Tenant or any assignee or sublessee
without demand upon or proceeding in any way against any other person. Moreover, if the rental due and payable by a sublessee (or a combination of the rental payable under such sublease, plus any bonus or other consideration thereof incident
thereto) exceeds the Rent payable under this Lease, or if, with respect to a permitted assignment, permitted license, or other transfer by Tenant permitted by Landlord, the consideration payable to Tenant by the assignee, licensee or other
transferee exceeds fifty percent (50%) of the Rent payable under this Lease, after deducting Tenant’s costs (including tenant improvements and broker costs), then Tenant shall be bound and obligated to pay Landlord all such excess rental and
other excess consideration within ten (10) days following receipt thereof by Tenant from such sublessee, assignee, licensee or other transferee, as the case may be. 
 
(f) Notwithstanding anything to the contrary contained in this Paragraph 13, Tenant may assign this Lease or
sublet the Premises or any portion thereof (each of the following a “Permitted Transfer”) to any corporation which controls, is controlled by or is under common control with Tenant, or to any corporation resulting from a merger or
consolidation with Tenant, or to any person or entity which acquires all the assets of Tenant’s business as a going concern (collectively, “Permitted Transferee”), provided that: (a) at least twenty (20) days prior to such transfer,
Tenant delivers to Landlord a current financial statement and financial statements for the preceding two (2) years for the Permitted Transferee, and such other information concerning the business background and financial condition of the Permitted
Transferee as Landlord may reasonably request; (b) if an assignment, the assignee assumes, in full, the obligations of Tenant under this Lease (or if a sublease, the sublessee of a portion of the Premises or Term assumes, in full, the obligations of
Tenant with respect to such portion); (c) the financial net worth of the Permitted Transferee is not less than that of Tenant as of the date of execution of this Lease and as of the date of such transfer; (d) Tenant remains fully liable under this
Lease; and (e) the use of the Premises under Article 8 remains unchanged. No Permitted Transfer pursuant to this Subparagraph (f) shall release Tenant of Tenant’s obligations under this Lease or alter the primary liability of Tenant to pay the
rent and to perform all other obligations to be performed by Tenant hereunder. In any event, Tenant’s Letters of Credit shall remain in place unless Landlord shall specifically consent to the cancellation of such Letters of Credit in connection
with any such transfer. 
 
14. Mechanic’s
Liens. Tenant will not permit any mechanic’s liens or other liens to be placed upon the Premises, the Building, or the Property and nothing in this Lease shall be deemed or construed in any way as constituting the consent or request of
Landlord, express or implied, by inference or otherwise, to any person for the performance of any labor or the furnishing of any materials to the Premises, the Building, or the Property or any part thereof, nor as giving Tenant any right, power, or
authority to contract for or permit the rendering of any services or the furnishing of any materials that would give rise to any mechanic’s or other liens against the Premises, the Building, or the Property. If any such lien is attached to the
Premises, the Building, or the Property, then, in addition to any other right or remedy of Landlord, Landlord may, but shall not be obligated to, discharge the same. Any amount paid by Landlord for any of the aforesaid purposes including, but not
limited to, attorneys’ fees, shall be paid by Tenant to Landlord promptly on demand as additional rent. If Landlord does consent to the performance of any labor or the furnishing of any materials to the Premises, the Building, or the

 

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Property by any party, which consent must be in writing, Tenant shall be responsible for insuring that all such persons procure and maintain
insurance coverage against such risks, in such amounts and with such companies as Landlord may require, including, but not limited to, Builder’s Risk and Worker’s Compensation insurance. Tenant shall within ten (10) days of receiving such
notice of lien or claim (i) have such lien or claim released or (ii) deliver to Landlord a bond in form, content, amount and issued by surety, satisfactory to Landlord, indemnifying, protecting, defending and holding harmless the indemnitees (as
defined in Paragraph 18) against all costs and liabilities resulting from such lien or claim and the foreclosure or attempted foreclosure thereof. 
 
15. Property Insurance. 
 
(a) Landlord shall maintain fire and extended coverage insurance on the Building and the Premises in such amounts as Landlord elects. The
cost of such insurance shall be included as a part of the Basic Costs, and payments for losses thereunder shall be made solely to Landlord or the mortgagees of Landlord as their interests shall appear. 
 
(b) Tenant shall maintain at its expense, in an amount equal
to full replacement cost, fire and extended coverage insurance on all of its personal property, including removable trade fixtures and leasehold and tenant improvements, located in the Premises and in such additional amounts as are required to meet
Tenant’s obligations pursuant to Paragraph 19 hereof and with deductibles in an amount reasonably satisfactory to Landlord. Tenant shall furnish certificates of such insurance, as outlined in Exhibit “F”, and such other
evidence satisfactory to Landlord of the maintenance and timely renewal of such insurance, and Tenant shall obtain and deliver to Landlord a written obligation on the part of each insurer to notify Landlord at least thirty (30) days prior to the
modification, cancellation or expiration of such insurance policies. If Tenant does not deliver to Landlord a policy or certificate evidencing such insurance at least twenty (20) days prior to the expiration date of each expiring policy, Landlord
may obtain such insurance as Landlord may reasonably require to protect Landlord’s interest (which obtaining of insurance shall not be deemed to be a waiver of Tenant’s default hereunder). The cost to Landlord of obtaining such policies,
plus an administrative fee in the amount of fifteen percent (15%) of the cost of such policies shall be paid by Tenant to Landlord as additional rent upon demand. 
 
(c) Landlord and Tenant hereby waive on behalf of themselves and their respective insurers (none of which
shall ever be assigned any such claim or be entitled thereto due to subrogation or otherwise) any and all rights of recovery, claim, action, or cause of action, against the other, its agents, officers, and employees and Building Manager, for any
loss or damage that may occur to the Premises, or any improvements thereto or the Building of which the Premises are a part, or any improvements thereto, or any personal property therein, by reason of fire, the elements, or any other cause(s) which
are, or could be, insured against under the terms of the standard fire and extended coverage insurance policies referred to in this Paragraph 15, regardless of whether such insurance is actually maintained and regardless of the cause or origin of
the damage involved, including sole, joint or concurrent, negligence of the other party, its agents, officers, employees, or Building Manager. 
 
16. Liability Insurance. 
 
(a) Tenant and Landlord shall each maintain during the Term of this Lease a policy or policies of commercial general liability insurance
(including endorsement or separate policy for owned or non-owned automobile liability) with respect to the respective activities of each in the Building and the Project, with the premiums thereon fully paid on or before the due date, issued by and
binding upon an insurance company or companies approved by Landlord. Such insurance shall afford minimum protection of not less than $1,000,000.00 per occurrence per person coverage for bodily injury, property damage, personal injury, or combination
thereof. The term “personal injury” herein used means false arrest, detention or imprisonment, malicious prosecution, wrongful entry, libel and slander. If only a combined single limit coverage is available, it shall be for at least
$1,000,000.00 per occurrence with an umbrella policy of at least $5,000,000.00 combined single limit per occurrence. Tenant’s insurance policy shall name Landlord, and Building Manager as an additional insured and shall include coverage for the
contractual liability of Tenant to indemnify Landlord and Building Manager pursuant to Paragraph 18 of this Lease and shall have deductibles in an amount reasonably satisfactory to Landlord. Tenant shall furnish certificates of such insurance, as
outlined in Exhibit “F”, and such other evidence satisfactory to Landlord of the maintenance of all insurance coverages required hereunder, and Tenant shall obtain a written obligation on the part of each insurance company to notify
Landlord at least thirty (30) days before cancellation of or a material change to any such insurance. All such insurance policies shall be in form and issued by companies reasonably satisfactory to Landlord. 
 
(b) Tenant hereby waives subrogation on its behalf and on
behalf of its insurer, to the extent subrogation on a paid claim can be legally waived prior to loss by contract between the parties, with respect to any payment made by such insurer under any liability policy. Landlord shall not be liable to the
Tenant or any insurance company (by way of subrogation or otherwise) insuring the Tenant for any loss or damage for bodily injury or personal injury, or any resulting loss of income, or losses from worker’s compensation laws or benefits, even
though such loss or damage might have been occasioned by the negligence of Landlord, its agents or employees, or Building Manager, if any such loss or damage is covered by insurance benefiting the party suffering such loss or damage or was required
to be covered by insurance pursuant to this Lease. 
 
17. Worker’s Compensation Insurance. 
 
(a) Tenant shall obtain and maintain in force worker’s compensation in full compliance with all applicable state and federal laws and regulations and covering all employees of Tenant and employer’s liability insurance of
not less than $500.000 to cover Tenant’s liability to its employees. Tenant shall furnish certificates of such insurance and such other evidence satisfactory to Landlord of the maintenance of all insurance coverages required hereunder, and
Tenant shall obtain a written obligation on the part of each 
 

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insurance company to notify Landlord at least thirty (30) days before cancellation of or a material change to any such insurance. All such
insurance policies shall be in form and issued by companies reasonably satisfactory to Landlord. 
 
(b) Tenant hereby waives subrogation on its behalf and on behalf of its insurer, to the extent subrogation on a paid claim can be legally waived prior to loss by contract between the parties, with
respect to any payment made pursuant to a worker’s compensation policy. Landlord shall not be liable to the Tenant or any insurance company (by way of subrogation or otherwise) insuring the Tenant for any loss or damage for bodily injury or
personal injury, or any resulting loss of income, or losses from worker’s compensation laws and benefits, even though such loss or damage might have been occasioned by the negligence of Landlord, its agents or employees, or Building Manager, if
any such loss or damage is covered by insurance benefiting the party suffering such loss or damage or was required to be covered by insurance pursuant to this Lease. 
 
18. Indemnity. Neither Landlord nor any of its officers, directors, employees, Building Manager, or
agents shall be liable to Tenant, or to Tenant’s agents, servants, employees, customers, licensees, or invitees for any injury to person or damage to property caused by any act, omission, or neglect of Tenant, its agents, servants, employees,
customers, invitees, licensees or any other person entering the Building or upon the Property under the invitation of Tenant or arising out of the use of the Property, Building or Premises by Tenant and the conduct of its business or out of a
default by Tenant in the performance of its obligations hereunder. Tenant hereby indemnifies and holds Landlord and its officers, directors, employees, Building Manager and agents (“Indemnitees”) harmless from all liability and claims for
any property damage, or bodily injury or death of, or personal injury to, a person in or on the Premises, or at any other place, including the Property or the Building, caused, in whole or in part, by Tenant, its employees, agents, servants,
customers, invitees or licensees and this indemnity shall be enforceable to the full extent whether or not such liability and claims are the result of the sole, joint or concurrent acts, negligent or intentional, or otherwise, of Tenant, or its
employees, agents, servants, customers, invitees or licensees. Such indemnity for the benefit of Indemnitees shall be enforceable even if indemnitees, or any one or more of them have or has caused or participated in causing such liability and claims
by their joint or concurrent acts, negligent or intentional, or otherwise. Landlord shall in no event be liable to Tenant for any consequential damages or for loss of revenue or income and Tenant waives any and all claims for any such damages.
Notwithstanding the terms of this Lease to the contrary, the terms of this Paragraph shall survive the expiration or earlier termination of this Lease. 
 
19. Casualty Damage. If the Premises or any part thereof shall be damaged by fire or other casualty, Tenant shall give prompt
written notice thereof to Landlord. In case the Building shall be so damaged that substantial alteration or reconstruction of the Building shall, in Landlord’s sole opinion, be required (whether or not the Premises shall have been damaged by
such casualty), or if less than two (2) years of the Lease Term remain, or if any mortgagee of Landlord’s should require that the insurance proceeds payable as a result of a casualty be applied to the payment of the mortgage debt, or in the
event of any material uninsured loss to the Building, Landlord may, at its option, terminate this Lease by notifying Tenant in writing of such termination within ninety (90) days after the date of such casualty. If Landlord does, not thus elect to
terminate this Lease, Landlord shall commence and proceed with reasonable diligence to restore the Building, and the improvements located within the Premises, if any, for which Landlord had financial responsibility pursuant to the Work Letter
Agreement attached hereto as Exhibit “D” (except that Landlord shall not be responsible for delays not within the control of Landlord), to substantially the same condition in which it was immediately prior to the happening of the
casualty. Notwithstanding the foregoing, Landlord’s obligation to restore the Building, and the improvements located within the Premises, if any, for which Landlord had financial responsibility pursuant to the Work Letter Agreement, shall not
require Landlord to expend for such repair and restoration work more than the insurance proceeds actually received by the Landlord as a result of the casualty and Landlord’s obligation to restore shall be further limited so that Landlord shall
not be required to expend for the repair and restoration of the improvements located within the Premises, if any, for which Landlord had financial responsibility pursuant to the Work Letter Agreement, more than the dollar amount of the Allowance, if
any, described in the Work Letter Agreement. When the repairs described in the preceding two sentences have been completed by Landlord, Tenant shall complete the restoration of all improvements, including furniture, fixtures and equipment, which are
necessary to permit Tenant’s reoccupancy of the Premises. Except as set forth above, all cost and expense of reconstructing the Premises shall be borne by Tenant, and Tenant shall present Landlord with evidence satisfactory to Landlord of
Tenant’s ability to pay such costs prior to Landlord’s commencement of repair and restoration of the Premises. Tenant shall not be entitled to receive any credit or payment with respect to any portion of the Reconstruction Allowance not
actually spent upon restoration of the Premises. Landlord shall not be liable for any inconvenience or annoyance to Tenant or injury to the business of Tenant resulting in any way from such damage or the repair thereof, except that, subject to the
provisions of the next sentence, Landlord shall allow Tenant a fair diminution of rent during the time and to the extent the Premises are unfit for occupancy. This Lease sets forth the terms and conditions upon which this Lease may terminate in the
event of any damage or destruction. Accordingly, the parties hereby waive the provisions of California Civil Code Section 1932, Subsection 2, and Section 1933, Subsection 4 (and any successor statutes thereof permitting the parties to terminate this
Lease as a result of any damage or destruction). 
 
20. Damages from Certain Causes. Landlord shall not be liable to Tenant for any injury to person or damage to property sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in the
Premises or any other portion of the Building caused by the Premises or any other portion of the Building becoming out of repair or by defect in or failure of equipment, pipes, or wiring, or by broken glass, or by the backing up of drains, or by
gas, water, steam, electricity, or oil leaking, escaping or flowing into the Premises (except where due to Landlord’s willful failure to make repairs required to be made pursuant to other provisions of this Lease, after the expiration of a
reasonable time after written notice to Landlord of the need for such repairs), nor shall Landlord be liable to Tenant for any loss or damage that may be occasioned by or through the acts or omissions of other tenants of the Building or of any other
persons 
 

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whomsoever, including, but not limited to riot, strike, insurrection, war, court order, requisition, order of any governmental body or
authority, acts of God, fire or theft. 
 
21.
Condemnation. If the whole or any substantial part of the Premises, or if the Building or any portion thereof which would leave the remainder of the Building unsuitable for use as an office building comparable to its use on the Commencement
Date, shall be taken or condemned for any public or quasi-public use under governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in lieu thereof, then Landlord may, at its option, terminate this Lease and
the rent shall be abated during the unexpired portion of this Lease, effective when the physical taking of said Premises or said portion of the Building shall occur, If this lease is not terminated, the rent for any portion of the Premises so taken
or condemned shall be abated during the unexpired Term of this Lease effective when the physical taking of said portion of the Premises shall occur, All compensation awarded for any such taking or condemnation, or sale proceeds in lieu thereof,
shall be the property of Landlord, and Tenant shall have no claim thereto, the same being hereby expressly waived by Tenant, except for any portions of such award or proceeds which are specifically allocated by the condemning or purchasing party for
the taking of or damage to trade fixtures of Tenant, which Tenant specifically reserves to itself. 
 
22. Hazardous Substances. Tenant hereby represents and warrants to Landlord the following: 
 
(a) No toxic or hazardous substances or wastes, pollutants or
contaminants (including, without limitation, asbestos, urea formaldehyde, the group of organic compounds known as polychlorinated biphenyis, petroleum products including gasoline, fuel oil, crude oil and various constituents of such products, radon,
or any hazardous substance as defined in the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (“CERCLA”), 42 U.S.C. 9601-9657, as amended (collectively, “Environmental Pollutants”) other than customary
office supplies and cleaning supplies stored and handled within the Premises in accordance with all applicable laws, will be generated, treated, stored, released or disposed of, or otherwise placed, deposited in or located on the Project, and no
activity shall be taken on the Project, by Tenant, its agents, employees or contractors, that would cause or contribute to (i) the Project or any part thereof to become a generation, treatment, storage or disposal facility within the meaning of or
otherwise bring the Premises within the ambit of the Resource Conservation and Recovery Act of 1976 (“RCRA”), 42 U.S.C. 5901 et. seq., or any similar state law or local ordinance, (ii) a release or threatened release of toxic or hazardous
wastes or substances, pollutants or contaminants, from the Project or any part thereof within the meaning of, or otherwise result in liability in connection with the Premises within the ambit of, CERCLA, or any similar state law or local ordinance,
or (iii) the discharge of pollutants or effluents into any water source or system, the dredging or filling of any waters, or the discharge into the XXX of any emissions, that would require a permit under the Federal Water Pollution Control Act, 33
U.S.C. 1251 et. seq., or the Clean Air Act, 42 U.S.C. 7401 et. seq., or any similar state law or local ordinance. 
 
(b) Tenant agrees to indemnify and hold Indemnitees (as defined in Paragraph 18 herein) harmless from and against, and to reimburse
Indemnitees with respect to, any and all claims, demands, causes of action, losses, damages, liabilities, costs and expenses (including attorneys’ fees and court costs) of any and every kind or character, known or unknown, fixed or contingent,
asserted against or incurred by Landlord at any time and from time-to-time by reason of or arising out of the breach of any representation or warranty contained in Paragraph 22(a) above. 
 
(c) Tenant shall immediately notify Landlord in writing of any release or threatened release of toxic or
hazardous wastes or substances, pollutants or contaminants of which Tenant has knowledge, whether or not the release is in quantities that would require, under law, the reporting of such release to a governmental or regulatory agency. 
 
(d) Tenant shall also immediately notify Landlord in writing
of, and shall contemporaneously provide Landlord with a copy of: (i) any written notice of release of hazardous wastes or substances, pollutants or contaminants on the Project that is provided by Tenant or any subtenant or other occupant of the
Premises to a governmental or regulatory agency; (ii) any notice of a violation, or a potential or alleged violation, of any Environmental Law (any federal and state law or local ordinance discussed in Paragraph 22(a) above) that is received by
Tenant or any subtenant or other occupant of the Premises from any governmental or regulatory agency; (iii) any inquiry, investigation, enforcement, cleanup, removal, or other action that is instituted or threatened by a governmental or regulatory
agency against Tenant or any subtenant or other occupant of the Premises and that relates to the release or discharge of hazardous wastes or substances, pollutants or contaminants on or from the Project; (iv) any claim that is instituted or
threatened by any third-party against Tenant or any subtenant or other occupant of the Premises and that relates to any release or discharge of hazardous wastes or substances, pollutants or contaminants on or from the Premises; and (v) any notice of
the loss of any environmental operating permit by Tenant or any subtenant or other occupant of the Premises. 
 
