Document:

Sublease dated July 16, 2001

 Exhibit 10.8 

  
 SUBLEASE 
  

  
 SIGMATEL, INC., a Texas Corporation 
  
 Sublessor 
  
 to

  
 TEXAS NETWORKING, INC, a Texas Corporation

  
 Sublessee 
  
 Subleased Premises: 
  
 All of the 5th Floor 
 Terrace II Building 
 2700 Via Fortuna

 Austin, Texas 78746 
  
 Dated as of 
  
 July 16 , 2001 
  

 SUBLEASE 
  

This SUBLEASE is dated as of the Execution Date (as defined in Schedule 1) between SigmaTel, Inc. (“Sublessor”) and Texas Networking, Inc.
(“Sublessee”). 
  
 1.    MASTER LEASE

  
 1.1    Sublessor is the tenant under the
Master Lease (as defined in Schedule 1) wherein Landlord (as defined in Schedule 1) leased to Sublessor the Leased Premises (as defined in Schedule 1) in the Building (as defined in Schedule 1). 
  
 This Sublease is subject and subordinate to the Master Lease, a copy of which
is attached hereto as Exhibit “A”, and made a part hereof for all purposes as if fully set forth herein, except for Section 3.05 of the Master Lease, Paragraph 3 of Exhibit G to the Master Lease, and the Tenant Work Letter attached
the Master Lease, which provisions shall not be incorporated herein and shall be referred to herein as the “Excluded Provisions.” Sublessee agrees to assume all provisions of the Master Lease, except for the Excluded Provisions. Except as
specified to the contrary in this Sublease, all defined terms in the Master Lease have the same meanings in this Sublease. If there is a conflict between the terms of the Master Lease and this Sublease, the terms of the Sublease control, it being
expressly understood by the parties that the terms of the Sublease will in no way diminish or minimize the terms and obligations of the Master Lease. 
  
 1.2    With the exception of the Excluded Provisions, Sublessee hereby covenants and agrees to comply with and perform all obligations
of Sublessor under the Master Lease pertaining to the Subleased Premises (as hereinafter defined), including, without limitation, all repair obligations, all insurance obligations (and all insurance required to be maintained by Sublessee shall name
both the Sublessor and the Landlord as additional insureds), all obligations to pay utility charges and taxes, and all indemnification obligations of Sublessor thereunder, and any liability accruing from failure to pay same when due thereunder.
Sublessee agrees that whenever the consent of Landlord is required under the terms of the Master Lease with respect to any action, Sublessee shall obtain the consent of Sublessor and of Landlord prior to taking such action. Sublessee hereby
covenants and agrees to promptly deliver to Sublessor copies of any and all notices or other correspondence received by Sublessee from Landlord that affects Sublessor and further agrees to so deliver same in accordance with 13.1 below. 

 
 1.3    Sublessee shall not have the right to exercise
any of Sublessor’s options or elections permitted or authorized under the Master Lease, or to institute any action or proceeding against Landlord for the enforcement of the Master Lease. If Landlord shall default in the performance of any of
its obligations under the Master Lease, Sublessor shall, upon the written request of Sublessee and at Sublessee’s sole cost and expense, use its diligent good faith efforts to enforce the Master Lease and obtain Landlord’s compliance with
its obligations thereunder. In the event that the default of the Master 
  

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 Lease is the failure to provide required services, and if Sublessor at its option chooses not to provide such services,
Sublessee may only deal directly with the Landlord in an effort to obtain such services and Sublessor shall have no liability for the provision of services or the enforcement thereof. 
  
 2.    SUBLEASED PREMISES 
  

2.1    In accordance with the terms and conditions set forth in this Sublease, Sublessor hereby subleases to Sublessee, and
Sublessee hereby takes and sublets from Sublessor, the Subleased Premises (as defined in Schedule 1). 
  