Failure to comply with this section shall constitute a material default under the Lease. Notwithstanding the terms of this Lease to the
contrary, the terms of this Paragraph shall survive the expiration or earlier termination of this Lease. 
 
23. Americans with Disabilities Act. Tenant agrees to comply with all requirements of the Americans with Disabilities Act (the
“ADA”), 42 U.S.C. 12101 et. seq., applicable to the Premises and such other current acts or other subsequent acts (whether federal or state), which address like issues and any amendments to the ADA or any such other acts to the extent
pertaining to the occupancy, use, alteration, improvement or business operations of or by Tenant within the Premises. Tenant agrees to indemnify and hold Landlord harmless from any and all expenses, liabilities, costs or damages suffered by Landlord
as a result of additional obligations which may be imposed on the Building or the Property under the ADA or any such acts by virtue of 
 

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Tenant’s use, alteration, improvement, business operations and/or occupancy Tenant acknowledges that it will be wholly responsible for
compliance with the ADA and such other acts even if a provision of this Lease may arguably be construed as authorizing a violation of the ADA or any such other act. Any such provision shall be interpreted in a manner which permits compliance with
the ADA and such other acts and is hereby amended to permit such compliance. 
 
24. Events of Default/Remedies. 
 
(a) The following events shall be deemed to be events of default under this Lease: 
 
(i) Any failure by Tenant to pay when due any Base Rental or other rent payable by Tenant to Landlord under this Lease which is not cured
within three (3) days of written notice of non-payment; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure, Section 1161 (hereinafter sometimes referred
to as a “Monetary Default”); 
 
(ii) Any
failure by Tenant (other than a Monetary Default) to comply with any term, provision or covenant of this Lease, which failure is not cured within ten (10) days after delivery to Tenant of notice of the occurrence of such failure; provided, however,
that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure, Section 1161 and provided further that, if the nature of Tenant’s default is such that more than ten (10) days are
reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said ten (10) day period and thereafter diligently prosecute such cure to completion, which completion shall occur not later
than sixty (60) days from the date of such notice from Landlord; 
 
(iii) Tenant or any Guarantor shall become insolvent, or shall make a transfer in fraud of creditors, or shall commit an act of bankruptcy or shall make an assignment for the benefit of creditors, or Tenant or any Guarantor
shall admit in writing its inability to pay its debts as they become due; 
 
(iv) Tenant or any Guarantor shall file a petition under any section or chapter of the United States Bankruptcy Code, as amended, pertaining to bankruptcy, or under any similar law or statute of the
United States or any State thereof, or Tenant or any Guarantor shall be adjudged bankrupt or insolvent in proceedings filed against Tenant or any Guarantor thereunder; or a petition or answer proposing the adjudication of Tenant or any Guarantor as
a bankrupt or its reorganization under any present or future federal or state bankruptcy or similar law shall be filed in any court and such petition or answer shall not be discharged or denied within sixty (60) days after the filing thereof;

 
(v) A receiver or trustee shall be appointed
for all or substantially all of the assets of Tenant or any Guarantor or of the Premises or of any of Tenant’s property located thereon in any proceeding brought by Tenant or any Guarantor, or any such receiver or trustee shall be appointed in
any proceeding brought against Tenant or any Guarantor and shall not be discharged within sixty (60) days after such appointment or Tenant or such Guarantor shall consent to or acquiesce in such appointment; 
 
(vi) The leasehold estate hereunder shall be taken on
execution or other process of law in any action against Tenant; 
 
(vii) Tenant shall abandon or vacate any substantial portion of the Premises without the prior written permission of Landlord. If Tenant or any other person acting on Tenant’s behalf has removed, is removing or has made
preparations to remove (other than in the normal course of business) goods, equipment, fixtures or other property from the Premises in amounts substantial enough to indicate a probable intent to abandon or vacate the Premises without the prior
written permission of Landlord, Tenant’s abandonment of the Premises shall be deemed conclusively established for all purposes; 
 
(viii) Tenant shall fail to take possession of and occupy the Premises within thirty (30) days following the Commencement Date and
thereafter conduct its operations in the Premises for the Permitted Use as set forth in Paragraph 4 hereof; 
 
(ix) The liquidation, termination, dissolution, forfeiture of right to do business or death of Tenant or any Guarantor. 
 
(b) Upon the occurrence of any event or events of default
under this Lease, whether enumerated in this Paragraph or not, in addition to all other remedies that may be available to Landlord at law or in equity, Landlord shall have the option to pursue any one or more of the following remedies without any
notice (except as expressly prescribed herein) or demand for possession whatsoever (and without limiting the generality of the foregoing, except as otherwise expressly provided in this Lease, Tenant hereby specifically waives notice and demand for
payment of rent or other obligations due and waives any and all other notices or demand requirements imposed by applicable law): 
 
(i) Terminate this Lease upon written notice to Tenant, in which event Landlord may recover from Tenant: 
 
(1) the worth at the time of award of any unpaid rent which
had been earned at the time of such termination; plus 
 

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(2) the worth
at the time of the award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 
(3) the worth at the time of award of the amount by which the
unpaid rent for the balance of the Term after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus 
 
(4) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its
obligations under this Lease or which, in the ordinary course of things, would be likely to result therefrom including, but not limited to: unamortized tenant improvement costs; attorneys’ fees; brokers’ commissions; the costs of
refurbishment, alterations, renovation and repair of the Premises; and removal (including the repair of any damage caused by such removal) and storage (or disposal) of Tenant’s personal property, equipment, fixtures, Tenant alterations, tenant
improvements and any other items which Tenant is required under this Lease to remove but does not remove. 
 
As used in Paragraph 24(b)(i)(1) and 24(b)(i)(2) above, the “worth at the time of award” is computed by allowing interest at
the Default Rate set forth in Paragraph 1. As used in Paragraph 24(b)(i)(3) above, the “worth at the time of award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of
award plus one percent (1%). 
 
If Landlord
notifies Tenant of its election to terminate this Lease, Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to surrender the Premises upon termination of the Lease hereunder, Landlord may without prejudice to any other
remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying said Premises, or any part thereof, by force, if necessary, without
being liable for prosecution or any claim of damages therefor, and Tenant hereby agrees to pay to Landlord on demand the amount of all loss and damage which Landlord may suffer by reason of such termination, whether through inability to relet the
Premises on satisfactory terms or otherwise, specifically including but not limited to all Costs of Reletting (hereinafter defined) and any deficiency that may arise by reason of any reletting. 
 
(ii) Without terminating this Lease, enter upon and take
possession of the Premises and expel or remove Tenant or any other person who may be occupying said Premises, or any part thereof, by force, if necessary, without having any civil or criminal liability therefor and without terminating this Lease.
Landlord may (but shall be under no obligation to) relet the Premises or any part thereof for the account of Tenant, in the name of Tenant or Landlord or otherwise, without notice to Tenant for such term or terms which may be greater or less than
the period which would otherwise have constituted the balance of the Lease Term and on such conditions (which may include concessions or free rent) and for such uses as Landlord in its absolute discretion may determine, and Landlord may collect and
receive any rents payable by reason of such reletting. Tenant agrees to pay Landlord on demand all Costs of Reletting and any deficiency that may arise by reason of such reletting. Landlord shall not be responsible or liable for any failure to relet
the Premises or any part thereof or for any failure to collect any rent due upon any such reletting. No such re-entry or taking of possession of the Premises by Landlord shall be construed as an election on Landlord’s part to terminate this
Lease unless a written notice of such termination is given to Tenant. If Landlord elects to terminate Tenant’s right to possession of the Premises without terminating this Lease, Tenant shall continue to be liable for all rent and Landlord
shall use reasonable efforts to relet the Premises or any part thereof to a substitute tenant or tenants for a period of time equal to or lesser or greater than the remainder of the Term on whatever terms and conditions Landlord, in Landlord’s
good faith discretion, deems advisable. For purposes hereof, Landlord shall be deemed to have used “reasonable efforts” to relet if Landlord places its customary “For Lease” sign within the Premises and places the Premises for
lease with a reputable broker. In no event shall Landlord be obligated to lease the Premises in priority to other space within the Building. 
 
(iii) Enter upon the Premises, by force, if necessary, without having any civil or criminal liability therefor, and do whatever Tenant is
obligated to do under the terms of this Lease and Tenant agrees to reimburse Landlord on demand for any expense which Landlord may incur in thus affecting compliance with Tenant’s obligations under this Lease together with interest at the
Default Rate and Tenant further agrees that Landlord shall not be liable for any damages resulting to Tenant from such action, whether caused by the negligence of Landlord or otherwise. 
 
(iv) Continue this Lease in full force and effect, whether or not Tenant shall have abandoned the Premises.
The foregoing remedy shall also be available to Landlord pursuant to California Civil Code Section 1951.4, and any successor statute thereof, in the event Tenant has abandoned the Premises. If Landlord elects to continue this Lease in full force and
effect pursuant to this Paragraph 24(b)(iv), then Landlord shall be entitled to enforce all of its rights and remedies under this Lease, including the right to recover rent as it becomes due. Landlord’s election not to terminate this Lease
pursuant to this Paragraph 24(b)(iv) or pursuant to any other provision of this Lease, at law or in equity, shall not preclude Landlord from subsequently electing to terminate this Lease or pursuing any of its other remedies. In order to regain
possession of the Premises and to deny Tenant access thereto, Landlord or its agent may, at the expense and liability of the Tenant, alter or change any or all locks or other security devices controlling access to the Premises without posting or
giving notice of any kind to Tenant. Landlord shall have no obligation to provide Tenant a key or grant Tenant access to the Premises so long as Tenant is in default under this Lease. Tenant shall not be entitled to recover possession of the
Premises, terminate this Lease, or recover any actual, incidental, consequential, punitive, statutory or other damages or award of attorneys’ fees, by reason of Landlord’s alteration or change of any lock or other security device and the
resulting exclusion from the Premises of the Tenant or Tenant’s agents, servants, employees, customers, licensees, invitees or any other persons from the Premises. Landlord may, 

 

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without notice, remove and either dispose of or store, at Tenant’s expense, any property belonging to Tenant that remains in the
Premises after Landlord has regained possession thereof. 
 
(c) For purposes of this Lease, the term “Costs of Reletting” shall mean all costs and expenses incurred by Landlord in connection with the reletting of the Premises, including without limitation the cost of cleaning,
renovation, repairs, decoration and alteration of the Premises for a new tenant or tenants, advertisement, marketing, brokerage and legal fees, the cost of protecting or caring for the Premises while vacant, the cost of removing and storing any
property located on the Premises, any increase in insurance premiums caused by the vacancy of the Premises and any other out-of-pocket expenses incurred by Landlord including tenant inducements such as the cost of moving the new tenant or tenants
and the cost of assuming any portion of the existing lease(s) of the new tenant(s). 
 
(d) Except as otherwise herein provided, no repossession or re-entering on the Premises or any part thereof pursuant to subparagraph (b) hereof or otherwise shall relieve Tenant or any Guarantor of its
liabilities and obligations hereunder, all of which shall survive such repossession or re-entering. Notwithstanding any such repossession or re-entering on the Premises or any part thereof by reason of the occurrence of an event of default, Tenant
will pay to Landlord the Base Rental and other rent or other sum required to be paid by Tenant pursuant to this Lease. 
 
(e) No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and each
and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable law or in equity. In addition to other remedies provided in this Lease, Landlord shall
be entitled, to the extent permitted by applicable law, to injunctive relief in case of the violation, or attempted or threatened violation, of any of the covenants, agreements, conditions or provisions of this Lease, or to a decree compelling
performance of any of the other covenants, agreements, conditions or provisions of this Lease, or to any other remedy allowed to Landlord at law or in equity. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an
event of default shall not be deemed or construed to constitute a waiver of such default. 
 
(f) This Paragraph 24 shall be enforceable to the maximum extent such enforcement is not prohibited by applicable law, and the unenforceability of any portion thereof shall not thereby render
unenforceable any other portion. To the extent any provision of applicable law requires some action by Landlord to evidence or effect the termination of this Lease or to evidence the termination of Tenant’s right of occupancy, Tenant and
Landlord hereby agree that written notice by Landlord to any of Tenant’s agents, servants or employees, which specifically sets forth Landlord’s intention to terminate, shall be sufficient to evidence and effect the termination herein
provided for. 
 
25. Tenant Remedies. Except
to the extent specifically provided herein, Tenant shall not have the right to an abatement of rent or to terminate this Lease as a result of Landlord’s default as to any covenant or agreement contained in this Lease or as a result of the
breach of any promise or inducement in connection herewith, whether in this Lease or elsewhere and Tenant hereby waives such remedies of abatement of rent and termination. Tenant hereby agrees that Tenant’s remedies for default hereunder or in
any way arising in connection with this Lease including any breach of any promise or inducement or warranty, express or implied, shall be limited to suit for direct and proximate damages (and shall expressly exclude consequential damages and loss of
revenue or income) following delivery of all applicable notices to Landlord required under this Lease. Notwithstanding anything to the contrary contained in this Lease, the liability of Landlord to Tenant for any default by Landlord under the terms
of this Lease shall be limited to the interest of Landlord in the Building and the Property and the rents and proceeds thereof and Tenant agrees to look solely to Landlord’s interest in the Building and the Property and the rents and proceeds
thereof for the recovery of any judgment against the Landlord, it being intended that the obligations of Landlord under this Lease (including any actual or alleged breach or default by Landlord) do not constitute personal obligations of Landlord or
the individual partners, directors, officers, members or shareholders of Landlord or Landlord’s partners, and Tenant shall not seek recourse against the individual partners, directors, officers, members or shareholders of Landlord or against
Landlord’s partners or any other persons or entities having any interest in Landlord, or any of their personal assets for satisfaction of any liability with respect to this Lease. Tenant hereby covenants that, prior to the filing of any suit
for direct and proximate damages, it shall give Landlord and all mortgagees whom Tenant has been notified hold mortgages or deed of trust liens on the Property, Building or Premises (“Landlord’s Mortgagees”) notice and reasonable time
to cure any alleged default by Landlord. 
 
26.
No Waiver. Failure of Landlord to declare any default immediately upon its occurrence, or delay in taking any action in connection with an event of default, shall not constitute a waiver of such default, nor shall it constitute an estoppel
against Landlord, but Landlord shall have the right to declare the default at any time and take such action as is lawful or authorized under this Lease. Failure by Landlord to enforce its rights with respect to any one default shall not constitute a
waiver of its rights with respect to any subsequent default. Receipt by Landlord of Tenant’s keys to the Premises shall not constitute an acceptance of surrender of the Premises. 
 
27. Event of Bankruptcy. In addition to, and in no way limiting, the other remedies set forth herein
Landlord and Tenant agree that if Tenant ever becomes the subject of a voluntary or involuntary bankruptcy, reorganization, composition, or other similar type proceeding under the federal bankruptcy laws, as now enacted or hereinafter amended, then:

 
(a) “Adequate protection” of
Landlord’s interest in the Premises pursuant to the provisions of Section 361 and 363 (or their successor sections) of the Bankruptcy Code, 11 U.S.C. Paragraph 101, et seq. (such Bankruptcy Code as amended from time-to-time being
herein referred to as the “Bankruptcy 

 

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Code”), prior to assumption and/or assignment of the Lease by Tenant shall include, but not be limited to all (or any part) of the
following: 
 
(i) the continued payment by Tenant
of the Base Rental and all other rent due and owing hereunder and the performance of all other covenants and obligations hereunder by Tenant; 
 
(ii) the hiring of security guards to protect the Premises if Tenant abandons and/or ceases operations; such obligation of Tenant only to
be effective so long as Tenant remains in possession and control of the Premises to the exclusion of Landlord; 
 
(iii) the furnishing of an additional/new Security Deposit by Tenant in the amount of three (3) times the then-current monthly Base
Rental and other rent payable hereunder. 
 
(b)
“Adequate assurance of future performance” by Tenant and/or any assignee of Tenant pursuant to Bankruptcy Code Section 365 will include (but not be limited to) payment of an additional/new Security Deposit in the amount of three (3) times
the then-current Base Rental payable hereunder. 
 
(c) Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code, shall be deemed without further act or deed to have assumed all of the obligations of Tenant arising under this Lease on and
after the effective date of such assignment. Any such assignee shall, upon demand by Landlord, execute and deliver to Landlord an instrument confirming such assumption of liability. 
 
(d) Notwithstanding anything in this Lease to the contrary, all amounts payable by Tenant to or on behalf of
the Landlord under this Lease, whether or not expressly denominated as “rent”, shall constitute “rent” for the purposes of Section 502(b)(6) of the Bankruptcy Code. 
 
(e) If this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any
and all monies or other considerations payable or otherwise to be delivered to Landlord (including Base Rentals and other rent hereunder), shall be and remain the exclusive property of Landlord and shall not constitute property of Tenant or of the
bankruptcy estate of Tenant. Any and all monies or other considerations constituting Landlord’s property under the preceding sentence not paid or delivered to Landlord shall be held in trust by Tenant or Tenant’s bankruptcy estate for the
benefit of Landlord and shall be promptly paid to or turned over to Landlord. 
 
(f) If Tenant assumes this Lease and proposes to assign the same pursuant to the provisions of the Bankruptcy Code to any person or entity who shall have made a bona fide offer to accept an assignment
of this Lease on terms acceptable to the Tenant, then notice of such proposed offer/assignment, setting forth (i) the name and address of such person or entity; (ii) all of the terms and conditions of such offer, and (iii) the adequate assurance to
be provided Landlord to assure such person’s or entity’s future performance under the Lease, shall be given to Landlord by Tenant no later than twenty (20) days after receipt by Tenant, but in any event no later than ten (10) days prior to
the date that Tenant shall make application to a court of competent jurisdiction for authority and approval to enter into such assumption and assignment, and Landlord shall thereupon have the prior right and option, to be exercised by notice to
Tenant given at any time prior to the effective date of such proposed assignment, to accept an assignment of this Lease upon the same terms and conditions and for the same consideration, if any, as the bona fide offer made by such persons or entity,
less any brokerage commission which may be payable out of the consideration to be paid by such person for the assignment of this Lease. 
 
(g) To the extent permitted by law, Landlord and Tenant agree that this Lease is a contract under which applicable law excuses Landlord
from accepting performance from (or rendering performance to) any person or entity other than Tenant within the meaning of Sections 365(c) and 365(e)(2) of the Bankruptcy Code. 
 
28. Peaceful Enjoyment. Tenant shall, and may peacefully have, hold, and enjoy the Premises, subject
to the other terms hereof, provided that Tenant pays the rent and other sums herein recited to be paid by Tenant and performs all of Tenant’s covenants and agreements herein contained. This covenant and any and all other covenants of Landlord
shall be binding upon Landlord and its successors only with respect to breaches occurring during its or their respective periods of ownership of the Landlord’s interest hereunder. 
 
30. Holding Over. In the event of holding over by Tenant after expiration or other termination of this
Lease, or if Tenant continues to occupy the Premises after the termination of Tenant’s right of possession pursuant to Paragraph 24(b) hereof, Tenant shall become a Tenant at sufferance, and, throughout 

 

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the first three (3) months of any permitted holdover period, Tenant shall pay rent equal to one hundred fifty percent (150%) of the Base
Rental and, throughout any remaining permitted holdover period, Tenant shall pay rent equal to two hundred percent (200%) of the Base Rental and additional rent which would have been applicable had the Term of this Lease continued through the period
of such holding over by Tenant. No holding over by Tenant or payments of money by Tenant to Landlord after the expiration of the Term of this Lease shall be construed to extend the Term of this Lease or prevent Landlord from recovery of immediate
possession of the Premises by summary proceedings or otherwise unless Landlord has sent written notice to Tenant that Landlord has elected to extend the term of the Lease. Tenant shall be liable to Landlord for all damage, including any
consequential damage, which Landlord may suffer by reason of any holding over by Tenant and Tenant shall Indemnify Landlord against any and all claims made by any other tenant or prospective tenant against Landlord for delay by Landlord in
delivering possession of the Premises to such other tenant or prospective tenant. 
 
31. Subordination to Mortgage. Tenant accepts this Lease subject and subordinate to any mortgage, deed of trust or other lien presently existing or hereafter arising upon the Premises, or upon
the Building and/or the Property and to any renewals, modifications, refinancings and extensions thereof, but Tenant agrees that any such mortgagee shall have the right at any time to subordinate such mortgage, deed of trust or other lien to this
Lease on such terms and subject to such conditions as such mortgagee may deem appropriate in its discretion. This clause shall be self-operative and no further instrument of subordination shall be required. However, Landlord is hereby irrevocably
vested with full power and authority to subordinate this Lease to any mortgage, deed of trust or other lien now existing or hereafter placed upon the Premises, or the Building and/or the Property and Tenant agrees upon demand to execute such further
instruments subordinating this Lease or attorning to the holder of any such liens as Landlord may request. The terms of this Lease are subject to approval by the Landlord’s existing lender(s) and any lender(s) who, at the time of the execution
of this Lease, have committed or are considering committing to Landlord to make a loan secured by all or any portion of the Property, and such approval is a condition precedent to Landlord’s obligations hereunder. If Tenant fails to execute any
subordination or other agreement required by this Paragraph promptly as requested, Tenant hereby irrevocably constitutes Landlord as its attorney-in-fact to execute such instrument in Tenant’s name, place and stead, it being agreed that such
power is one coupled with an interest in Landlord and is accordingly irrevocable. Tenant agrees that it will from time-to-time upon request by Landlord execute and deliver to such persons as Landlord shall request a statement in recordable form
certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as so modified), stating the dates to which rent and other charges payable under this Lease have
been paid, stating that Landlord is not in default hereunder (or if Tenant alleges a default stating the nature of such alleged default) and further stating such other matters as Landlord shall reasonably require. 
 
32. Estoppel Certificate. Tenant agrees periodically to
furnish within ten (10) days after so requested by Landlord, ground lessor or the holder of any deed of trust, mortgage or security agreement covering the Building, the Land, or any interest of Landlord therein, a certificate signed by Tenant
certifying: (a) that this Lease is in full force and effect and unmodified (or if there have been modifications, that the same is in full force and effect as modified and stating the modifications); (b) as to the Commencement Date and the date
through which Base Rental and Tenant’s Estimated Additional Rental have been paid; (c) that Tenant has accepted possession of the Premises and that any improvements required by the terms of this Lease to be made by Landlord have been completed
to the satisfaction of Tenant; (d) that except as stated in the certificate no Rent has been paid more than thirty (30) days in advance of its due date; (e) that the address for notices to be sent to Tenant is as set forth in this Lease (or has been
changed by notice duly given and is as set forth in the certificate); (f) that except as stated in the certificate, Tenant, as of the date of such certificate, has no charge, lien, or claim of offset against Rent due or to become due; (g) that
except as stated in the certificate, Landlord is not then in default under this Lease; (h) as to the amount of Rentable Area then occupied by Tenant; (i) that there are no renewal or extension options, purchase options, rights of first refusal or
the like in favor of Tenant except as set forth in this Lease; (j) the amount and nature of accounts payable to Landlord under terms of this Lease; and (k) as to such other matters as may be requested by Landlord or ground lessor or the holder of
any such deed of trust, mortgage or security agreement. Any such certificate may be relied upon by any ground lessor, prospective purchaser, secured party, mortgagee or any beneficiary under any mortgage, deed of trust on the Building or the Land or
any part thereof or interest of Landlord therein. Tenant’s failure to deliver such estoppel certificate within such time shall be conclusive upon Tenant that: (a) this Lease is in full force and effect without modification, except as may be
represented by Landlord; (b) there are no uncured defaults in Landlord’s or Tenant’s performance; and (c) not more than one (1) month’s rental has been paid in advance. Tenant shall indemnify, defend (with counsel reasonably approved
by Landlord in writing) and hold Landlord harmless from and against any and all claims, judgments, suits, causes of action, damages, losses, liabilities and expenses (including attorneys’ fees and court costs) attributable to any failure by
Tenant to timely deliver any such estoppel certificate to Landlord pursuant to this Paragraph 32. 
 
33. Attorneys’ Fees. If either party defaults in the performance of any of the terms of this Lease and the other party employs
an attorney in connection therewith, the defaulting party agrees to pay the prevailing party’s reasonable attorneys’ fees. 
 
34. Notice. Any notice in this Lease provided for must, unless otherwise expressly provided herein, be in writing, and may, unless
otherwise in this Lease expressly provided, be given or be served by depositing the same in the United States mail, postage paid and certified with return receipt requested, or by nationally recognized overnight personal delivery service, or by
facsimile transmission or by prepaid telegram, when appropriate, addressed to the party to be notified at the address stated in this Lease or such other address notice of which has been given to the other party or by delivering the same in person to
such party or an officer or partner of such party. Notice deposited in the mail in the manner hereinabove described shall be effective as of the date it is so deposited. Notice by facsimile transmission shall be effective as of the time posted on
the sender’s transmission sheet acknowledging completion of the transmission. Notice delivered in person or by overnight delivery service shall be effective upon receipt. Neither party hereto shall be required to send any 

 

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notice, request, demand, consent, approval, or other communication required or permitted under this Lease to more than two (2) other
addresses in addition to the Premises. 
 
35.
Severability. If any term or provision of this Lease, or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to
persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and enforced to the fullest extent permitted by law. 
 
36. Recordation. Tenant agrees not to record this Lease
or any memorandum hereof. 
 
37. Governing
Law. This Lease and the rights and obligations of the parties hereto shall be interpreted, construed, and enforced in accordance with the laws of the State of California. 
 
38. Force Majeure. Whenever a period of time is herein prescribed for the taking of any action by
Landlord, Landlord shall not be liable or responsible for, and there shall be excluded from the computation of such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, governmental laws, regulations
or restrictions, or any other cause whatsoever beyond the control of Landlord. 
 
39. Time of Performance. Except as expressly otherwise herein provided, with respect to all required acts of Tenant, time is of the essence of this Lease. 
 
40. Transfers by Landlord. Landlord shall have the
right to transfer and assign, in whole or in part, all of its rights and obligations hereunder and in the Building and Property referred to herein, and in such event and upon such transfer Landlord shall be released from any further obligations
hereunder, and Tenant agrees to look solely to such successor in interest of Landlord for the performance of such obligations. 
 
41. Commissions. Landlord and Tenant hereby indemnify and hold each other harmless against any loss, claim, expense or liability
with respect to any commissions or brokerage fees claimed on account of the execution and/or renewal of this Lease due to any action of the indemnifying party. 
 
42. Joint and Several Liability. If there is more than one Tenant, or if the Tenant as such is comprised of more than one person or
entity, the obligations hereunder imposed upon Tenant shall be joint and several obligations of all such parties. 
 
43. Authority. If Tenant is a corporation (including any form of professional association), partnership (general or limited), or
other form of organization other than an individual, then each individual executing or attesting this Lease on behalf of Tenant hereby covenants, warrants and represents: (i) that such individual is duly authorized to execute or attest and deliver
this Lease on behalf of Tenant in accordance with the organizational documents of Tenant; (ii) that this Lease is binding upon Tenant; (iii) that Tenant is duly organized and legally existing in the state of its organization, and is qualified to do
business in the State of California; (iv) that upon request, Tenant will provide Landlord with true and correct copies of all organizational documents of Tenant, and any amendments thereto; and (v) that the execution and delivery of this Lease by
Tenant will not result in any breach of, or constitute a default under any mortgage, deed of trust, lease, loan, credit agreement, partnership agreement or other contract or instrument to which Tenant is a party or by which Tenant may be bound. If
Tenant is a corporation, Tenant will, prior to the Commencement Date, deliver to Landlord a copy of a resolution of Tenant’s board of directors authorizing or ratifying the execution and delivery of this Lease, which resolution will be duly
certified to Landlord’s satisfaction by the secretary or assistant secretary of Tenant. 
 
44. Financial Condition of Tenant. Tenant acknowledges that the financial capability of Tenant to perform its obligations hereunder is material to Landlord and that Landlord would not enter into
this Lease but for its belief, based on its review of Tenant’s financial statements, that Tenant is capable of performing such financial obligations. Tenant hereby represents, warrants and certifies to Landlord that its financial statements are
true and correct in all material respects. 
 
45.
Effort of Delivery of This Lease. Landlord has delivered a copy of this Lease to Tenant for Tenant’s review only, and the delivery hereof does not constitute an offer to Tenant or option. This Lease shall not be effective until an
original of this Lease executed by both Landlord and Tenant and an original Guaranty, if applicable, in the form attached hereto as Exhibit “I” executed by each Guarantor is delivered to and accepted by Landlord, and this Lease has
been approved by Landlord’s mortgagee. 
 
46.
Entire Agreement. This Lease Agreement, including the Addendum, all Exhibits referenced in the Basic Lease Information or attached hereto constitutes the entire agreement between the parties hereto with respect to the subject matter of this
Lease. Tenant expressly acknowledges and agrees that Landlord has not made and is not making, and Tenant, in executing and delivering this Lease, is not relying upon, any warranties, representations, promises or statements, except to the extent that
the same are expressly set forth in this Lease. All understandings and agreements heretofore had between the parties are merged in this Lease which alone fully and completely expresses the agreement of the parties, neither party relying upon any
statement or representation not embodied in this Lease. 
 
47. No Presumption Against Drafting Party. Landlord and Tenant understand, agree and acknowledge that (i) this Lease has been freely negotiated by both parties; and (ii) in any controversy, dispute or contest over the meaning,
interpretation, validity, or enforceability of this Lease or any of its terms or conditions, 

 

-16- 

there shall not be Inference, presumption, or conclusion drawn whatsoever against either party by virtue of that party having drafted this
Lease or any portion thereof. 
 
48.
Landlord’s Lien. Omitted 
 
49.
Warranty Waiver. LANDLORD, ITS OFFICERS, DIRECTORS, AGENTS, EMPLOYEES, ATTORNEYS AND CONTRACTORS MAKE NO WARRANTY, EXPRESSED OR IMPLIED WITH RESPECT TO SUCH PROJECT OR THE PREMISES OR ITS CONDITION. NO WARRANTY OF MATERIALS, WORKMANSHIP OR
APPLIANCES HAS BEEN MADE OR IS EXPRESSED OR IMPLIED BY THIS LEASE. LANDLORD, ITS OFFICERS, DIRECTORS, AGENTS, EMPLOYEES, ATTORNEYS AND CONTRACTORS EXPRESSLY DISCLAIM AND TENANT EXPRESSLY WAIVES ANY WARRANTY OF HABITABILITY, GOOD AND WORKMANLIKE
CONSTRUCTION, SUITABILITY, OR DESIGN OR FITNESS FOR A PARTICULAR PURPOSE AND EXPRESSLY DISCLAIM AND TENANT EXPRESSLY WAIVES ANY WARRANTY AS TO THE ENVIRONMENTAL CONDITIONS OF SUCH PROJECT OR PREMISES AND THE PRESENCE OR CONTAMINATION BY HAZARDOUS
MATERIALS. TENANT IS NOT RELYING ON ANY REPRESENTATIONS BY LANDLORD OR LANDLORD’S OFFICERS, DIRECTORS, AGENTS, EMPLOYEES, ATTORNEYS AND CONTRACTORS. TENANT EXPRESSLY WAIVES, TO THE EXTENT ALLOWED BY LAW, ANY CLAIMS UNDER FEDERAL, STATE OR OTHER
LAW THAT TENANT MIGHT OTHERWISE HAVE AGAINST LANDLORD RELATING TO THE CONDITION OF SUCH PROJECT OR PREMISES OR THE IMPROVEMENT OR PERSONAL PROPERTY LOCATED THEREON OR THE PRESENCE IN OR CONTAMINATION OF THE PROJECT OR THE PREMISES BY HAZARDOUS
MATERIALS. 
 
IN WITNESS WHEREOF, Landlord and
Tenant have executed this Lease in multiple original counterparts as of the day and year first above written. 
 

	         “LANDLORD”
	 	 	 	 STARWOOD O.C. PORTFOLIO I, L.L.C.,
 a Delaware limited liability company

	
	 	 	 	 	 	 	 By:
	 	 Starwood O.C. Holdings, L.L.C.,
a Delaware limited liability company,
its sole member

	
	 	 	 	 	 	 	 	 	 By:   Transwestern O.C., L.L.C.,
           a Delaware limited liability company,
           a manager and member

	
	 	 	 	 	 	 	 	 	           By:  /s/  RANDAL S. BESSOLO
                     Randal S. Bessolo

                     Managing Director

	
	         “TENANT”
	 	 	 	 STARBASE CORPORATION,
 a Delaware corporation

	
	 	 	 	 	 	 	 By: /s/  DOUGLAS S.
NORMAN        

	 	 	 	 	 	 	        Name: Douglas S.
Norman

	 	 	 	 	 	 	        Title: Director of
Finance

	
	 	 	 	 	 	 	 By: /s/  WILLIAM STOW

	 	 	 	 	 	 	        Name: William
Stow

	 	 	 	 	 	 	        Title:
CEO                                       
 

 

-17- 

ADDENDUM TO OFFICE LEASE 
 
This ADDENDUM TO OFFICE LEASE (“Addendum”) is
attached to, incorporated into and amends and supplements that certain Office Lease (the “Lease”) dated June 30, 1998 by and between STARWOOD O.C. PORTFOLIO I, L.L.C., a Delaware limited liability company
(“Landlord”), and STARBASE CORPORATION, a Delaware corporation (“Tenant”). Landlord and Tenant agree that notwithstanding anything contained in the Lease to the contrary, the Lease as modified by the provisions set forth in this
Addendum represents the full negotiated agreement of the parties, and the provisions of this Addendum will be deemed to be a part of the Lease and will supersede any contrary or conflicting provision in the Lease and prevail and control for all
purposes. This Addendum, together with the Lease itself, and all other Exhibits, Riders and Addenda attached thereto represents the fully integrated and binding agreement of the parties. All references in the Lease and in this Addendum to
“Lease” are to be construed to mean the Lease as amended and supplemented by this Addendum. All terms used in this Addendum, unless specifically defined in this Addendum, have the same meaning as such terms have in the Lease. 
 
50. Option to Extend. 
 
(a) Subject to the terms of this Paragraph 50 and Paragraph 52, entitled
“Options”, Landlord hereby grants to Tenant one (1) option (the “Extension Option”) to extend the Term of this Lease with respect to the entire Premises for one additional period of five (5) years (the “Option Term”),
on the same terms, covenants and conditions as provided for in this Lease during the initial Term, except that Base Rental shall be established based on the “fair market rental rate” for the Premises for the Option Term as defined and
determined in accordance with the provisions of this Paragraph 50 below, and as extended, the Term shall be five (5) years and Tenant shall have no further options to extend unless otherwise agreed by Landlord in its sole and absolute discretion.

 
(b) The Extension Option must be exercised, if at all, by
written notice (“Extension Notice”) delivered by Tenant to Landlord no later than the date which is six (6) months, and no earlier than the date which is nine (9) months prior to the expiration of the initial Term of this Lease.

 
(c) The term “fair market rental rate” as used in this
Addendum shall mean the annual amount per rentable square foot, which as of the date of determination is projected for and throughout the Option Term to be acceptable to a willing, non-equity tenant (excluding sublease and assignment transactions),
and a willing landlord of a “Class A” quality office building located in the Santa Ana/Costa Mesa/Irvine, California area (“Comparison Area”), in an arm’s length transaction (what Landlord is accepting in then current
transactions for the Building may be considered), for space of comparable size or greater, comparable in quality and floor height as the leased area at issue taking into account the age and layout of the existing improvements in the leased area at
issue and taking into account items that professional real estate brokers customarily consider, including, but not limited to, rental rates, office space availability, tenant size, tenant improvement allowances, operating expenses and allowance,
parking charges, free rent, free parking and any other lease concessions, if any, then being charged or granted by Landlord or the lessors of such similar office buildings. 
 
(d) Landlord’s determination of fair market rental rate shall be delivered to Tenant in writing not later than thirty
(30) days following Landlord’s receipt of Tenant’s Extension Notice. Tenant will have thirty (30) days (“Tenant’s Review Period”) alter receipt of Landlord’s notice of the fair market rental rate within which to accept
such fair market rental rate or to object thereto in writing. Tenant’s failure to accept the fair market rental rate submitted by Landlord in writing within Tenant’s Review Period will conclusively be deemed Tenant’s disapproval
thereof. If Tenant objects to or is deemed to have disapproved the fair market rental rate submitted by Landlord within Tenant’s Review Period, then Landlord and Tenant will attempt in good faith to agree upon such fair market rental rate using
their best good faith efforts. If Landlord and Tenant fail to reach agreement on such fair market rental rate within fifteen (15) days following the expiration of Tenant’s Review Period (the “Outside Agreement Date”), then the
Extension Option will be deemed void and of no further force or effect, unless within ten (10) days after the Outside Agreement Date, Tenant demands appraisal, in which event each party’s determination will be submitted to appraisal in
accordance with the provisions below. 
 
(e) (i) Landlord and
Tenant shall each appoint one appraiser who shall by profession be a real estate broker who has been active over the five (5) year period ending on the date of such appointment in the leasing of high-rise office space in the Comparison Area. Each
such appraiser will be appointed within thirty (30) days after the Outside Agreement Date. 
 
(ii) The two (2) appraisers so appointed will within fifteen (15) days of the date of the appointment of the last appointed appraiser agree upon and appoint a third appraiser who shall be qualified
under the same criteria set forth herein above for qualification of the initial two (2) appraisers. 
 
(iii) The determination of the appraisers shall be limited solely to the issue of whether Landlord’s or Tenant’s last proposed (as of the Outside Agreement Date) new fair market rental rate
for the Premises is the closest to the actual new fair market rental rate for the Premises as determined by the appraisers, taking into account the requirements of Paragraph (c) and this Paragraph (e) regarding same. 
 
(iv) The three (3) appraisers shall within thirty (30) days of the appointment
of the third appraiser reach a decision as to whether the parties shall use Landlord’s or Tenant’s submitted new fair market rental rate, and shall notify Landlord and Tenant thereof. 
 

-1- 

 
(v) The decision of the
majority of the three (3) appraisers shall be binding upon Landlord and Tenant. The cost of each party’s appraiser shall be the responsibility of the party selecting such appraiser, and the cost of the third appraiser (or arbitration, if
necessary) shall be shared equally by Landlord and Tenant. 
 