 3.    REPRESENTATIONS AND WARRANTIES 
  
 3.1    Sublessor represents to Sublessee that: 
  

	 	i.	 	except as expressly stated herein, the Master Lease is unmodified and in full force and effect, and Sublessor’s leasehold estate with respect to the Subleased Premises has not
been assigned, mortgaged, pledged, encumbered, or otherwise transferred or sublet, in whole or in part; 

  

	 	ii.	 	the Master Lease evidences the entire written agreement with respect to the Subleased Premises between Sublessor and Landlord; 

  

	 	iii.	 	all rent and additional rent billed to date and payable by Sublessor, as “Tenant” under the Master Lease, has been paid; 

  

	 	iv.	 	Sublessor has received no written notice from Landlord of default by Sublessor under the Master Lease which remains uncured; and 

  

	 	v.	 	Sublessor, to the best of Sublessor’s knowledge, is not in default under the Master Lease. 

  

	 	3.2	 	Sublessee represents to Sublessor that: 

  

	 	i.	 	Sublessee is in good standing and fully authorized to do business in Texas; 

  

	 	ii.	 	Sublessee is in compliance with all applicable laws, rules, and regulations, fully licensed, authorized, and empowered to perform its respective rights and obligations under this
Sublease without the need for further consent, approval, or ratification from any other person or entity, and that the person signing this Sublease on behalf of Sublessee is so authorized to bind Sublessee to the terms of this Sublease; and

  

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 iii.    Sublessee’s financial statements are prepared in accordance with
Generally Accepted Accounting Principles and are consistent with financial statements from prior periods. 
  
 The aforesaid representations shall be deemed repeated at and as of the Commencement Date (as defined in Schedule 1). 
  
 4.    TERM 
  
 4.1    The term of this Sublease shall commence on the
Commencement Date and shall continue, unless otherwise sooner terminated in accordance with provisions of this Sublease or at law, until the Expiration Date (as defined in Schedule 1). The term of this Sublease shall be referred to herein as the
“Term”. If for any reason Sublessor does not deliver possession of the Subleased Premises (“Possession”) to Sublessee on the Commencement Date, Sublessor shall not be subject to any liability for such failure and
the validity of this Sublease shall not be impaired, but not withstanding anything herein to the contrary, Rent (as defined in Schedule 1) shall abate and need not be paid until the delivery of Possession. 
  
 5.    RENT 
  
 5.1    Except as otherwise provided herein in Section
11.1, Sublessee shall pay to Sublessor on the first day of each month of the Term the Rent and Additional Rent (as hereinafter defined) without deduction, abatement, setoff, notice, or demand, at Sublessor’s Address for Rent (as defined in
Schedule 1), or at such other place as Sublessor shall designate from time to time by notice to Sublessee, in lawful money of the United States of America. 
  
 Sublessee shall pay to Sublessor, the Rent for the first month of the Term, upon the execution of this Sublease. If the Term begins or ends on a day other
than the first or last day of a month, the rent for the partial months shall be prorated on a per diem basis. 
  
 5.2    In addition to Rent and any other sums which Sublessee may be obligated to pay pursuant to any other provision of this
Sublease, Sublessee shall pay to Sublessor as additional rent hereunder all amounts defined as (“Additional Rent”) in the Master Lease under Section 3.02 and other relevant Sections. 
  
 For purposes of this Sublease, the amounts payable by Sublessee pursuant to
this Section 5.2 and Section 9 below are hereinafter referred to as “Additional Rent”. 
  
 6.    SECURITY 
  
 6.1    Upon execution of this Sublease, in addition to the other amounts described in Section 5, Sublessee shall deliver to Sublessor, either by (i) an irrevocable letter of credit 
  

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 payable upon demand to Sublessor or (ii) cash, the amount of the Security Deposit (as defined in Schedule 1) as partial
consideration for this Sublease and as security for the faithful performance and observance by Sublessee of the terms, provisions, covenants and conditions of this Sublease. If the Security Deposit is in cash, Sublessor agrees to place the Security
Deposit in an interest bearing account, with the interest accruing to the benefit of Sublessee, payable semi-annually. It is agreed that in the event Sublessee defaults beyond any applicable notice and grace period provided herein for the cure
thereof in respect of any of the terms, provisions, covenants and conditions of this Sublease, including, but not limited to, the payment of Rent and Additional Rent, Sublessor may, upon written notice to Sublessee, use, apply or retain the whole or
any part of the security so deposited, or as the case may be, make demand upon the issuing bank of the irrevocable letter of credit for the proceeds, to the extent required for the payment of any Rent and Additional Rent or any other sum as to which
Sublessee is in default or for any sum which Sublessor may expend or may be required to expend by reason of Sublessee’s default in respect of any of the terms, provisions, covenants and conditions of this Sublease, including, but not limited
to, any damages or deficiency accrued before or after summary proceeding or other re-entry by Sublessor. In the event Sublessor applies or retains any portion or all of the Security Deposit, Sublessee shall forthwith restore the amount so applied or
retained so that at all times the amount deposited shall be the amount set forth above. 
  