(vi)
If either Landlord or Tenant fails to appoint an appraiser within the time period in Paragraph (e)(i) herein above, the appraiser appointed by one of them shall reach a decision, notify Landlord and Tenant thereof and such appraiser’s decision
shall be binding upon Landlord and Tenant. 
 
(vii) If the two (2)
appraisers fail to agree upon and appoint a third appraiser, both appraisers shall be dismissed and the matter to be decided shall be forthwith submitted to arbitration. 
 
(viii) In the event that the new Base Rental is not established prior to end of the initial Term of the Lease, the Base
Rental immediately payable at the commencement of the Option Term shall be the Base Rental established by Landlord for the Option Term pursuant to the foregoing. Notwithstanding the above, once the fair market rental is determined in accordance with
this section, the parties shall settle any overpayment or underpayment on the next Base Rental payment date falling not less than thirty (30) days after such determination and shall enter into an amendment to this Lease confirming the terms of the
determination. 
 
51. Right to Lease Additional
Space. 
 
(a) Subject to the terms of this Paragraph 51,
Paragraph 50 (with respect to the determination of the fair market rental rate) and Paragraph 52, entitled “Options”, Tenant shall have a one-time right to lease (“Tenant’s Right to Lease”) the entire ninth (9th) floor of
the Building to the extent such space becomes available for lease to third parties after the expiration of any existing lease fur such space during the Lease Term, Including the expiration of all renewal or extension options, and after the existing
tenant or occupant vacates such space (“First Offer Space”). Tenant’s Right to Lease Is subject and subordinate to the rights of all other existing tenants of the Building with prior expansion or lease rights relative to the First
Offer Space. 
 
(b) Promptly following written request
(“Tenant Request”) by Tenant (which may not be given more than twice in any twelve (12) consecutive month period), Landlord will give Tenant written notice of the availability of the First Offer Space and the date the existing tenant or
occupant, if any, is expected to vacate such space (“Landlord’s Availability Notice”). Within five (5) days following delivery of Landlord’s Availability Notice, Tenant will have the right to request from Landlord in writing a
written statement setting forth the basic economic terms, including, but not limited to, Landlord’s determination of the Base Rental, tenant improvement allowance, if any, and all other economic terms and conditions (collectively, the
“Economic Terms”), upon which Landlord is willing to lease the First Offer Space to Tenant or to a third party. Such Economic Terms will represent Landlord’s reasonable determination of the fair market rental rate for the First Offer
Space. Such fair market rental rate shall have the meaning set forth in Paragraph 50. 
 
(c) Within five (5) business days after receipt of the Economic Terms from Landlord, Tenant must give Landlord written notice pursuant to which Tenant shall elect to either: (i) lease the First Offer Space upon such Economic
Terms and the same non-Economic Terms as set forth in the Lease with respect to the Premises; (ii) refuse to lease the First Offer Space, specifying that such refusal is not based upon the Economic Terms, but upon Tenant’s lack of need for the
First Offer Space, in which event Landlord may at any time thereafter lease the First Offer Space to any party upon any terms Landlord deems appropriate; or (iii) refuse to lease the First Offer Space, specifying that such refusal is based upon the
Economic Terms, in which event Tenant will also specify revised Economic Terms upon which Tenant is willing to lease the First Offer Space (provided that Tenant may not specify a different lease term for the First Offer Space). Tenant’s failure
to timely choose either clause (i), clause (ii) or clause (iii) above will be deemed to be Tenant’s choice of clause (ii) above. 
 
(d) If Tenant gives Landlord notice pursuant to clause (c)(iii) above, Landlord may elect, within five (5) days following receipt of such notice from
Tenant, either to: (i) lease the First Offer Space to Tenant upon such revised Economic Terms proposed by Tenant, and the same other non-Economic Terms as set forth in this Lease; or (ii) lease the First Offer Space at any time thereafter to any
third party upon terms which are not substantially more favorable to said party than the Economic Terms originally proposed by Tenant. Landlord’s failure to timely choose either clause (i) or clause (ii) above will be deemed to be
Landlord’s choice of clause (ii) above. 
 
(e) If Tenant
chooses (or is deemed to have chosen) clause (c)(ii) above, or if Landlord chooses (or is deemed to have chosen) clause (d)(ii) above, Tenant’s Right to Lease the First Offer Space will be null and void and of no further force or effect. If
Tenant exercises its Right to Lease as provided herein, the parties will promptly thereafter execute an amendment to this Lease to include the First Offer Space in the Premises and to document the lease terms thereof. 
 
(f) As provided above, Tenant’s Right to Lease is subject to all
expansion and extension rights and other rights to lease, as applicable, which Landlord has granted to other tenants prior to the date of this Lease. Thus, Landlord’s Economic Terms will be delivered to Tenant only after Landlord has
appropriately notified and received negative responses from all other tenants with rights in the First Offer Space superior to Tenant’s rights. 
 
52. Options. 
 
(a) As used in this Paragraph, the word “Option” means the Extension Option pursuant to Paragraph 50 herein and the Right to Lease Additional
Space pursuant to Paragraph 51. 
 

-2- 

 
(b) The Options are personal
to the original Tenant executing this Lease and any “Permitted Transferee” and may be exercised only by the original Tenant executing this Lease or any “Permitted Transferee” while occupying the entire Premises and without the
intent of thereafter assigning this Lease or subletting the Premises (as expanded) and may not be exercised or be assigned, voluntarily or involuntarily, by any person or entity other than the original Tenant executing this Lease or any
“Permitted Transferee”. The Options are not assignable separate and apart from this Lease, nor may any Option be separated from this Lease in any manner, either by reservation or otherwise. 
 
(c) Tenant shall have no right to exercise an Option, notwithstanding any
provision of the grant of Option to the contrary, and Tenant’s exercise of an Option may be nullified by Landlord and deemed of no further force or effect, if Tenant shall be in default, after written notice and the expiration of any applicable
cure period as provided in Paragraph 24 of the Lease, of any monetary obligation or material non-monetary obligation under the terms of this Lease as of Tenant’s exercise of the Option or at any time after the exercise of such Option and prior
to the commencement of the Option Term, or if Landlord has given Tenant two (2) or more notices of default, whether or not such defaults are subsequently cured during any twelve (12) consecutive month period of the Term. 
 
(d) Tenant’s Options are hereby deemed economic terms which Landlord, in
its sole and absolute discretion, may or may not offer in conjunction with any future extensions of the Term. 
 
53. Entry by Landlord. Notwithstanding anything to the contrary contained in this Lease, in the event Landlord enters the demised
Premises as permitted pursuant to any provision of this Lease, Landlord shall use its best efforts to cause the least practicable interference with Tenant’s business and its use and occupancy of the demised Premises, and provided further, if
Tenant, as a result of such entry by Landlord or as a result of Landlord’s failure to perform any repair or alteration required by this Lease, is unable to conduct its business in any portion of the demised Premises for three (3) consecutive
days all Base Rental and additional rent shall thereafter be proportionately abated until Tenant can resume the conduct of its business in all portions of the demised Premises. Landlord agrees, at its expense, to repair and restore the demised
Premises subsequent to performing any work therein to the condition existing prior thereto. 
 
54. Tenant Contest of Governmental Requirement. Tenant may, at its expense (and if necessary, in the name of, but without expense to, Landlord) contest, by appropriate proceedings prosecuted
diligently and in good faith, the validity, or applicability to the Tenant or the demised Premises, of any law, ordinance, order, rule, regulation or requirement of any Governmental Authority (collectively, “Legal Requirement”), and
Landlord shall cooperate with Tenant in such proceedings and Tenant may delay compliance with such Legal Requirement during the course of such proceeding provided that: (a) Landlord shall not be subject to criminal penalty or to prosecution for a
crime nor shall the demised Premises or any part thereof be subject to being condemned or vacated, by reason of non-compliance or otherwise by reason of such contest; (b) Tenant shall defend, indemnify and hold harmless Landlord against all
liability, loss or damage which Landlord shall suffer by reason of such non-compliance or contest, including reasonable attorneys’ fees and other expenses reasonably incurred by Landlord; (c) such non-compliance or contest shall not constitute
or result in any violation of any mortgage, or if such mortgage shall permit such non-compliance or contest on condition of the taking of action or furnishing of security by Landlord, such action shall be taken and such security shall be furnished
at the expense of Tenant; and (d) Tenant shall keep Landlord advised as to the status of such proceedings. 
 
55. Compliance by Landlord. Landlord represents that on the date of delivery of possession of the demised Premises to Tenant by
Landlord, the demised Premises shall be in compliance with all applicable laws, ordinances and regulations of all Governmental Authorities and shall be free of violations and latent defects. Landlord agrees that if at any time or times any
Governmental Authorities or insurance rating bureaus having jurisdiction shall complain that a portion of the demised Premises was not on the date of delivery of possession of such portion of the demised Premises to Tenant; constructed in compliance
with any law, ordinance or regulation of any Governmental Authority or insurance rating bureau having jurisdiction and shall request compliance, then Landlord shall, upon receipt of notice of such complaint, cause such repairs, alterations or other
work to be done so as to bring about the compliance requested. 
 
56. Maintenance and Repair by Landlord. Landlord shall perform all necessary structural repairs to the Premises and shall operate and maintain the Building in a manner consistent with first class office buildings in Santa Ana,
California. 
 
57. Exclusions From Basic
Costs. Basic Costs shall exclude or have deducted from them, as the case may be: 
 

	(1)	 	salaries and other compensation and benefits to employees above the grade of manager; 

 

	(2)	 	amounts received by Landlord through proceeds of insurance or from other persons or entities (other than other tenants, which are covered in clause (7) below) to the
extent they are compensation for sums previously included in Basic Costs; 

 

	(3)	 	cost of repairs or replacements incurred by reason of fire or other casualty or condemnation and the amount of any deductible, if applicable, maintained by Landlord
under any casualty insurance for the Building; 

 

	(4)	 	 costs incurred in performing any alterations, repairs, installations or work (collectively, “Work”) or furnishing services or utilities for any tenant,
whether at such tenant’s or Landlord’s expense, to the 

 

-3- 

	 	 
extent that such Work or service is in excess of any Work or service or utilities that Landlord is obligated to furnish to Tenant at
Landlord’s expense; 

 

	(5)	 	refinancing costs and interest on debt and amortization payments on any mortgage financing or other debt; 

 

	(6)	 	leasing commissions, rental concessions and lease buy-outs and other expenses incurred in connection with leasing space in the Building, including, without
limitation, work or alterations to any tenantable space in the Building; 

 

	(7)	 	any expense for which Landlord is entitled to be reimbursed by any tenant as an additional charge in excess of Base Rental and Tenant’s Pro Rata Share of Basic
Costs; 

 

	(8)	 	amortization and depreciation, except as otherwise specifically provided; 

 

	(9)	 	overhead and profit increment paid to subsidiaries or affiliates of Landlord for services, management, supplies or other materials to the extent that such costs
exceed the costs of such services, management supplies or other materials were they not rendered by such affiliate or subsidiary; 

 

	(10)	 	rental under any ground or underlying lease; 

 

	(11)	 	professional fees not allocated to the operation or management of the Building and professional fees allocable to disputes with, or preparation of leases,
guarantees, surrender agreements, consents, amendments or other similar agreements for, tenants and prospective tenants or allocable to disputes with brokers or any other persons or entities involved in the leasing or preparation of space for such
tenants; 

 

	(12)	 	advertising and promotional expenses with respect to the Building; 

 

	(13)	 	franchise, estate or income taxes imposed upon the income of Landlord; 

 

	(14)	 	any costs and compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord; 

 

	(15)	 	expenditures (whether by purchase or rental) for capital improvements, machinery or equipment not specifically permitted herein; 

 

	(16)	 	costs incurred by reason of a default or violation by Landlord or any of Landlord’s agents, contractors, employees, subsidiaries and/or affiliates of its
obligations under any lease of a portion of the Building, including this Lease; 

 

	(17)	 	capital costs to comply with governmental laws or regulations in effect as of the date of this Lease; 

 

	(18)	 	costs of removing any asbestos or other Environmental Pollutants in the Building; 

 

	(19)	 	Landlord’s general corporate overhead and general and administrative expenses; 

 

	(20)	 	any liability, damage, award or judgment for injury or death to persons, or for property damage; and 

 

	(21)	 	management fees in excess of those that are customary for the management of buildings similar to the Project and located in Santa Ana, California.

 
[END OF NUMBERED SECTIONS OF THE ADDENDUM]

 
 

-4- 

 
IN WITNESS
WHEREOF, the parties hereto have executed this Addendum as of the day and year of the execution of the Lease. 
 

	         “Landlord”
	 	 	 	 STARWOOD O.C. PORTFOLIO I, L.L.C.,
 a Delaware limited liability company

	
	 	 	 	 	 	 	 By:
	 	 Starwood O.C. Holdings, L.L.C.,
 a Delaware limited liability company,
 its sole member

	
	 	 	 	 	 	 	 	 	 By:   Transwestern O.C., L.L.C.,
           a Delaware limited liability company,
           a manager and member
  

 

	 By:
	 	 /s/    RANDAL S.
BESSOLO    

	 	 	 Randal S. Bessolo

 Managing Director

 

	         “Tenant”
	 	 	 	 STARBASE CORPORATION,
 a Delaware corporation

	
	 	 	 	 	 	 	 By:
	 	 /s/    Douglas S. Norman

	 	 	 	 	 	 	 Name:
	 	 Douglas S. Norman

	 	 	 	 	 	 	 Title:
	 	 Director of Finance

	
	 	 	 	 	 	 	 By:                                     
        

	 	 	 	 	 	 	 Name:                                    
    

	 	 	 	 	 	 	 Title:                                    
      

 

-5- 

 

	 EXHIBIT “A”
	  	 PROPERTY DESCRIPTION

	
	 EXHIBIT “B”
	  	 OUTLINE AND LOCATION OF PERMISES

	
	 EXHIBIT “C”
	  	 PAYMENT OF EXCESS BASIC COST

	
	 EXHIBIT “D”
	  	 WORK LETTER AGREEMENT

	
	 EXHIBIT “E”
	  	 PARKING

	
	 EXHIBIT “F”
	  	 TENANT’S INSURANCE REQUIREMENTS

	
	 EXHIBIT “G”
	  	 NOTICE OF COMMENCEMENT DATE

	
	 EXHIBIT “H”
	  	 RULES AND REGULATIONS

	
	 EXHIBIT “I”
	  	 OMITTED

 
 

-ii- 

EXHIBIT “A” 
 
PROPERTY DESCRIPTION 
 
4 HUTTON CENTRE 
 
Parcel 2 as shown on Exhibit “A” of that certain Lot Line Adjustment No. 83-4 recorded June 1, 1983 as Instrument No. 83-230827 of Official
Records in Orange County, California. 
 

-i- 

 
 
[GRAPHIC APPEARS HERE] 
 

 
OUTLINE
AND LOCATION OF PREMISES 
 
 
 
 
 
EXHIBIT “B” 
 

 
 
[GRAPHIC APPEARS HERE] 
 
 

 
PAYMENT
OF EXCESS BASIC COST 
 
In addition to
Base Rental payable hereunder, Tenant shall pay Tenant’s Pro Rata Share of actual Basic Costs in excess of the Expense Base or Basic Costs for the Base Year in accordance with the following provisions: 
 
1. Tenant’s Base Rental is based, in part, upon an
Expense Base specified in the Basic Lease Information. Notwithstanding any language in the Lease to the contrary, actual Basic Costs and the Excess for purposes of this Exhibit “C” shall be grossed up to reflect ninety-five percent
(95%) occupancy in the Project. The Project, as said term is used herein, means the Building and the Parking Area and all improvements related thereto and all walkways, landscaping, amenities, and other common areas. Tenant shall, during the Lease
Term, pay as an adjustment to Base Rental hereunder, an amount equal to the excess (“Excess”), if any, from time-to-time of Basic Costs per square foot per year for the Rentable Area in the Building over the Expense Base. Prior to January
1 of each calendar year during Tenant’s occupancy or as soon thereafter as practical, Landlord shall make a good faith estimate of the Excess for each upcoming calendar year and, upon prior written notice to Tenant, may require the monthly
payment of Base Rental to be adjusted in accordance with such estimate. Landlord shall have the right from time-to-time during any such calendar year to revise the estimate of the Excess for such year and provide Tenant with a revised statement
therefor, and thereafter the amount Tenant shall pay each month shall be based upon such revised estimate. Any amounts paid based on any estimate shall be subject to adjustment pursuant to Paragraph 2 below when actual Basic Costs are available for
such calendar year. 
 
2. As soon as is practical
following the end of each calendar year during Tenant’s occupancy Landlord shall furnish to Tenant a statement of Landlord’s actual Basic Costs for the previous calendar year. If for any calendar year additional Base Rental collected for
the prior year, as a result of Landlord’s estimate of Basic Costs, is in excess of the additional Base Rental actually due during such prior year, then Landlord shall refund to Tenant any overpayment (or at Landlord’s option, apply such
amount against rentals due or to become due hereunder). Likewise, Tenant shall pay to Landlord, on demand, any underpayment with respect to the prior year whether or not the Lease has terminated prior to receipt by Tenant of a statement for such
underpayment. 
 
3. Basic Costs shall mean all
costs, expenses and disbursements of every kind (subject to the limitations set forth below) which Landlord incurs, pays or becomes obligated to pay in connection with the ownership, leasing, operation, repair, control of access and maintenance of
the Project. Basic Costs shall be computed on an accrual basis and shall be determined in accordance with generally accepted real estate accounting practices, as more fully described in this section, which shall be consistently applied. Basic Costs
shall consist of all costs and expenses incurred by Landlord to maintain the Project, including, but not limited to, the following: 
 
(a) All labor costs for Landlord’s employees performing services required or utilized in connection with the operation, repair and
maintenance of and control of access to the Project, including but not limited to amounts incurred for professional training, wages, salaries and other compensation for services, payroll, social security, unemployment and other similar taxes,
worker’s compensation insurance, disability benefits, pensions, hospitalization and retirement plans, and group insurance. 
 
(b) All management fees, a fair and equitable allocation of all related and direct costs of maintaining and operating a management office
for the Project, and all fees for legal and accounting services incurred for the general benefit of tenants in the Project. 
 
(c) All rental and/or purchase costs of materials, supplies, hand tools and equipment used in the operation, repair, replacement and
maintenance and the control of access to the Project. 
 
(d) All amounts charged to Landlord by contractors and/or suppliers for services, materials, equipment and supplies furnished in connection with the operation, repair, maintenance, replacement of and control of access to any part of
the Building, the plazas, the garage, and the sidewalks adjoining the Building, if any, or the Project generally, and the heating, air conditioning, ventilating, plumbing, electrical, elevator and other systems of the Building and the garage.

 
(e) All premiums and deductible costs paid by
Landlord associated with fire and extended coverage insurance, earthquake and extended coverage insurance, liability and extended coverage insurance, rental loss insurance, and other insurance customarily carried from time-to-time by lessors of
comparable office buildings or required to be carried by Landlord. 
 
(f) Charges for all utilities including but not limited to water, sewer and electricity, but excluding those charges for which tenants are individually responsible. 
 
(g) Taxes and all professional fees associated with the
monitoring and payment of such taxes, including (i) all real estate taxes and assessments on the Project or the Premises, and taxes and assessments levied in substitution or supplementation in whole or in part of such taxes, (ii) all personal
property taxes for the Building’s personal property, including license expenses, (iii) all franchise fees, (iv) all taxes imposed on services of Landlord’s agents and employees, and (v) all other taxes, fees or assessments now or hereafter
levied by any governmental authority on the Project or its contents or on the operation and use thereof (except as related to specific tenants), but excluding income taxes. 
 
EXHIBIT “C” 
Page 1 
 

 
(h) Cost of
all maintenance service agreements for equipment, alarm service, access control, elevator service, window cleaning, drapery or mini-blind cleaning, janitorial services, metal refinishing, pest control, uniform supply, landscaping, and parking
equipment. 
 
(i) Cost of all other repairs,
replacements and general maintenance of the Project neither specified above nor directly billed to tenants, including cost of maintaining all interior common areas including lobbies, multi-tenant hallways, restrooms and service areas. 
 
(j) Amortization of all capital improvements or repairs made
to the Project subsequent to the Commencement Date, which are primarily for the purpose of reducing operating expense costs, improving building security, improving life safety, or otherwise improving the operating efficiency of the Project or which
are required to comply with any change in the laws, rules or regulations of any governmental authority or which will extend the life of the Building. At Landlord’s sole election, these costs shall be amortized over the useful economic life of
such improvements without regard to the period over which such improvements may be depreciated for federal income tax purposes, or shall be amortized up to the extent that the capital improvements reduce operating expenses for that year.

 
(k) Operating costs of the Exterior Common
Areas. “Exterior Common Areas” shall mean those areas of the Project which are not located within the Building but in its immediate proximity and which are provided and maintained for the common use and benefit of Landlord and tenants of
the Building generally and the employees, invitees and licensees of Landlord and such tenants, including, without limitation, sidewalks and landscapes, and costs of repairing, resurfacing and striping of the parking areas of the Project.

 
(l) Cost of tenant activities, including
seasonal decorations and events, tenant information seminars, and other slated costs designed to enhance the overall work environment of the Project or tenancy as a whole. 
 
Basic Costs shall not include repairs and general maintenance paid from proceeds of insurance or by a tenant
or other third-parties, and alterations attributable solely to individual tenants of the Project. Further, Basic Costs shall not include the cost of capital improvements (except as above set forth), depreciation, interest, lease commissions,
advertising and marketing costs, and principal payments on mortgage and other non-operating debts of Landlord. Capital improvements are more specifically defined as: 
 
(1) Costs incurred in connection with the original construction of the Project or with any major changes to
same, including, but not limited to, additions or deletions of corridor extensions, renovations and improvements of the common areas beyond the costs caused by normal wear and tear, and upgrades or replacement of major Project systems; 
 
(2) Costs of correcting defects (including latent defects),
including any allowances for same, in the construction of the Project or its related facilities; 
 
(3) Costs incurred in renovating or otherwise improving, designing, redesigning, decorating or redecorating space for tenants or other occupants in the Project or other space leased or held for lease
in the Project. 
 
EXHIBIT “C”

Page 2 
 

 
WORK LETTER
AGREEMENT 
 
This WORK LETTER AGREEMENT
(“Work Letter Agreement”) is entered into as of the 30th day of June 1998 by and between STARWOOD O.C. PORTFOLIO I, L.L.C., a Delaware limited liability company (“Landlord”), and STARBASE CORPORATION, a Delaware
corporation (“Tenant”). 
 
R E C I T A L S: 
 

	A.	 	Concurrently with the execution of this Work Letter Agreement, Landlord and Tenant have entered into a lease (the “Lease”) covering certain premises (the
“Premises”) more particularly described in the Lease. All terms not defined herein shall have the same meaning as set forth in the Lease. To the extent applicable, the provisions of the Lease are hereby incorporated herein by this
reference. 

 

	B.	 	In order to induce Tenant to enter into the Lease and in consideration of the mutual covenants hereinafter contained, Landlord and Tenant hereby agree as follows:

 
1. TENANT IMPROVEMENTS. 
 
(a) Premises. Landlord shall construct and, except as provided below to
the contrary, pay for the entire cost of constructing the tenant improvements (“Tenant Improvements”) shown on the Final Plans (described in Section 3 below), which Final Plans shall be mutually agreed upon by Tenant and Landlord as
provided for in this Work Letter Agreement; provided, however, that Landlord’s cost of constructing the Tenant Improvements shall not exceed Twenty-Four Dollars ($24.00) per usable square foot for a total of $87,528.00 (the
“Allowance”). The Allowance may include, but is not limited to, the cost of all construction, architectural, engineering, construction management and city permit fees. Landlord shall be responsible for the construction process for which
Landlord shall receive a Construction Management Fee (“CMF”) payable out of the Allowance of five percent (5%) of the cost of Tenant Improvements. 
 
(b) Expansion Space. Upon the Expansion Space Commencement Date, Landlord shall construct and, except as provided below to the contrary, pay for
the entire cost of constructing the tenant improvements for the Expansion Space (“Expansion Space Tenant Improvements”) shown on the Expansion Space Final Plans (described in Section 3 below), which Expansion Space Final Plans are mutually
agreed upon by Tenant and Landlord as provided for in this Work Letter Agreement; provided, however, that Landlord’s cost of constructing the Expansion Space Tenant Improvements shall not exceed Four Dollars ($4.00) per usable square foot for a
total of $60,364.00 (the “Expansion Space Allowance”). The Expansion Space Allowance may include, but is not limited to, the cost of carpet and paint. Unless otherwise indicated, all references herein to the Premises, the Commencement
Date, Tenant Improvements, and Final Plans shall also refer to the Expansion Space, the Expansion Space Commencement Date, Expansion Space Tenant Improvements, and Expansion Space Final Plans. 
 
2. WORK SCHEDULE. Within ten (10) days after the execution of the
Lease, Landlord will deliver to Tenant, for Tenant’s review and approval, a schedule (“Work Schedule”) which will set forth the timetable for the planning and completion of the installation of the Tenant Improvements and the
Commencement Date of the Lease. The Work Schedule will set forth each of the various items of work to be done or approval to be given by Landlord and Tenant in connection with the completion of the Tenant Improvements. The Work Schedule will be
submitted to Tenant for its approval, which approval Tenant agrees not to unreasonably withhold, and, once approved by both Landlord and Tenant, the Work Schedule will become the basis for completing the Tenant Improvements. All plans and drawings
required by this Work Letter Agreement and all work performed pursuant thereto are to be prepared and performed in accordance with the Work Schedule. Landlord may, from time to time during construction of the Tenant Improvements, modify the Work
Schedule as Landlord reasonably deems appropriate. If Tenant fails to approve the Work Schedule, as it may be modified after discussions between Landlord and Tenant, within five (5) business days after the date the Work Schedule is first received by
Tenant, the Work Schedule shall be deemed to be approved by Tenant as submitted or Landlord may, at its option, terminate the Lease upon written notice to Tenant. 
 
3. TENANT IMPROVEMENT PLANS. 
 
(a) Preparation of Space Plans. In accordance with the Work Schedule, Tenant agrees to meet with Landlord’s architect and/or space planner to
the purpose of promptly preparing preliminary space plans for the layout of Premises (“Space Plans”). The Space Plans are to be sufficient to convey the architectural design of the Premises and layout of the Tenant Improvements therein and
are to be submitted to Landlord in accordance with the Work Schedule for Landlord’s approval. If Landlord reasonably disapproves any aspect of the Space Plans, Landlord will advise Tenant in writing of such disapproval and the reasons therefor
in accordance with the Work Schedule. Tenant will then submit to Landlord for Landlord’s approval, in accordance with the Work Schedule, a redesign of the Space Plans incorporating the revisions reasonably required by Landlord. 
 
(b) Preparation of Final Plans. Based on the approved Space Plans, and
in accordance with the Work Schedule, Landlord’s architect will prepare complete architectural plans, drawings and specifications and complete engineered mechanical, structural and electrical working drawings for all of the Tenant Improvements
for the Premises (collectively, the “Final Plans”). The Final Plans will show: (a) the subdivision (including partitions and walls), layout, lighting, finish and decoration work (including carpeting and other floor coverings) for the
Premises; (b) all internal and external communications and utility facilities which will require conduiting or other improvements from the base Building shell 
 
EXHIBIT “D” 
Page 1 
 

work and/or within Common Areas; and (c) all other specifications for the Tenant Improvements. The Final Plans will be submitted to Tenant
for signature to confirm that they are consistent with the Space Plans. If Tenant reasonably disapproves any aspect of the Final Plans based on any inconsistency with the Space Plans, Tenant agrees to advise Landlord in writing of such disapproval
and the reasons therefor within the time frame set forth in the Work Schedule. In accordance with the Work Schedule, Landlord will then cause Landlord’s architect to redesign the Final Plans incorporating the revisions reasonably requested by
Tenant so as to make the Final Plans consistent with the Space Plans. 
 
(c) Requirements of Tenant’s Final Plans. Tenant’s Final Plans will include locations and complete dimensions, and the Tenant Improvements, as shown on the Final Plans, will: (i) be compatible with the Building shell
and with the design, construction and equipment of the Building; (ii) if not comprised of the Building standards set forth in the written description thereof (the “Standards”), then compatible with and of at least equal quality as the
Standards and approved by Landlord; (iii) comply with all applicable laws, ordinances, rules and regulations of all governmental authorities having jurisdiction, and all applicable insurance regulations; (iv) not require Building service beyond the
level normally provided to other tenants in the Building and will not overload the Building floors; and (v) be of a nature and quality consistent with the overall objectives of Landlord for the Building, as determined by Landlord in its reasonable
but subjective discretion. 
 
(d) Submittal of Final Plans.
Once approved by Landlord and Tenant, Landlord’s architect will submit the Final Plans to the appropriate governmental agencies for plan checking and the issuance of a building permit. Landlord’s architect, with Tenant’s cooperation,
will make any changes to the Final Plans which are requested by the applicable governmental authorities to obtain the building permit. After approval of the Final Plans no further changes may be made without the prior written approval of both
Landlord and Tenant, and then only after agreement by Tenant to pay any excess costs resulting from the design and/or construction of such changes. Tenant hereby acknowledges that any such changes will be subject to the terms of Section 7 below.

 
(e) Changes to Shell of Building. If the Final Plans or
any amendment thereof or supplement thereto shall require changes in the Building shell, the increased cost of the Building shell work caused by such changes will be paid for by Tenant or charged against the Allowance or Expansion Space Allowance,
respectively. 
 
(f) Work Cost Estimate and Statement. Prior
to the commencement of construction of any of the Tenant Improvements shown on the Final Plans, Landlord will submit to Tenant a written estimate of the cost to complete the Tenant Improvements, which written estimate will be based on the Final
Plans taking into account any modifications which may be required to reflect changes in the Final Plans required by the City or County in which the Premises are located (the “Work Cost Estimate”). Tenant will either approve the Work Cost
Estimate or disapprove specific items and submit to Landlord revisions to the Final Plans to reflect deletions of and/or substitutions for such disapproved items. Submission and approval of the Work Cost Estimate will proceed in accordance with the
Work Schedule. Upon Tenant’s approval of the Work Cost Estimate (such approved Work Cost Estimate to be hereinafter known as the “Work Cost Statement”), Landlord will have the right to purchase materials and to commence the
construction of the items included in the Work Cost Statement pursuant to Section 4 hereof. If the total costs reflected in the Work Cost Statement exceed the Allowance or Expansion Space Allowance, respectively, Tenant agrees to pay such excess, as
additional rent, within five (5) Business Days after Tenant’s approval of the Work Cost Estimate. Throughout the course of construction, any differences between the estimated Work Cost in the Work Cost Statement and the actual Work Cost will be
determined by Landlord and appropriate adjustments and payments by Landlord or Tenant, as the case may be, will be made within five (5) Business Days thereafter. 
 
(g) Excess Costs. If the Work Cost exceeds the Allowance or Expansion Space Allowance, respectively, Tenant agrees to
pay to Landlord such excess, including Landlord’s CMF for such excess work, prior to the commencement of construction within five (5) Business Days after invoice therefor (less any sums previously paid by Tenant for such excess pursuant to the
Work Cost Estimate). In no event will the Allowance or Expansion Space Allowance, respectively, be used to pay for Tenant’s furniture, artifacts, equipment, telephone systems or any other item of personal property which is not affixed to the
Premises. 
 
(h) Changes. Once Tenant and Landlord have
approved the Final Plans, Tenant may request changes to the Final Plans provided that: (a) the changes shall not be of a lesser quality than Landlord’s standard specifications for tenant improvements for the Building, as the same may be changed
from time to time by Landlord (the “Standards”); (b) the changes conform to applicable governmental regulations and necessary governmental permits and approvals can be secured; (c) the changes do not require building service beyond the
levels normally provided to other tenants in the Building; (d) the changes do not have any adverse affect on the structural integrity or systems of the Building; (e) the changes will not, in Landlord’s opinion, unreasonably delay construction
of the Tenant Improvements; and (f) Landlord has determined in its sole discretion that the changes are of a nature and quality consistent with the overall objectives of Landlord for the Building. If Landlord approves a change requested by Tenant,
then, as a condition to the effectiveness of Landlord’s approval, Tenant shall pay to Landlord upon demand by Landlord the increased cost attributable to such change, as reasonably determined by Landlord. To the extent any such change results
in a delay of completion of construction of the Tenant Improvements, then such delay shall constitute a delay caused by Tenant as described below. 
 
(i) Unused Allowance Amounts. Any unused portion of the Allowance and Expansion Space Allowance upon completion of the Tenant Improvements and
Expansion Space Tenant Improvements, respectively, will not be refunded to Tenant or be available to Tenant as a credit against any obligations of Tenant under the Lease. 
 
4. CONSTRUCTION OF TENANT IMPROVEMENTS. Until Tenant approves the Final Plans and Work Cost Statement, Landlord will
be under no obligation to cause the construction of any of the Tenant Improvements. Following Tenant’s approval of the Work Cost Statement described in Section 3(f) above and upon Tenant’s payment of the total 
 
EXHIBIT “D” 
Page 2 
 

amount by which such Work Cost Statement exceeds the Allowance or Expansion Space Allowance, respectively, if any, or the total amount of the
cost of changes to the Final Plans, if any, Landlord’s contractor will commence and diligently proceed with the construction of the Tenant Improvements, subject to Tenant Delays (as described in Section 6 below) and Force Majeure Delays (as
described in Section 7 below). 
 
5. COMMENCEMENT DATE AND
SUBSTANTIAL COMPLETION. 
 

	(a)	 	Commencement Date. The Term of the Lease shall commence on the date (the “Commencement Date”) which is the earlier of: 

 

	(i)	 	the date Tenant moves into the Premises and commences operation of its business in all or any portion of the Premises; or 

 

	(ii)	 	the date the Tenant Improvements have been “substantially completed” (as defined below); provided, however, that if substantial completion of the Tenant
Improvements is delayed as a result of any Tenant Delays described in Section 6 below, then the Commencement Date as would otherwise have been established pursuant to this Section 5(a)(ii) shall be accelerated by the number of days of
such Tenant Delays. 

 
(b) Substantial Completion:
Punch-List. For purposes of Section 5(a)(ii) above, the Tenant Improvements shall be deemed to be “substantially completed” when Landlord’s contractor certifies in writing to Landlord and Tenant that Landlord: (a) is able
to provide Tenant reasonable access to the Premises; (b) has substantially completed the Tenant Improvements in accordance with the Final Plans, other than decoration and minor “punch-list” type items and adjustments which do not
materially interfere with Tenant’s access to or use of the Premises; and (c) has obtained a temporary certificate of occupancy or other required equivalent approval from the local governmental authority permitting occupancy of the Premises.
Within ten (10) days after receipt of such certificate from Landlord’s contractor, Tenant shall conduct a walk-through inspection of the Premises with Landlord and provide to Landlord a written punch-list specifying those decoration and other
punch-list items which require completion, which items Landlord shall thereafter diligently complete. 
 
(c) Delivery of Possession. Landlord agrees to deliver possession of the Premises to Tenant when the Tenant Improvements have been substantially completed in accordance with Section 5(b)
above. The parties estimate that Landlord will deliver possession of the Premises to Tenant and the Term of this Lease will commence on or before the Estimated Commencement Date set forth in the Basic Lease Information. Landlord shall use its
commercially reasonable efforts to cause the Premises to be substantially completed on or before the Estimated Commencement Date. Tenant agrees that if Landlord is unable to deliver possession of the Premises to Tenant on or prior to the Estimated
Commencement Date specified in the Basic Lease Information, the Lease shall not be void or voidable, nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom; provided, however, if Landlord is unable to deliver possession of
the Premises to Tenant on or prior to the Estimated Commencement Date for reasons other than as a result of any Delays, then, as Tenant’s sole remedy, the Commencement Date and the expiration date of the Term shall each be extended one (1) day
for each day Landlord is delayed in delivering possession of the Premises to Tenant. If for any reason Tenant takes possession of the Premises prior to substantial completion, Tenant’s obligation to pay rent shall commence upon the date Tenant
takes possession of the Premises and Tenant shall indemnify and hold Landlord harmless from any liability as a result of Tenant’s early occupancy of the Premises. Landlord’s determination of the Commencement Date shall be final and binding
on all parties for all purposes hereof, including, without limitation, determination of the date of commencement of the Lease Term and of Tenant’s obligation to pay rent hereunder. The Commencement Date shall be confirmed by the Notice of
Commencement Date attached to the Lease as Exhibit “G”. 
 
(d) Early Occupancy. Notwithstanding Paragraph 5(c) above, Tenant shall have access to the Premises prior to the Commencement Date for a period of not more than two (2) weeks solely for purposes of installing Tenant’s
furniture, fixtures and equipment, including telephone lines and data cabling in the Premises (“Tenant’s Work”). Tenant’s Work shall be performed by Tenant at its sole cost and expense. Such early occupancy shall be subject to
all of the terms and conditions of the Lease, except that Tenant will not be obligated to pay Monthly Basic Rent or any additional rent during the period of such early occupancy; provided, however, that if Tenant conducts business in all or any
portion of the Premises, the Commencement Date shall be deemed to have occurred pursuant to Paragraph 5(a)(i) above. Tenant agrees to provide Landlord with prior notice of any such intended early occupancy and to cooperate with Landlord during the
period of any such early occupancy so as not to interfere with Landlord in the completion of the Tenant Improvements. Furthermore, Tenant agrees to indemnify and hold Landlord harmless from any liability as a result of Tenant’s early occupancy
under this Paragraph 5(d). 
 