 In the event that Sublessee shall fully and faithfully comply with all of the terms, provisions, covenants and conditions of this Sublease, and shall not be in default of the Sublease in the final few months of the
Term, and (i) the Security Deposit was paid in cash, one-half (1/2) of the Security Deposit shall be applied to the last month’s Rent and the remaining one-half (1/2) of the Security Deposit shall be returned to Sublessee after the Expiration
Date and after delivery of entire possession of the Subleased Premises to Sublessor, or (ii) the Security Deposit was made by an irrevocable letter of credit, the irrevocable letter of credit shall be reduced by one-half (1/2) of the Security
Deposit, Sublessee shall continue to pay Rent throughout the Term, and the remaining irrevocable letter of credit representing one-half (1/2) of the Security Deposit shall terminate after the Expiration Date and after delivery of entire possession
of the Subleased Premises to Sublessor. In the event of any assignment of Sublessor’s interest in the Master Lease, Sublessor shall have the right to transfer the Security Deposit to the assignee and, provided such assignee acknowledges, in
writing, receipt of and liability to Sublessee for such Security Deposit, Sublessor shall thereupon be released by Sublessee from all liability for the return of such Security Deposit if paid in cash; and Sublessee agrees to look solely to such
assignee for the return of said Security Deposit; and it is agreed that the provisions hereof shall apply to every assignment made of the Security Deposit to any such assignee. Sublessee further covenants that it will not assign or encumber or
attempt to assign or encumber the monies, if paid in cash, deposited herein as the Security Deposit and that neither Sublessor nor its successors or assigns shall be bound by any such assignment, encumbrance, attempted assignment or attempted
encumbrance. 
  

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 6.2    Upon execution of the Sublease, Sublessee shall provide to Sublessor the
unconditional personal guaranty of Jonah Yokubaitis, Ron Yokubaitis, and Carolyn Yokubaitis which guaranty shall be substantially in the form attached hereto as Exhibit “B”, which shall secure the obligation of Sublessee hereunder, and
which shall be effective until June 30, 2002. 
  
 7.    USE
OF THE SUBLEASED PREMISES 
  
 7.1    The
Subleased Premises shall be used and occupied for general business office purposes and incidental purposes only and otherwise to the extent permitted pursuant to the terms of the Master Lease and for no other use or purpose. 
  
 8.    ASSIGNMENT AND SUBLETTING 
  
 8.1    In addition to satisfying the requirements of the
Master Lease, Sublessee shall not, without the prior written consent of the Sublessor, mortgage, pledge, encumber, transfer or sublet, by operation of law or otherwise, or in any manner transfer this Sublease, or any part thereof or any interest of
Sublessee hereunder or sublet or permit the Subleased Premises or any part thereof to be used or occupied by others. Sublessor’s consent under this Section 8.1 shall not be unreasonably withheld; provided, however, in granting or withholding
its consent, Sublessor shall be entitled to take into consideration all relevant factors including without limitation, the credit worthiness of the proposes subtenant or assignee, the nature of the business and business reputation of the proposed
subtenant or assignee (including without limitation proposed uses and parking requirements), the term of the sublease or assignment and the rental rate under the proposed sublease or assignment. Sublessor may, if it so elects, withhold its consent
if the proposed subtenant or assignee is a government entity. Sublessor may withhold or condition its consent subject to execution and delivery of an appropriate sublease or assignment which shall include such terms and conditions as Sublessor may
reasonably require including provisions for notice to Sublessor, prohibition on further assignment or subleasing without Sublessor’s consent and indemnification of Sublessor by the subtenant or assignee. Sublessor may withhold its consent to
any proposed assignment or sublease if an Event of Default has occurred and is continuing, or an event has occurred which, with the giving of notice, or the passage of time, or both, could constitute any Event of Default. Any such assignment,
subletting, or permission to occupy without such consent by Sublessor shall be void. Any such consent by Sublessor of any such assignment, subletting, or permission to occupy shall not release Sublessee or Guarantors from any of Sublessee’s or
Guarantors’ obligations hereunder or be deemed to be a consent to any subsequent assignment, subletting, occupation or use by another person. 
  