6. TENANT DELAYS. For purposes
of this Work Letter Agreement, “Tenant Delays” shall mean any delay in the completion of the Tenant Improvements resulting from any or all of the following: (a) Tenant’s failure to timely perform any of its obligations pursuant to
this Work Letter Agreement, including any failure to complete, on or before the due date therefor, any action item which is Tenant’s responsibility pursuant to the Work Schedule or any schedule delivered by Landlord to Tenant pursuant to this
Work Letter Agreement; (b) Tenant’s changes to the Final Plans; (c) any delay of Tenant in making payment to Landlord for Tenant’s share of any costs in excess of the cost of the Tenant Improvements as described in the Work Cost Statement;
(d) any other act or failure to act by Tenant, Tenant’s employees, agents, architects, independent contractors, consultants and/or any other person performing or required to perform services on behalf of Tenant; (e) Tenant’s failure to
furnish information or to respond to any request by Landlord for any approval or information within any time period prescribed, or if no time period is prescribed, then within two (2) Business Days of such request; (f) Tenant’s insistence on
materials, finishes or installations other than Landlord’s Building Standard after having first been informed by Landlord in writing at or before the time of delivery to Tenant of final construction pricing 
 
EXHIBIT “D” 
Page 3 

for Tenant’s approval that such materials, finishes or installations will cause a Delay; (g) any
request by Tenant that Landlord delay the completion of any of Landlord’s Work; (h) any breach or default by Tenant in the performance of Tenant’s obligations under the Lease; (i) any delay resulting from Tenant’s having taken
possession of the Premises prior to its being substantially completed, as defined above; or (j) any reasonably necessary displacement of any of Landlord’s Work from its place in Landlord’s construction schedule resulting from any of the
causes for Delay. 
 
7. FORCE MAJEURE DELAYS. For purposes
of this Work Letter, “Force Majeure Delays” shall mean any actual delay beyond the reasonable control of Landlord in the construction of the Tenant Improvements, which is not a Tenant Delay and which is caused by many of the causes
described in Section 38 of the Lease. 
 
IN WITNESS WHEREOF, the
undersigned Landlord and Tenant have executed this Work Letter Agreement as of the date of the Lease. 
 

	 TENANT:
	 	 	 	 LANDLORD:

	
	 STARBASE CORPORATION,
a Delaware corporation
	 	 	 	 STARWOOD O.C. PORTFOLIO I, L.L.C.,
a Delaware limited liability
company

	
	 By:
	 	 /s/    DOUGLAS S.
NORMAN        
	 	 	 	 By:
	 	 Starwood O.C. Holdings, L.L.C.,
a Delaware limited liability company,
 its sole member

	 Print Name:
	 	 Douglas S. Norman
	 	 	 	 
	 Print Title:
	 	 Director of Finance
	 	 	 	 
	
	 By:
                                        
                                        
            
	 	 	 	 	 	 By: Transwestern O.C., L.L.C., a
        Delaware limited
liability company,
        a manager and member

	 Print Name:                                  
                                        
     
	 	 	 	 
	 Print Title:                                  
                                        
       
	 	 	 	 

 

	
	 By:
	 	 /s/    RANDAL S.
BESSOLO

	 	 	 Randal S. Bessolo

 Managing Director

 
 
 
 
 
EXHIBIT “D” 
Page 4 

PARKING 
 
Landlord shall make available to Tenant at the commencement of the Term of this Lease the use of twelve (12)
of the Building’s parking spaces in the Building parking garage or parking lot (the “Parking Garage”) on an unreserved basis and four (4) of the Building’s parking spaces in the Parking Garage on a reserved basis (the
“Spaces”); provided, however, Tenant must notify Landlord in writing within five (5) days of the execution hereof of the number of the Spaces which Tenant elects to use. Commencing upon the Expansion Space Commencement Date, Landlord shall
make available to Tenant the use of a total of seventy-six (76) of the parking spaces in the Parking Garage on an unreserved basis and eight (8) of the Building’s parking spaces in the Parking Garage on a reserved basis (the
“Spaces”). Landlord shall have no obligation to make the Spaces available to Tenant from 6:00 p.m. to 7:00 a.m. daily. Tenant shall be obligated to pay a rental fee in an amount equal to Eighty-Five Dollars ($85.00) per stall, per month
for reserved spaces and Thirty-Five Dollars ($35.00) per stall, per month for unreserved spaces together with all applicable taxes charged by any governmental authority in connection with the rental of such Spaces. Commencing as of the Commencement
Date, Landlord shall make available to Tenant up to an additional eighteen (18) unreserved spaces at a rental fee equal to Forty-Five Dollars ($45.00) per stall, per month; provided, however, that Landlord shall retain the right to recapture any or
all of the additional spaces within thirty (30) days’ notice to Tenant. Tenant must notify Landlord in writing within five (5) days following the Commencement Date of the total number of additional spaces Tenant elects to use. 
 
It is hereby agreed and understood that Landlord’s sole
obligation hereunder is to make the Spaces available to Tenant. Tenant’s right to the use of such Spaces shall be subject to compliance with the rules and regulations promulgated from time-to-time by the manager of such Parking Garage, and
shall be subject to termination for violation of any such rules or regulations upon notice from such manager. Landlord shall have no liability whatsoever for any property damage, loss or theft and/or personal injury which might occur as a result of
or in connection with the use of the Spaces by Tenant, its employees, agents, servants, customers, invitees and licensees, and Tenant hereby agrees to indemnify and hold Landlord harmless from and against any and all costs, claims, expenses, and/or
causes of action which Landlord may incur in connection with or arising out of Tenant’s use of the Spaces. 
 
1. Every parker is required to park and lock his/her own vehicle. All responsibility for damage to or loss of vehicles is assumed by the parker and Landlord shall not be responsible for any such damage
or loss by water, fire, defective brakes, the act or omissions of others, theft, or for any other cause. 
 
2. Tenant shall not park or permit its employees to park in any parking areas designated by Landlord as areas for parking by visitors to the Project. Tenant shall not leave vehicles in the parking
areas overnight nor park any vehicles in the parking areas other than automobiles, motorcycles, motor driven or non-motor driven bicycles or four wheeled trucks. 
 
3. Parking stickers or any other device or form of identification supplied by Landlord as a condition of use of the parking
facilities shall remain the property of Landlord. Such parking identification device must be displayed as requested and may not be mutilated in any manner. The serial number of the parking identification device may not be obliterated. Devices are
not transferable and any device in the possession of an unauthorized holder will be void. 
 
4. No overnight or extended term storage of vehicles shall be permitted. 
 
5. Vehicles must be parked entirely within painted stall lines of a single parking stall. 
 
6. All directional signs and arrows must be observed. 
 
7. The speed limit within all parking areas shall be five (5) miles per hour. 
 
8. Parking is prohibited: (a) in areas not striped for parking; (b) in aisles; (c) where “no parking” signs are
posted; (d) on ramps; (e) in cross-hatched areas; and (f) in reserved spaces and in such other areas as may be designated by Landlord or Landlord’s parking operator. 
 
9. Loss or theft of parking identification devices must be reported to the Management Office immediately, and a lost or
stolen report must be filed by the Tenant or user of such parking identification device at the time. Landlord has the right to exclude any vehicle from the parking facilities that does not have an identification device. 
 
10. Any parking identification devices reported lost or stolen found on any
unauthorized car will be confiscated and the illegal holder will be subject to prosecution. 
 
11. Washing, waxing, cleaning or servicing of any vehicle in any area not specifically reserved for such purpose is prohibited. 
 
12. The parking operators, managers or attendants are not authorized to make or allow any exceptions to these rules and
regulations. 
 
EXHIBIT “E”

Page 1 
 

 
13. Tenant’s continued
right to park in the parking facilities is conditioned upon Tenant abiding by these rules and regulations and those contained in this Lease. Further, if the Lease terminates for any reason whatsoever, Tenant’s right to park in the parking
facilities shall terminate concurrently therewith. 
 
14. Tenant
agrees to sign a parking agreement with Landlord or Landlord’s parking operator within five (5) days of request, which agreement shall provide the manner of payment of monthly parking fees and otherwise be consistent with the Lease and these
rules and regulations. 
 
15. Landlord reserves the right to refuse
the sale or use of monthly stickers or other parking identification devices to any tenant or person who willfully refuse to comply with these rules and regulations and all city, state or federal ordinances, laws or agreements. 
 
16. Landlord reserves the right to establish and change visitor parking fees,
and to modify and/or adopt such other reasonable and non-discriminatory rules and regulations for the parking facilities as it deems necessary for the operation of the parking facilities. Landlord may refuse to permit any person who violates these
rules to park in the parking facilities, and any violation of the rules shall subject the vehicle to removal, at such vehicle owner’s expense. 
 
 
 
 
 
 
 
 
 
 
 
EXHIBIT “E” 
Page 2 
 

TENANT’S INSURANCE REQUIREMENTS 
 
This outlines the insurance requirements of your Lease. To
assure compliance with these terms, we suggest you send a copy of this Exhibit to your insurer or agent. Initial Certificates must be provided to Landlord prior to occupancy of the Premises. 
 
1. Commercial General Liability Insurance: 
 
Not less than $1,000,000.00 per occurrence per person

 
If only a combined single limit
coverage is available, at least $1,000,000.00 per occurrence with an umbrella policy of at least $5,000,000.00 combined single limit per occurrence 
 
Bodily injury, property damage, personal injury or combination thereof; include endorsement of separate policy for owned
or non-owned automobile liability; blanket contractual liability-covering Indemnity Paragraph 18; Landlord and Building Manager as an additional insured; deductibles in amount reasonably satisfactory to Landlord 
 
2. Tenant’s Property Insurance: 
 
Fire and extended coverage insurance on all
personal property, including removable trade fixtures and leasehold and tenant improvements, located in Premises in amount equal to full replacement cost and in such additional amounts as are required to meet Tenant’s obligations pursuant to
Paragraph 19 and with deductibles in amount reasonably satisfactory to Landlord; All Risks coverage of Property owned by Tenant or for which the Tenant is legally liable; full replacement cost basis 
 
3. Tenant’s Worker’s Compensation and
Employer’s Liability Insurance: 
 
Statutory
Limits and terms required by State and Federal law; $500,000 Employer’s Liability Limit 
 
All insurance is to be with licensed insurers having a Best’s rating of “A X” or better, and must include the following: 
 
Waiver of Subrogation in favor of Landlord 
Thirty (30) day pre-notice of cancellation/non-renewal to Landlord (sixty (60) days for Property Insurance) 
 
SEND CERTIFICATE TO: 
(Name of Landlord from project file) 
 
 
 
 
PLEASE INCLUDE ADDRESS OF PREMISES. 
 
 
 
 
EXHIBIT “F” 
 

NOTICE OF COMMENCEMENT DATE 
 
2/10/99 
 
Starbase Corporation 
4 Hutton Centre Drive 
Suite 850

Santa Ana CA 92707 
 
Re: Office Lease Agreement (the “Lease”) by and between Starwood CC Portfolio I, LLC (the “Landlord”) and Starbase
Corporation (the “Tenant”) covering the approximate rentable area of 4099 feet, in Suite 850, in the Building, 4 Hutton Centre Drive (the “Premises”) 
 
This letter shall evidence various agreements by and between Landlord and Tenant with respect to the above
referenced Lease. Landlord and Tenant hereby acknowledge and agree as follows: 
 

	 	1.	 	[Except for those items shown on the Annex attached hereto entitled “Landlord’s Punchlist” which Landlord will cause to be completed or corrected
within N/A days hereof,] Landlord has fully completed or caused to be completed the construction and finish-out work required to be performed by Landlord under the terms of the Lease and the Work Letter Agreement incorporated by reference
into the Lease as Exhibit “D” thereto. 

 

	 	2.	 	The Landlord has no further obligation for construction and finish-out [(except for the items on Landlord’s Punchlist and the items of which Landlord is
notified in writing by Tenant within fourteen (14) Business Days after Tenant takes possession of the Premises)] with respect to the Premises, and both the Building and the Premises are satisfactory to Tenant in all respects [(except as specified
above)]. 

 

	 	3.	 	TENANT ACKNOWLEDGES AND WARRANTS AND REPRESENTS TO LANDLORD THAT IT HAS CONDUCTED ITS OWN INDEPENDENT INVESTIGATION OF THE PREMISES AND THAT SUCH PREMISES ARE
SUITABLE FOR THE PURPOSES AND USES CONTEMPLATED BY TENANT. 

 

	 	4.	 	The Commencement Date of the Lease is
                         1999. 

 
Except as otherwise defined herein, all defined terms set forth herein shall have the same meaning as set
forth in the Lease. 
 
The terms of this letter
Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, executors, administrators, legal representatives, successors and assigns. 
 
If the terms of this letter agreement are satisfactory please execute all multiple counterparts of this
letter agreement and return one fully executed copy to the undersigned at your convenience. 
 
Sincerely, 
 
LANDLORD: STARWOOD OC PORTFOLIO I, LLC 
 
 
(optional) 
By and Through its Building Manager,

(i.e. Transwestern Property Company) 
 

	
	 By:
	 	 DEBRA A. BARGET

	 Name (print):
	 	 Debra A. Barget, RPA

	 Title:
	 	 Property Manager

 
ACKNOWLEDGED AND
AGREED TO THIS 
FEBRUARY 10, 1999. 
 
TENANT: STARBASE CORPORATION 
 

	
	 By:    DOUGLAS S.
NORMAN        

	 Name (print):    Douglas S.
Norman        

	 Title:    Director of
Finance        

 
EXHIBIT “G” 
Page 1 
 

ANNEX 
 
LANDLORD’S PUNCHLIST 
 
 
 
 
 
 
 
EXHIBIT “G” 
Page 2 
 

RULES AND REGULATIONS 
 
BUILDING RULES AND REGULATIONS 
 
RULES AND REGS NEED TO BE REVIEWED BY BUILDING MANAGEMENT TO
CONFIRM THAT THEY CONFORM TO OPERATION OF BUILDING 
 
The following rules and regulations shall apply, where applicable, to all leased premises, the Building, the parking garage associated therewith, the land situated beneath the Building and the appurtenances thereto: 
 
1. Sidewalks, doorways, vestibules, halls, stairways and other
similar areas shall not be obstructed by Tenant or used by any Tenant for any purpose other than ingress and egress to and from the leased premises and for going from one to another part of the Building. 
 
2. Plumbing, fixtures and appliances shall be used only for
the purposes for which designed, and no sweepings, rubbish, rags or other unsuitable material shall be thrown or placed therein. Damage resulting to any such fixtures or appliances from misuse by a Tenant or such Tenant’s agents, employees or
invitees, shall be paid by such Tenant, and Landlord shall not in any case be responsible therefor. 
 
3. No signs, advertisements or notices shall be painted or affixed on or to any windows, doors or other parts of such Building except
those of such color, size, style and in such places as shall be first approved in writing by Landlord. No nails, hooks or screws (except for customary artwork or wallhangings) shall be driven or inserted in any part of the Building except by the
Building maintenance personnel nor shall any part of the Building be defaced by Tenants. No curtains or other window treatments shall be placed between the glass and the Building standard window treatment. 
 
4. Landlord will provide and maintain an alphabetical
directory board for all Tenants, and no other directory shall be permitted unless previously consented to by Landlord in writing. 
 
5. Landlord shall provide all locks for doors in each Tenant’s leased premises, at the cost of such Tenant, and no Tenant shall place
any additional lock or locks on any door in its leased area without Landlord’s prior written consent. A reasonable number of keys to the locks on the doors in each Tenant’s leased premises shall be furnished by Landlord to each Tenant, at
the cost of such Tenant, and the Tenant shall not have any duplicate keys made. 
 
6. All Tenants will refer all contractors, contractors representatives and installation technicians to Landlord for Landlord’s supervision, approval and control before the performance of any
contractual services. This provision shall apply to all work performed in the Building including, but not limited to installations of telephones, telegraph equipment, electrical devices and attachments, doors, entranceways, and any and all
installations of every nature affecting floors, walls, woodwork, trim windows, ceilings, equipment and any other physical portion of the Building. 
 
7. Movement in or out of the Building of furniture, office equipment, safes, heavy equipment, bulky material, merchandise or materials
which require the use of elevators or stairways, or movements through the Building entrances or lobby shall be restricted to such hours as Landlord shall designate. All such movement shall be under the supervision of Landlord and shall proceed in a
manner agreed upon between the Tenants and Landlord by prearrangement before performance so as to arrive at the optimum time, method and routing of such movement; subject, however, to Landlord’s decision and control, to prohibit any such
article from being brought into the Building for safety or other concerns. The Tenants are to assume all risks as to the damage to articles moved and injury to persons or public engaged or not engaged in such movement, including equipment, property
and personnel of Landlord if damaged or injured as a result of acts in connection with carrying out this service for a Tenant from the time of entering the property to completion of work; and Landlord shall not be liable for acts of any person
engaged in, or any damage or loss to any of said property or persons resulting from, any act in connection with such service performed for a Tenant. 
 
8. Landlord shall have the power to prescribe the weight and position of safes and other heavy equipment or items which shall in all
cases, to distribute weight, stand on supporting devices approved by Landlord. All damages done to the Building by the installation or removal of any property of a Tenant, or done by a Tenant’s property while in the Building, shall be repaired
at the expense of such Tenant. 
 
9. Corridor
doors, when not in use, shall be kept closed. 
 
10. Each Tenant shall cooperate with Landlord’s employees in keeping its leased premises neat and clean. Tenants shall not employ any person for the purpose of such cleaning other than the Building’s cleaning and
maintenance personnel. Nothing shall be swept or thrown into the corridors, halls, elevator shafts or stairways. 
 
11. Should a Tenant require telegraphic, telephonic, annunciator or other communication service, Landlord will direct the electrician
where and how wires are to be introduced and placed and none shall be introduced or placed except as Landlord’ shall direct. Electric current shall not be used for power or heating without Landlord’s prior written permission. 
 
EXHIBIT “H” 
Page 1 
 

 
12. Tenant
shall not make or permit any improper, objectionable or unpleasant noises, or odors in the Building (including, but not limited to smoking in the Building) or otherwise interfere in any way with other Tenants or persons having business with them.

 
13. Tenant shall not allow a fire or bankruptcy
sale or any auction to be held on the premises or allow the premises to be used for the storage of merchandise held for sale to the general public. 
 
14. No birds or animals shall be brought into or kept in, on or about any Tenant’s leased premises. 
 
15. No flammable or explosive fluid or substance shall be used
or kept in the Building. 
 
16. No portion of any
Tenant’s leased premises shall at any time be used or occupied as sleeping or lodging quarters. 
 
17. Smoking shall not be permitted within any interior or exterior portion of the Building; provided, however, that Landlord shall have
the right to designate certain exterior portions of the Building as areas in which smoking is permitted, and shall place signs in those areas indicating as much. 
 
Landlord reserves the right to rescind any of the rules and regulations and to make such other and further
reasonable rules and regulation as in its reasonable judgment shall from time-to-time be needful for the safety, protection, care and cleanliness of the Building, the operation thereof, the preservation of good order therein and the protection and
comfort of the Tenants and their agents, employees, licensees and invitees, which rules and regulations, when made and written notice thereof is given to a Tenant, shall be binding upon it in like manner as if originally herein prescribed.

 
 
 
 
 
 
EXHIBIT “H” 
Page 2 

OMITTED 
 
 
 
 
 
 
 
EXHIBIT “I” 
Page 1 
 

FIRST AMENDMENT TO LEASE 
 
This FIRST AMENDMENT TO LEASE (“Amendment”) is made
as of this 21 day of May, 2000, by and between STARWOOD O.C. PORTFOLIO I, L.L.C., a Delaware limited liability company (“Landlord”), and STARBASE CORPORATION, a Delaware corporation (“Tenant”), with reference to the facts
set forth in the Recitals below. 
 