 9.    TENANT SURCHARGES 
  

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 9.1    “Tenant Surcharges” shall mean any and all amounts (other than Rent
and Sublessee’s share of increases in Operating Expenses) which, by the terms of the Master Lease, become due and payable by Sublessor to Landlord as Additional Rent under the Master Lease or otherwise and which would not have become due and
payable but for the acts, requests for services, and/or failures to act of Sublessee, its agents, officers, representatives, employees, servants, contractors, invitees, licensees or visitors under this Sublease, including but not limited to, any
increases in Landlord’s fire, rent or other insurance premium, as provided in the Master Lease, resulting from any act or omission of Sublessee and not of Sublessor. 
  
 9.2    After receipt by Sublessor of any statement or written demand from Landlord which includes demand
for payment of any amounts payable hereunder as Tenant Surcharges, Sublessor shall deliver to Sublessee a copy of such statement or demand, together with Sublessor’s statement of the amount of such Tenant Surcharges. Sublessee shall pay to
Sublessor the amount of such Tenant Surcharges within ten (10) days (or such shorter period of time as may be required of Sublessor by the terms of the Master Lease) after Sublessee’s receipt of such statement or demand; provided, however, that
in any instance in which Sublessee shall receive any such statement or demand directly from Landlord, provided Sublessee delivers a copy of such statement or demand to Sublessor as soon as reasonably practicable after such receipt, Sublessee may pay
the amount of the same directly to Landlord. Sublessor agrees that if Sublessee pays the amount due directly to lessor, in accordance with the preceding sentence, any obligation of Sublessee to pay the same to Sublessor shall be satisfied by the
payment to Landlord. The amount of Tenant Surcharges payable hereunder by Sublessee shall at all times be equal to the amounts payable by Sublessor under the Master Lease which would not have become due and payable but for the acts, requests for
services, and/or failures to act of Sublessee, its agents, officers, representatives, employees, servants, contractors, invitees, licensees or visitors, as provided in Paragraph 9.1 above. 
  
 9.3    INTENTIONALLY OMITTED. 
  
 9.4    Payments shall be made pursuant to this Section 9
notwithstanding the fact that the statement to be provided by Sublessor is furnished to Sublessee after the expiration of the term of this Sublease and notwithstanding the fact that by its terms this Sublease shall have expired or have been canceled
or terminated. 
  
 9.5    In the event
Sublessor receives notice from Landlord of a change in Additional Rent, Sublessor, within a reasonable time after the receipt by Sublessor of any projected Additional Rent statement from Landlord or any change in the Additional Rent, will furnish
Sublessee with a copy of such statement and copies of any additional materials relating to the Subleased Premises and received by Sublessor in connection with such charge. Upon submission of such statement, all subsequent installments of Additional
Rent hereunder shall include 1/12th of the annual amount of the Additional Rent as shown on such statement; provided, however, that, to the same extent that Sublessor shall be 
  

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 required to pay Landlord any retroactive or other lump sum payments with respect to any such Additional Rent for a period
which is in part prior to the Commencement Date, Sublessee shall pay only that portion thereof which shall be attributable to the period occurring on or after the Commencement Date. 
  
 9.6    If Sublessor shall receive from Landlord any refund of any amounts for which Sublessee shall have
paid Additional Rent to Sublessor or Landlord under the provisions of this Section 9, Sublessor shall retain out of such refund the costs and expenses, if any, of obtaining such refund, including but not limited to reasonable attorney’s fees
and expenses, and shall then pay to Sublessee, within ten (10) days of receipt of such refund by Sublessor, the pro rata portion of the remainder of such refund which is equitably attributable to amounts paid by Sublessee as Additional Rent
hereunder. 
  
 9.7    Notwithstanding anything
herein to the contrary, Sublessee agrees it shall indemnify, defend and hold Sublessor harmless against all costs, claims, loss or liability resulting from delay by Sublessee in surrendering the Subleased Premises upon conclusion of the Term,
including, without limitation, any claims made by any succeeding tenant founded on such delay. The parties recognize and agree that the damage to Sublessor resulting from any failure by Sublessee timely to surrender the Subleased Premises upon the
conclusion of the Term will be substantial, will exceed the amount of monthly rent theretofore payable hereunder, and will be impossible of accurate measurement. Sublessee therefore agrees that if possession of the Subleased Premises is not
surrendered to Sublessor on the conclusion of the Term, then Sublessee will pay Sublessor as liquidated damages for each day during which Sublessee holds over in the Subleased Premises after conclusion of the Term, a sum equal to a per diem amount
equal to 1/30 of one hundred fifty percent (150%) of the average Rent and Additional Rent which was payable by Sublessor under the Master Lease during the last six months of the term hereof for the entire Leased Premises. Any such holding over
without the prior written consent of Sublessor shall create a day-to-day tenancy at sufferance relationship with Sublessee. Sublessee hereby represents, warrants and covenants to Sublessor that Sublessee shall indemnify, defend and hold harmless
Sublessor from and against any and all damages, liabilities, obligations, and expenses (including without limitation legal costs and attorneys’ fees) incurred by Sublessor as a result of Sublessee’s failure to surrender the Subleased
Premises to Sublessor at the conclusion of the Term. Notwithstanding anything herein to the contrary, this Section 9.7 shall survive the conclusion of the Term and this Sublease. 
  
 9.8    If Sublessee shall fail to pay all or any part of any installment of Rent or Additional Rent
within five (5) days from when the same is due and payable, Sublessee shall pay as Additional Rent hereunder to Sublessor a late charge in an amount equal to five percent (5%) of the delinquent payment at the time the delinquent payment is made. The
late charge payable pursuant hereto shall be payable without prejudice to any of Sublessor’s rights and remedies hereunder at law or in equity for nonpayment or late payment of rent or other sum and in addition to any such rights and remedies.
No failure 
  

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 by Sublessor to insist upon the strict performance by Sublessee of Sublessee’s obligations to pay late charges as
provided herein shall constitute a waiver by Sublessor of its right to enforce the provisions hereof in any instance thereafter occurring. The provisions of this paragraph shall not be construed in any way to extend the grace periods or notice
periods provided for elsewhere in this Sublease. 
  
 9.9    The provisions of this Section 9 shall survive the expiration or any earlier cancellation or termination of this Sublease. 
  

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 10.    OTHER PROVISIONS OF SUBLEASE 
  
 10.1    In connection with the incorporation of the
Master Lease as provided in Section 1, the term “Desta Two Partnership, Ltd.” or Landlord, with respect to those provisions which, by their terms, reside exclusively with Landlord (including, but not limited to, the provision of services
and the promulgation of Building-wide rules and standards), shall be deemed to mean “Landlord”, and in all other events shall be deemed, for the purposes of this Sublease, to mean “Sublessor shall use its best efforts, without,
however, incurring any liabilities or expenses not otherwise provided for in the Master Lease or this Sublease, to ensure that Landlord” whenever such a modification is required so that an incorporated provision reflects the agreement of the
parties hereto as expressed in this Sublease. Landlord hereby agrees that in the event that Sublessor is more than five (5) days late in the payment of any installment of Rent or Additional Rent, or in the event that Sublessor is in any other
default of the Master Lease, or upon notice of bankruptcy of Sublessor, Landlord will promptly provide Sublessee with written notice of any such late payment, default or notice of bankruptcy. 
  