R
E C I T A L S : 
 
A. Landlord and Tenant previously entered into that certain Office Lease Agreement dated June 30, 1998 (the “Lease”). 
 
B. Pursuant to the Lease, Tenant currently leases from Landlord those certain premises (the “Existing Premises”) at Hutton
Centre, Santa Ana, California (the “Project”) commonly known as Suite 800 comprising the entire eighth (8th) floor of the building located at 4 Hutton Centre Drive (the “Building”). The Existing Premises currently contain approximately 21,727 rentable square feet in the aggregate. 
 
C. Tenant has exercised Tenant’s Right to Lease the ninth
(9th) floor of the Building in accordance with Paragraph 51 of the Addendum to the Lease. 
 
D. Landlord and Tenant desire to amend the Lease in order to,
among other things, lease to Tenant the Existing Premises and entire ninth (9th) floor of the Building, all upon and
subject to the new terms set forth below. The parties intend that the economic terms and conditions of this Amendment supersede those set forth in the Lease with respect to the Existing Premises. 
 
E. Defined terms which are used in this Amendment without
definition have the meanings given to them in the Lease. 
 
A G R E E M E N T : 
 
NOW, THEREFORE, in consideration of the above Recitals and the mutual covenants and agreements contained herein, and for other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 
 
1. New Premises. Tenant hereby agrees to lease from Landlord and Landlord hereby agrees to lease to Tenant the Existing Premises
and the entire ninth (9th) floor of the Building (to be known as Suite 900 and referred to hereinafter as the
“Expansion Space”) (collectively, the “New Premises”) on the terms and conditions hereinafter set forth. The New Premises shall consist of approximately 43,349 rentable square feet in the aggregate (38,391 usable square feet),
i.e., 21,727 rentable (18,738 usable) square feet on the eighth (8th) floor and 21,622 rentable (19,653 usable)
square feet on the ninth (9th) floor, and is depicted on Exhibit “A” attached hereto. Exhibit
“A” attached hereto showing the New Premises is hereby incorporated into and made a part of the Lease, as amended hereby, replacing the description of the Premises set forth therein. Tenant’s use and occupancy of the New Premises
shall be in accordance with the terms and conditions of the Lease as amended hereby. As of the New Premises Commencement Date (as hereinafter defined), all references in the Lease to the defined term “Premises” shall mean and refer to the
New Premises. 
 
2. New Premises Commencement
Date and Term. The term for Tenant’s leasing of the New Premises (“New Term”) shall commence on the date set forth in the Work Letter Agreement attached hereto as Exhibit “B” (“Work Letter”) and shall
expire on the last day of the 60th full calendar month thereafter. 
 
3. Rent. Prior to the New Premises Commencement Date,
Tenant shall continue to pay Base Rental for the Existing Premises of $49,114.15 per month. Commencing as of the New Premises Commencement Date and continuing for the duration of the New Term, Tenant shall pay Base Rent for the New Premises in
accordance with the following schedule: 
 

	 Period (in Months) *

	 	 Monthly Base Rental

	 *   - 12
	 	 $91,770.60

	 13 - 24
	 	 $93,904.80

	 25 - 36
	 	 $96,039.00

	 37 - 48
	 	 $98,173.20

	 49 - 60
	 	 $100,307.40

	*	 	Measured from the New Premises Commencement Date 

 
Notwithstanding the above schedule, the first month’s Base Rental for the New Premises shall be due and payable upon the New Premises Commencement
Date. 
 

 
4.
Tenant’s Pro Rata Share. Effective as of the New Premises Commencement Date, Tenant’s Pro Rata Share for the New Premises shall be 20.67%. 
 
5. Base Year. Notwithstanding any contrary provision in the Lease, effective as of the New Premises Commencement Date and
continuing for the duration of the New Term, the Base Year for the New Premises shall be calendar year 2000. Tenant shall not be subject to any pass throughs of Basic Costs during the initial twelve (12) months of the New Term. 
 
6. Additional Security Deposit. Notwithstanding any
contrary provision in Section 6 of the Lease, upon Tenant’s execution of this Amendment, Tenant shall deposit with Landlord an additional $46,487.30 worth of Security Deposit which shall be held by Landlord pursuant to Section 6 of the Lease
along with the $49,114.15 currently being held by Landlord for the Existing Premises (for a total Security Deposit of $95,601.45), as security for the performance of Tenant’s obligations under the Lease as amended hereby. Landlord hereby agrees
that Tenant, having met the minimum net worth requirement set forth in Section 6 of the Lease, shall have no obligation to deliver to Landlord the Expansion Space Letter of Credit as set forth therein and Tenant’s existing Letter of Credit
shall be canceled. 
 
7. Condition of New
Premises. Landlord shall improve the New Premises per a mutually agreeable space plan as set forth in the Work Letter, subject to payment by Tenant of all costs in excess of the “Allowance” to be provided by Landlord as described in
the Work Letter. 
 
8. Parking.
Notwithstanding any contrary provision in Exhibit E to the Lease, effective as of the New Premises Commencement Date, Tenant shall lease up to one hundred seventy two (172) parking spaces, based upon a ratio of 4.5 spaces per 1,000 usable square
feet of the New Premises for the balance of the New Term. Tenant shall be obligated to lease a minimum of one hundred forty-five (145) parking spaces. One hundred fifty seven (157) spaces out of Tenant’s total parking allocation shall be
unreserved spaces and the remaining fifteen (15) spaces shall be reserved for Tenant’s exclusive use. Tenant shall pay to Landlord as additional rent under the Lease, as amended hereby, the following monthly parking charges for the New Term:
$40.00 per space for unreserved spaces and $85.00 per space for reserved space. If Tenant requires additional unreserved parking spaces, subject to availability Landlord shall use reasonable efforts to accommodate such requirements on an
as-available, month-to-month basis only at a cost of $45.00 per space per month during the New Term. 
 
9. Right to Lease Additional Space. Tenant’ Right to Lease set forth in Paragraph 51 of the Addendum to the Lease is hereby
deleted and replaced by the following provision: 
 
Right to
Lease Additional Space. 
 
(a) Subject to the terms of this
Paragraph 9, Paragraph 50 of the Addendum to the Lease (with respect to the determination of the fair market rental rate) and Paragraph 52 of the Addendum to the Lease, entitled “Options”, Tenant shall have a continuous right to lease
(“Tenant’s Right to Lease”) any space on the third (3rd) and seventh (7th) floors of the Building (“First Offer Space”) to the extent any such space becomes available for lease to third
parties after the expiration of any existing lease for such space during the New Term, including the expiration of all renewal or extension options, and after the existing tenant or occupant vacates their space . Tenant’s Right to Lease is
subject and subordinate to the rights of all other existing tenants of the Building with prior expansion or lease rights relative to any First Offer Space. 
 
(b) Landlord will give Tenant written notice of the availability of any First Offer Space and the date the existing tenant or occupant, if any, is
expected to vacate such space (“Landlord’s Availability Notice”). Within five (5) days following delivery of Landlord’s Availability Notice, Tenant will have the right to request from Landlord in writing a written statement
setting forth the basic economic terms, including, but not limited to, Landlord’s determination of the Base Rental, tenant improvement allowance, if any, and all other economic terms and conditions (collectively, the “Economic
Terms”), upon which Landlord is willing to lease the First Offer Space to Tenant or to a third party. Such Economic Terms will represent Landlord’s reasonable determination of the fair market rental rate for the First Offer Space. Such
fair market rental rate shall have the meaning set forth in Paragraph 50. 
 
(c) Within fifteen (15) business days after receipt of the Economic Terms from Landlord, Tenant must give Landlord written notice pursuant to which Tenant shall elect to either: (i) lease the First Offer Space upon such Economic
Terms and the same non-Economic Terms as set forth in the Lease with respect to the Premises; (ii) refuse to lease the First Offer Space, specifying that such refusal is not based upon the Economic Terms, but upon Tenant’s lack of need for the
First Offer Space, in which event Landlord may at any time thereafter lease the First Offer Space to any party upon any terms Landlord deems appropriate; or (iii) refuse to lease the First Offer Space, specifying that such refusal is based upon the
Economic Terms, in which event Tenant will also specify revised Economic Terms upon which Tenant is willing to lease the First Offer Space (provided that Tenant may not specify a different lease term for the First Offer Space, it being understood
that the term of the Lease with respect to any First Offer Space shall be coterminous with the New Term). Tenant’s failure to timely choose either clause (i), clause (ii) or clause (iii) above will be deemed to be Tenant’s choice of clause
(ii) above. 
 
 

2 

 
(d) If Tenant gives Landlord
notice pursuant to clause (c)(iii) above, Landlord may elect, within five (5) days following receipt of such notice from Tenant, either to: (i) lease the First Offer Space to Tenant upon such revised Economic Terms proposed by Tenant, and the same
other non-Economic Terms as set forth in this Lease; or (ii) lease the First Offer Space at any time thereafter to any third party upon terms which are not substantially more favorable to said party than the Economic Terms originally proposed by
Tenant. Landlord’s failure to timely choose either clause (i) or clause (ii) above will be deemed to be Landlord’s choice of clause (ii) above. 
 
(e) If Tenant chooses (or is deemed to have chosen) clause (c)(ii) above, or if Landlord chooses (or is deemed to have chosen) clause (d)(ii) above,
Tenant’s Right to Lease the First Offer Space as specified in the Availability Notice will be null and void and of no further force or effect. If Tenant exercises its Right to Lease as provided herein, the parties will promptly thereafter
execute an amendment to this Lease to include the First Offer Space in the New Premises and to document the lease terms thereof. 
 
(f) As provided above, Tenant’s Right to Lease is subject to all expansion and extension rights and other rights to lease, as applicable, which
Landlord has granted to other tenants prior to the date of this Lease. Thus, Landlord’s Economic Terms will be delivered to Tenant only after Landlord has appropriately notified and received negative responses from all other tenants with rights
in the First Offer Space superior to Tenant’s rights. 
 
10. Option to Extend. Tenant’s Extension Option set forth in Paragraph 50 of the Addendum to the Lease shall continue in full force and effect as to the entire New Premises. 
 
11. Signs. Tenant shall be entitled to the following
identity signs at Tenant’s sole cost and expense: (i) four (4) strips on the directory board in the Building lobby; (ii) one Building standard suite entry sign on each floor of the New Premises and (iii) one elevator lobby sign on each floor of
the New Premises. Furthermore, subject to the criteria set forth below, Tenant shall have the right to have the name “StarBase Corporation” or “StarBase” and the corporate logo of StarBase Corporation placed exclusively in one
(1) building-top location on the exterior of the Building (“Building Top Sign”). Tenant shall pay a fee of Three Thousand Three Hundred Thirty Three Thousand Dollars and 33/100 ($3,333.33) per month during the New Term as consideration for
Tenant’s Building Top Sign rights. Such fee shall be due and payable monthly concurrently with Tenant’s payments of Monthly Base Rental under the Lease. The initial payment shall occur upon installation of the Building Top Sign. The
specific location and level of the Building Top Sign shall be mutually agreed upon by Landlord and Tenant. If the Building Top Sign has not been installed within twelve (12) months following the New Premises Commencement Date, Tenant’s rights
under this Paragraph 11 with respect to the Building Top Sign shall be deemed null and void and of no further force or effect. Tenant shall maintain and repair all of Tenant’s signs at Tenant’s expense, or at Tenant’s option have
Landlord maintain and repair all of Tenant’s signs at Tenant’s expense at a cost commensurate with market costs. Upon the expiration or earlier termination of this Lease, Tenant shall, at Tenant’s sole cost and expense (except as
otherwise set forth hereinabove), (i) cause all of Tenant’s signs to be removed from the exterior and interior of the Building, (ii) repair any damage caused by the removal of Tenant’s signs, and (iii) restore the underlying surfaces to
the condition existing prior to the installation of Tenant’s signs or at Tenant’s option have Landlord do (i), (i) and (iii), at Tenant’s sole cost and expense, at a cost commensurate with market costs. 
 
The sign rights granted herein are personal to the original
Tenant executing this Amendment and may not be assigned, voluntarily or involuntarily, to any person or entity unless approved in writing by Landlord. The rights granted to the original Tenant hereunder are not assignable separate and apart from the
Lease, as amended hereby, nor may any right granted herein be separated from the Lease, as amended hereby, in any manner, either by reservation or otherwise. Notwithstanding the foregoing, Tenant’s sign rights will be assignable to the
surviving entity of a merger or acquisition pursuant to Section 13(f) of the Lease. 
 
12. Broker. Tenant warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Amendment other than Grubb & Ellis Company, and that
it knows of no other real estate broker or agent who is or might be entitled to a commission in connection with this Amendment other than Landlord’s broker. If Tenant has dealt with any person or real estate broker with respect to this
Amendment, then Tenant shall be solely responsible for the payment of any fee due said person, broker or firm and Tenant shall indemnify and hold Landlord free and harmless from and against any and all claims, losses, damages, costs, expenses,
actions or causes of action, liability, or judgments with respect thereto, including attorneys’ fees and court costs. 
 
13. Inapplicable Provisions. Exhibit “D” to the Lease is hereby deleted as inapplicable to the New Premises.

 
14. Satellite Dish. Subject all
applicable governmental laws, rules, regulations, codes, rules, ordinances and all conditions, covenants & restrictions of record affecting the Project, provided Tenant obtains Landlord’s prior written consent as to location, size, method
of installation and screening of such equipment, which consent shall not be unreasonably withheld delayed, Tenant shall have a right to use a portion of the rooftop of the Building to install one satellite dish along with associated conduit to
accommodate connectivity to the Premises, at no charge throughout the New Term, as Tenant may deem desirable for the operation of its business; provided, however, (i) Tenant shall enter into Landlord’s standard roof top license agreement in
connection with any such rooftop use, (ii) Tenant shall pay for all 
 
 

3 

costs of installation, screening, maintenance, repair and insurance of such roof top equipment, (iii) Landlord shall have approval rights as
to location, size, configuration, method of installation and screening of all such equipment, (iv) no roof penetrations shall be made without obtaining Landlord’s consent, which consent shall not be unreasonably withheld or delayed, and (v)
Tenant shall, at its own expense, promptly repair any damage or wear to the roof resulting from the installation and use of such equipment, and upon the expiration or earlier termination of the Lease, Tenant shall restore the Building and roof to
the condition existing prior to the placement of Tenant’s satellite dish and the appurtenant conduit. 
 
15. No Other Modifications. All terms and conditions of the Lease remain unchanged and in full force and effect, except as
otherwise expressly set forth in this Amendment. To the extent of any conflict between the express terms of the Lease and the express terms of this Amendment, the express terms of this Amendment shall prevail and control. 
 
IN WITNESS WHEREOF, the parties have each executed this
Amendment as of the date set forth above. 
 

	         “TENANT”
	 	 	 	 STARBASE CORPORATION,
 a Delaware corporation

	
	 	 	 	 	 	 	 By: /s/    DOUGLAS S.
NORMAN        

	 	 	 	 	 	 	         Print Name: Douglas S. Norman

	 	 	 	 	 	 	         (Vice) President: Chief
Financial Officer

	 	 	 	 	 	 	         Date:
5/10/00

	
	 	 	 	 	 	 	 By:
                                        
                    

	 	 	 	 	 	 	         Print Name:
                                     
 

	 	 	 	 	 	 	         (Vice) President:
                              

	 	 	 	 	 	 	         Date:
                                        
         

	
	         “LANDLORD”
	 	 	 	 STARWOOD O.C. PORTFOLIO I, L.L.C.,
 a Delaware limited liability company

	
	 	 	 	 	 	 	 By:
	 	 Starwood O.C. Holdings, L.L.C.,
a Delaware limited liability company,
its sole member

	
	 	 	 	 	 	 	 	 	 By:   Transwestern O.C., L.L.C.,
           a Delaware limited liability company
           a manager and member
  

	
	 	 	 	 	 	 	 	 	             By: Transwestern Investment Company,
L.L.C.,
                    Its: Agent

	
	 	 	 	 	 	 	 	 	                     By: /s/    STEPHEN D.
MILLER        
                            Stephen D. Miller

                            Vice President

 

4 

DEPICTION OF NEW PREMISES 
 
[To Be Supplied] 
 
 
 
 
 
[GRAPHIC APPEARS HERE] 
 
 
 
 
 
 
EXHIBIT “A” 
 

WORK LETTER AGREEMENT 
 
[ALLOWANCE] 
 
This WORK LETTER AGREEMENT (“Work Letter Agreement”) is entered
into as of the 21 day of May, 2000 by and between STARWOOD O.C. PORTFOLIO I, L.L.C., a Delaware limited liability company (“Landlord”), and STARBASE CORPORATION, a Delaware corporation (“Tenant”). 
 
R E C I T A L
S : 
 
A. Concurrently with the execution of this Work
Letter Agreement, Landlord and Tenant have entered into that certain First Amendment to Lease (the “Amendment”). The Amendment amends that certain Office Lease Agreement dated as of June 30, 1998 (as amended, the “Lease”),
concerning certain premises (the “Existing Premises”) known as Suite 800 located on the eighth (8th) floor
of that certain building in Hutton Centre at 4 Hutton Centre Drive, Santa Ana, California (the “Building”). All terms not defined herein have the same meaning as set forth in the Lease as amended by the Amendment. To the extent applicable,
the provisions of the Lease as amended by the Amendment are incorporated herein by this reference. 
 
B. The parties desire that the Existing Premises be expanded to include the entire ninth (9th) floor of the Building (the “Expansion Space”). The Existing Premises and the
Expansion Space are collectively referred to hereinafter as the “New Premises.” 
 
C. In order to induce Tenant to enter into the Amendment and in consideration of the mutual covenants hereinafter contained, Landlord and Tenant agree as follows with respect to improvements for the New Premises:

 
1. TENANT IMPROVEMENTS. As used in the Lease as amended
by the Amendment, and this Work Letter Agreement, the term “Tenant Improvements” or “Tenant Improvement Work” means those items of general tenant improvement construction using Building standard materials shown on the Final Plans
(described in Section 4 below), more particularly described in Section 5 below for the New Premises. 
 
2. WORK SCHEDULE. As soon as practicable following the execution of this Work Letter Agreement, Landlord will deliver to Tenant, for Tenant’s review and approval, a schedule
(“Work Schedule”) which will set forth the timetable for the planning and completion of the installation of the Tenant Improvements. The Work Schedule will set forth each of the various items of work to be done or approval to be given by
Landlord and Tenant in connection with the completion of the Tenant Improvements. The Work Schedule will be submitted to Tenant for its approval, which approval Tenant agrees not to unreasonably withhold, and, once approved by both Landlord and
Tenant, the Work Schedule will become the basis for completing the Tenant Improvements. All plans and drawings required by this Work Letter Agreement and all work performed pursuant thereto are to be prepared and performed in accordance with the
Work Schedule. Landlord may, from time to time during construction of the Tenant Improvements, modify the Work Schedule as Landlord reasonably deems appropriate. 
 
3. CONSTRUCTION REPRESENTATIVES. Landlord hereby appoints the following person(s) as Landlord’s
representative (“Landlord’s Representative”) to act for Landlord in all matters covered by this Work Letter
Agreement:                                     
   . 
 