 Sublessee assumes and agrees to perform the Sublessor’s obligations
under the Master Lease, exclusive only of the Excluded Provisions, during the Term, except that the obligation to pay rent to Landlord under the Master Lease shall be considered performed by Sublessee to the extent and in the amount rent is paid to
Sublessor in accordance with Section 5 of this Sublease. Sublessee shall not commit or suffer any act or omission that will violate any of the provisions of the Master Lease. Sublessor shall exercise due diligence in attempting to cause Landlord to
perform its obligations under the Master Lease for the benefit of Sublessee. Except as may otherwise be specifically provided herein, if the Master Lease terminates, this Sublease shall terminate and the parties shall be relieved of any further
liability or obligation under this Sublease. Notwithstanding the foregoing, if the Master Lease gives Sublessor any right to terminate the Master Lease in the event of the partial or total damage, destruction, or condemnation of the Subleased
Premises or the Building or project of which the Subleased Premises are a part or otherwise, the exercise of such right by Sublessor shall not constitute a default or breach hereunder, and Sublessee agrees that Sublessor shall be free to exercise
any such rights as may be available to Sublessor without first obtaining any approval from, or consulting with, Sublessee. Landlord agrees that in (i) the event of bankruptcy by the Sublessor in which the Bankruptcy Trustee or Court rejects the
Master Lease; (ii) the event of a default under the Master Lease by Sublessor resulting in a termination of the Master Lease by Landlord; or (iii) the event Sublessee exercises the renewal option under the Master Lease as described in Paragraph 19
hereof, then in such event, Landlord agrees to enter into a Lease Agreement with Sublessee under the same terms and conditions contained in the Sublease provided, at such time, the Sublessee meets the conditions set forth in that certain letter from
Landlord to Sublessee, dated of even date herewith. A copy of such letter is attached hereto as Exhibit “C” and made a part hereof for all purposes as if the text of the letter, exclusive of the Lender Memorandum (hereinafter
defined) attached thereto, were fully set forth herein. 
  

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 10.2    Sublessee shall indemnify, defend, and hold harmless Sublessor from and
against all costs, expenses (including reasonable attorneys’ fees), fines, suits, claims, demands, liabilities and actions resulting from any breach, violation or nonperformance of any covenant or condition hereof or from the use or occupancy
of the Subleased Premises by Sublessee or Sublessee’s employees, agents, contractors, licensees and invitees. 
  
 10.3    Sublessor shall not be liable to Sublessee or Sublessee’s employees, agents, contractors, licensees or invitees for any
damage to person or property resulting from any act or omission of any visitor to the Subleased Premises except as Sublessor’s own negligence may contribute thereto. 
  
 10.4    Provided Sublessee has performed all of the terms, covenants, agreements and conditions of this
Sublease, including the payment of rental and all other sums due hereunder, Sublessee shall peaceably and quietly hold and enjoy the Subleased Premises against Sublessor and all persons claiming by, through or under Sublessor, for the Term herein
described, subject to the provisions and conditions of this Sublease and the Master Lease. 
  
 10.5    No amendment, modification or alteration of the terms hereof shall be binding unless the same shall be in writing, dated subsequent to the date hereof and duly executed by the parties.

  
 10.6    Descriptive headings are for
convenience only and shall not control or affect the meaning or construction of any provision of this Sublease. Whenever the context of this Sublease requires, words used in the singular shall be construed to include the plural and vice versa and
pronouns of whatsoever gender shall be deemed to include and designate the masculine, feminine or neuter gender. 
  
 10.7    For the convenience of the parties, any number of counterparts of this Sublease may be executed by one or more parties hereto
and each such executed counterpart shall be, and shall be deemed to be, an original instrument. 
  
 10.8    This Sublease shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns
in accordance with the terms of this Sublease. 
  
 10.9    Time is of the essence in the performance by Sublessee of its obligations hereunder. 
  
 10.10    Sublessee shall have no right, and Sublessee hereby waives and relinquishes all rights which Sublessee might otherwise have,
to claim any nature of lien against the Building or to withhold, deduct from or offset against any rent or other sums to be paid to Sublessor by Sublessee, except as expressly provided under this Sublease. 
  

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 10.11    Sublessor shall have all rights and remedies against Sublessee as Landlord
has against Tenant in the Master Lease. All rights and remedies of Sublessor hereunder shall be cumulative and none shall exclude any other rights or remedies allowed by law; and this Sublease is declared to be a Texas contract, performable in
Travis County, Texas, and all of the terms hereof shall be construed according the laws of the State of Texas. 
  