Tenant hereby appoints the following
person(s) as Tenant’s representative (“Tenant’s Representative”) to act for Tenant in all matters covered by this Work Letter
Agreement:                                      
  . 
 
All communications with respect to the matters
covered by this Work Letter Agreement shall be made to Landlord’s Representative or Tenant’s Representative, as the case may be, in writing in compliance with the notice provisions of the Lease. Either party may change its representative
under this Work Letter Agreement at any time by written notice to the other party in compliance with the notice provisions of the Lease. 
 
4. TENANT IMPROVEMENT PLANS. 
 
(a) Preparation of Space Plans. In accordance with the Work Schedule, Tenant agrees to meet with Landlord’s architect and/or space planner for
the purpose of promptly preparing preliminary space plans for the layout of the New Premises (“Space Plans”). The Space Plans are to be sufficient to convey the architectural design of the New Premises and layout of the Tenant Improvements
therein and are to be submitted to Landlord in accordance with the Work Schedule for Landlord’s approval. If Landlord reasonably disapproves any aspect of the Space Plans, Landlord will advise Tenant in writing of such disapproval and the
reasons therefor in accordance with the Work Schedule. Tenant will then submit to Landlord for Landlord’s approval, in accordance with the Work Schedule, a redesign of the Space Plans incorporating the revisions reasonably required by Landlord.

 
EXHIBIT “B” 
 

 
(b) Preparation of Final
Plans. Based on the approved Space Plans, and in accordance with the Work Schedule, Landlord’s architect will prepare such complete architectural plans, drawings and specifications and complete engineered mechanical, structural and
electrical working drawings as Landlord may deem necessary for all of the Tenant Improvements for the New Premises (collectively, the “Final Plans”). The Final Plans will show: (a) the subdivision (including partitions and walls), layout,
lighting, finish and decoration work (including carpeting and other floor coverings) for the New Premises; (b) all internal and external communications and utility facilities which will require conduiting or other improvements from the base Building
shell work and/or within common areas; and (c) all other specifications for the Tenant Improvements. The Final Plans will be submitted to Tenant for signature to confirm that they are consistent with the Space Plans. If Tenant reasonably disapproves
any aspect of the Final Plans based on any inconsistency with the Space Plans, Tenant agrees to advise Landlord in writing of such disapproval and the reasons therefor within the time frame set forth in the Work Schedule. In accordance with the Work
Schedule, Landlord will then cause Landlord’s architect to redesign the Final Plans incorporating the revisions reasonably requested by Tenant so as to make the Final Plans consistent with the Space Plans. 
 
(c) Requirements of Tenant’s Final Plans. Tenant’s Final
Plans will include locations and complete dimensions, and the Tenant Improvements, as shown on the Final Plans, will: (i) be compatible with the Building shell and with the design, construction and equipment of the Building; (ii) be then compatible
with and of at least equal quality as the standard construction materials used by Landlord in the Building (the “Standards”) and approved by Landlord; (iii) comply with all applicable laws, ordinances, rules and regulations of all
governmental authorities having jurisdiction, and all applicable insurance regulations; (iv) not require Building service beyond the level normally provided to other tenants in the Building and will not overload the Building floors; and (v) be of a
nature and quality consistent with the overall objectives of Landlord for the Building, as determined by Landlord in its reasonable but subjective discretion 
 
(d) Submittal of Final Plans. Once approved by Landlord and Tenant, Landlord’s architect will submit the Final Plans to the appropriate
governmental agencies for plan checking and the issuance of a building permit. Landlord’s architect, with Tenant’s cooperation, will make any changes to the Final Plans which are requested by the applicable governmental authorities to
obtain the building permit. After approval of the Final Plans no further changes may be made without the prior written approval of both Landlord and Tenant, and then only after agreement by Tenant to pay any excess costs resulting from the design
and/or construction of such changes. Tenant hereby acknowledges that any such changes will be subject to the terms of Section 10 below. 
 
(e) Changes to Shell of Building. If the Final Plans or any amendment thereof or supplement thereto shall require changes in the Building
shell, the increased cost of the Building shell work caused by such changes will be paid for by Tenant or charged against the “Allowance” described in Section 5 below. 
 
(f) Work Cost Estimate and Statement. Prior to the commencement of construction of any of the Tenant
Improvements shown on the Final Plans, Landlord will submit to Tenant a written estimate of the cost to complete the Tenant Improvement Work, which written estimate will be based on the Final Plans taking into account any modifications which may be
required to reflect changes in the Final Plans required by the City or County in which the New Premises is located (the “Work Cost Estimate”). Tenant will either approve the Work Cost Estimate or disapprove specific items and submit to
Landlord revisions to the Final Plans to reflect deletions of and/or substitutions for such disapproved items. Submission and approval of the Work Cost Estimate will proceed in accordance with the Work Schedule. Upon Tenant’s approval of the
Work Cost Estimate (such approved Work Cost Estimate to be hereinafter known as the “Work Cost Statement”), Landlord will have the right to purchase materials and to commence the construction of the items included in the Work Cost
Statement pursuant to Section 6 hereof. If the total costs reflected in the Work Cost Statement exceed the Allowance as described in Section 5(b) below, Tenant agrees to pay such excess, as additional rent, within fifteen (15) business days after
Tenant’s approval of the Work Cost Estimate or amortize such excess pursuant to Section 5(b) below. Throughout the course of construction, any differences between the estimated Work Cost in the Work Cost Statement and the actual Work Cost will
be determined by Landlord and appropriate adjustments and payments by Landlord or Tenant, as the case may be, will be made within ten (10) business days thereafter, or amortize such excess pursuant to Section 5(b) below. 
 
5. PAYMENT FOR THE TENANT IMPROVEMENTS. 
 
(a) Allowance. Landlord hereby grants to Tenant a tenant improvement
allowance of $9.00 per usable square foot of the New Premises, i.e., Three Hundred Forty Five Thousand, Five Hundred Nineteen and No/100 Dollars ($345,519.00) (the “Allowance”). Landlord and Tenant hereby acknowledge that the Allowance
includes the $4.00 per usable square foot “Expansion Space Allowance” described in Exhibit “D” to the original Lease which was never used by Tenant. The Allowance is to be used only for: 
 
(i) Payment of the cost of preparing the Space Plans and the Final Plans,
including mechanical,electrical, plumbing and structural drawings and of all other aspects necessary to complete the Final Plans. The Allowance may be used for the payment of extraordinary design work not consistent with the scope of the Standards
(i.e., above-standard design work); or for payments to any other consultants, designers or architects other than Landlord’s architect and/or Tenant’s architect, provided, however that total expenditures for architectural services shall not
exceed $2.00 per usable square foot, 
 

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(ii) The payment of plan
check, permit and license fees relating to construction of the Tenant Improvements. 
 
(iii) Construction of the Tenant Improvements, including, without limitation, the following: 
 
(aa) Installation within the New Premises of all partitioning, doors, floor coverings, ceilings, wall coverings and painting, millwork and similar items;

 
(bb) All electrical wiring, lighting fixtures, outlets and
switches, and other electrical work necessary for the New Premises; 
 
(cc) The furnishing and installation of all duct work, terminal boxes, diffusers and accessories necessary for the heating, ventilation and air conditioning systems within the New Premises, including the cost of meter and key control
for after-hour air conditioning; 
 
(dd) Any additional
improvements to the New Premises required for Tenant’s use of the New Premises including, but not limited to, odor control, special heating, ventilation and air conditioning, noise or vibration control or other special systems or improvements
and telephone and data cabling; 
 
(ee) All fire and life safety
control systems such as fire walls, sprinklers, halon, fire alarms, including piping, wiring and accessories, necessary for the New Premises; 
 
(ff) All plumbing, fixtures, pipes and accessories necessary for the New Premises; 
 
(gg) Testing and inspection costs; and 
 
(hh) Signage costs; 
 
(ii) Labor costs associated with temporarily moving/relocating Tenant’s furniture/furniture systems as required to complete the Tenant Improvements;
and 
 
(jj) Fees for the contractor and Landlord’s tenant
improvement coordinator including, but not limited to, fees and costs attributable to general conditions associated with the construction of the Tenant Improvements, such as contractor’s overhead and Landlord’s standard five percent (5%)
construction management fee for Landlord’s tenant improvement coordinator. 
 
(b) Excess Costs. The cost of each item referenced in Section 5(a) above shall be charged against the Allowance. If the Work Cost exceeds the Allowance, Tenant agrees to pay to Landlord such excess including a five
percent (5%) fee for the tenant improvement coordinator associated with the supervision of such excess work prior to the commencement of construction within five (5) business days after invoice therefor (less any sums previously paid by Tenant for
such excess pursuant to the Work Cost Estimate). Notwithstanding the foregoing, Tenant shall have the right to amortize up to a maximum of $4.00 per usable square foot of the New Premises, i.e., One Hundred Fifty Three Thousand Five Hundred Sixty
Four Dollars ($153,564) of any excess costs above the Allowance over the New Term with interest at twelve percent (12%) per annum. Such excess costs shall be due and payable in equal monthly installments concurrently with Tenant’s monthly
payments of Base Rental under the Lease as amended by the Amendment. In no event will the Allowance be used to pay for Tenant’s furniture, artifacts, equipment, telephone systems or any other item of personal property which is not affixed to
the New Premises. 
 
(c) Changes. If, after the Final
Plans have been prepared and the Work Cost Statement has been established, Tenant requires any changes or substitutions to the Final Plans, any additional costs related thereto, including a five percent (5%) fee for Landlord’s tenant
improvement coordinator associated with the supervision of such changes or substitutions, are to be paid by Tenant to Landlord prior to the commencement of construction of the Tenant Improvements provided, however, that Landlord will first apply
toward any such increase any remaining balance of the Allowance or shall amortize such increase pursuant to Section 5(b) above if there is no balance left in the Allowance. Any changes to the Final Plans will be approved by Landlord and Tenant in
the manner set forth in Section 4 above and will, if necessary, require the Work Cost Statement to be revised and agreed upon between Landlord and Tenant in the manner set forth in Section 4(f) above. Landlord will have the right to decline
Tenant’s request for a change to the Final Plans if such changes are inconsistent with the provisions of Section 4 above. 
 
(d) Governmental Cost Increases. If increases in the cost of the Tenant Improvements as set forth in the Work Cost Statement are due to
requirements of any governmental agency, Tenant agrees to pay Landlord the amount of such increase, including a five percent (5%) fee for the tenant improvement coordinator associated with the supervision of such additional work, within five (5)
days of Landlord’s invoice therefor; provided, however, that Landlord will first apply toward any such increase any remaining balance of the Allowance provided, however, that Landlord will first apply toward any such increase any remaining
balance of the Allowance or shall amortize such increase pursuant to Section 5(b) above if there is no balance left in the Allowance. 
 

3 

 
(e) Unused Allowance
Amounts. Any unused portion of the Allowance upon completion of the Tenant Improvements shall not be refunded to Tenant or be available to Tenant as a credit against any obligations of Tenant under the Lease as amended by the Amendment.

 
6. CONSTRUCTION OF TENANT IMPROVEMENTS. Until Tenant
approves the Final Plans and Work Cost Statement, Landlord will be under no obligation to cause the construction of any of the Tenant Improvements. Following Tenant’s approval of the Work Cost Statement described in Section 4(f) above and upon
Tenant’s payment of the total amount by which such Work Cost Statement exceeds the Allowance, if any, Landlord’s contractor will commence and diligently proceed with the construction of the Tenant Improvements, subject to Tenant Delays (as
described in Section 9 below) and Force Majeure Delays (as described in Section 10 below). 
 
The Tenant Improvements shall be performed during normal business hours or after normal business hours as necessary within the Existing Premises. Tenant shall remain in possession of the Existing
Premises and shall not be entitled to any abatement of rent or other damages for any inconvenience Tenant may suffer during such time. Landlord and Tenant shall cooperate and cause their respective employees, agents and contractors to cooperate with
the other during said period to expedite completion of the Tenant Improvements as well as to minimize any unreasonable interference with Tenant’s business operations in the Existing Premises. Such cooperation by Tenant shall include, without
limitation, moving and/or other temporary relocation of furniture and fixtures as necessary to complete the Tenant Improvements in an expeditious manner. 
 
7. FREIGHT/CONSTRUCTION ELEVATOR. As applicable, Landlord will, consistent with its obligation to other tenants in the Building, if appropriate and
necessary, make the freight/construction elevator reasonably available to Tenant in connection with the initial decorating, furnishing and moving into the Expansion Space. 
 
8. NEW PREMISES COMMENCEMENT DATE AND SUBSTANTIAL COMPLETION. 
 
(a) New Premises Commencement Date. The term of the Lease as to the New
Premises will commence on the date (the “New Premises Commencement Date”) which is the earlier of: (i) the date Tenant moves into the Expansion Space to commence operation of its business in all or any portion of the Expansion Space; or
(ii) the date the Tenant Improvements have been “substantially completed” (as defined below); provided, however, that if substantial completion of the Tenant Improvements is delayed as a result of any Tenant Delays described in Section 9
below, then the New Premises Commencement Date as would otherwise have been established pursuant to this Section 8(a)(ii) will be accelerated by the number of days of such Tenant Delays. 
 
(b) Substantial Completion; Punch-List. For purposes of Section 8(a)(ii) above, the Tenant Improvements will be deemed
to be “substantially completed” when Landlord’s contractor certifies in writing to Landlord and Tenant that Landlord: (a) is able to provide Tenant with reasonable access to the Expansion Space; (b) has substantially performed all of
the Tenant Improvement Work required to be performed by Landlord under this Work Letter Agreement, other than decoration and minor “punch-list” type items and adjustments which do not materially interfere with Tenant’s access to or
use of the Expansion Space; and (c) has obtained a temporary certificate of occupancy or other required equivalent approval from the local governmental authority permitting occupancy of the Expansion Space. Within ten (10) days after receipt of such
certificate from Landlord’s contractor, Tenant will conduct a walk-through inspection of the Expansion Space with Landlord and provide to Landlord a written punch-list specifying those decoration and other punch-list items which require
completion, which items Landlord will thereafter diligently complete. 
 
(c) Delivery of Possession. Landlord agrees to deliver possession of the Expansion Space to Tenant when the Tenant Improvements for the Expansion Space have been substantially completed in accordance with Section (b) above.
The parties estimate that Landlord will deliver possession of the Expansion Space to Tenant and the New Term will commence on or before September 1, 2000. Subject to the terms and conditions of the Amendment, Landlord agrees to use its commercially
reasonable efforts to cause the Expansion Space to be substantially completed on or before September 1, 2000. Tenant agrees that if Landlord is unable to deliver possession of the Expansion Space to Tenant on or prior to September 1, 2000, the
Amendment will not be void or voidable, nor will Landlord be liable to Tenant for any loss or damage resulting therefrom. Landlord shall deliver the Expansion Space to Tenant broom clean, with all Building systems operating and in good working
order. 
 
Notwithstanding the foregoing, Tenant shall be entitled
to occupy the ninth (9th) floor for fourteen (14) days prior to the New Premises Commencement Date for purposes of
installing Tenant’s furniture, fixtures and equipment (“Tenant’s Work”). Tenant’s Work shall be performed by Tenant at its sole cost and expense. Such early occupancy shall be subject to all of the terms and conditions of
the Lease as amended by the Amendment, including, without limitation, the provisions of Sections 15 through 18, except that provided Tenant does not commence the operation of business from the ninth (9th) floor, Tenant will not be obligated to pay Base Rental or any additional rent during such early occupancy period. Tenant shall provide Landlord with prior
notice of any such intended early occupancy so as not to interfere with Landlord in the completion of the Tenant Improvements for the New Premises. 
 

4 

 
9. TENANT
DELAYS. For purposes of this Work Letter Agreement, “Tenant Delays” means any delay in the completion of the Tenant Improvements resulting from any or all of the following: (a) Tenant’s failure to timely perform any of its
obligations pursuant to this Work Letter Agreement, including any failure to complete, on or before the due date therefor, any action item which is Tenant’s responsibility pursuant to the Work Schedule delivered by Landlord to Tenant pursuant
to this Work Letter Agreement; (b) Tenant’s changes to Space Plans or Final Plans after Landlord’s approval thereof; (c) Tenant’s request for materials, finishes, or installations which are not readily available or which are
incompatible with the Standards; (d) any delay of Tenant in making payment to Landlord for Tenant’s share of the Work Cost; or (e) any other act or failure to act by Tenant, Tenant’s employees, agents, architects, independent contractors,
consultants and/or any other person performing or required to perform services on behalf of Tenant. 
 
10. FORCE MAJEURE DELAYS. For purposes of this Work Letter, “Force Majeure Delays” means that if either party hereto is delayed or hindered in or prevented from the
performance of any act required hereunder by reason of strikes, lock-outs, labor troubles, inability to procure materials, failure of power, governmental moratorium or other governmental action or inaction (including failure, refusal or delay in
issuing permits, approvals and/or authorizations), injunction or court order, riots, insurrection, war, fire, earthquake, flood or other natural disaster or other reason of a like nature not the fault of the party delaying in performing work or
doing acts required under the terms of the Lease (but excluding delays due to financial inability) (herein collectively, “Force Majeure Delays”), then performance of such act shall be excused for the period of the delay and the period for
the performance of any such act shall be extended for a period equivalent to the period of such delay. 
 
11. LANDLORD’S WORK. Landlord, at Landlord’s sole cost and expense, and not as part of the Allowance, shall be responsible for renovating the common hallways and lobbies
within the New Premises using Building standard colors and materials mutually selected by Landlord and Tenant (“Landlord’s Work”). Landlord shall perform Landlord’s Work concurrently with the completion of the Tenant
Improvements. 
 
IN WITNESS WHEREOF, the
undersigned Landlord and Tenant have caused this Work Letter to be duly executed by their duly authorized signatories as of the date of the Amendment. 
 

	         “LANDLORD”
	 	 	 	 STARWOOD O.C. PORTFOLIO I, L.L.C.
 a Delaware limited liability company

	
	 	 	 	 	 	 	 By:
	 	 Starwood O.C. Holdings, L.L.C
. a Delaware limited liability company,
its sole member

	
	 	 	 	 	 	 	 	 	 By:   Transwestern O.C., L.L.C.,
           a Delaware limited liability company,
           a manager and member
  

	
	 	 	 	 	 	 	 	 	           By: Transwestern Investment Company,
L.L.C.,
                    Its: Agent

	
	 	 	 	 	 	 	 	 	                  By: /s/    STEPHEN D.
MILLER        
                        Stephen D. Miller

                        Vice President

	
	         “TENANT”
	 	 	 	 STARBASE CORPORATION,
 a Delaware corporation

	
	 	 	 	 	 	 	 By: /s/    DOUGLAS S.
NORMAN

	 	 	 	 	 	 	        Print Name: DOUGLAS S.
NORMAN

	 	 	 	 	 	 	        (Vice) President: Chief
Financial Officer

	 	 	 	 	 	 	        Date:
5/10/00

	
	 	 	 	 	 	 	 By:
                              
                                   

	 	 	 	 	 	 	        Print Name:
                                        
      

	 	 	 	 	 	 	        Assistant Secretary
                                   

	 	 	 	 	 	 	        Date:
                                        
                 

 

5

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