 10.12    The terms and provisions of all Schedules and Exhibits described herein and attached hereto are hereby made a part hereof for
all purposes. This Sublease constitutes the entire agreement of the parties with respect to the subject matter hereof, and all prior correspondence, memoranda, agreements or understandings (written or oral) with respect hereto are merged into and
superseded by this Sublease. 
  
 10.13    If
any terms or provision of this Sublease, or the application thereof to any person or circumstance, shall to any extent be invalid or unenforceable, the remainder of this Sublease, or the application of such provision to persons or circumstances
other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each provision of this Sublease shall be valid and shall be enforceable to the extent permitted by law. 
  
 10.14    This Sublease shall not be recorded without the
prior written consent of Sublessor. 
  
 10.15    In the event Sublessee defaults under any provision of this Sublease, Sublessee shall, within ten (10) days after Sublessor’s written request therefor (which written request shall be sent to Sublessee
within thirty (30) days after Sublessor obtains actual knowledge of the default), deliver to Sublessor the Sublessee’s latest annual audited financial statements (which shall be for the year ending within 12 months prior to the date of the
request) and the most recent unaudited quarterly financial statements. Sublessor and Landlord will agree to keep the information contained therein confidential and will not make any disclosure thereof except to a prospective purchaser of the
Building or a prospective mortgagee of same, or as required by law. 
  
 10.16    In case of any breach hereof by Sublessee, in addition to all other rights of Sublessor hereunder or available to Sublessor at law or in equity, Sublessor shall have all rights against Sublessee as would be
available to the Landlord under the Master Lease if such breach were by Sublessor thereunder. In the event Sublessee defaults in the performance of any of the terms and provisions hereof and Sublessor places the enforcement of this Sublease in the
hands of an attorney, Sublessee agrees to reimburse Sublessor for all reasonable expenses incurred by Sublessor as a result thereof, including, but not limited to, reasonable attorneys’ fees. 
  
 10.17    Sublessee acknowledges that, by the Commencement
Date, Sublessor will have terminated any and all utility and service contracts pertaining to Sublessor’s 

  

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occupancy of the Subleased Premises, and Sublessee shall be solely responsible for obtaining any similar utility and/or service contracts pertaining to
Sublessee’s occupancy of the Subleased Premises. 
  
 10.18    Notwithstanding anything in this Sublease or in the Master Lease to the contrary, Sublessee shall cooperate as may be necessary to provide estoppel certificates pertaining to the Subleased Premises as the same
may be requested of Sublessee by Landlord or Sublessor. 
  
 10.19     Sublessee shall have the right to use any of Sublessor’s existing wiring, data and telephone cabling present in the Subleased Premises on the Commencement Date. 
  
 11.    BROKER 
  
 11.1    Sublessee warrants and represents to Sublessor
that Office Leasing Advisors, License No. 0435913 (“Sublessee’s Broker”) is the only broker with whom Sublessee has dealt in connection with this Sublease transaction. Sublessor agrees to pay Sublessee’s Broker a commission which
shall equal 4% of the sum of the total net Rent payable throughout the entire Term plus deemed Operating Expenses for the Term. Only for the purposes of calculating the commission in the preceding sentence, the Operating Expenses shall be deemed to
be $10.50 per square foot without right of increase or reduction, which the parties hereby agree represents the estimated Operating Expenses for the year 2001. Sublessor warrants and represents to Sublessee that the Collier’s Oxford Commercial
(“Sublessor’s Broker”) is the only broker with whom Sublessor has dealt in connection with this Sublease transaction. Sublessor shall pay Sublessor’s Broker a commission which shall equal 2% of the sum of the total net Rent
payable throughout the entire Term plus deemed Operating Expenses for the Term. Only for the purposes of calculating the commission in the preceding sentence, the Operating Expenses shall be deemed to be $10.50 per square foot without right of
increase or reduction, which the parties hereby agree represents the estimated Operating Expenses for the year 2001. Sublessee agrees to indemnify, defend and hold harmless Sublessor from and against any and all loss, damage, cost and expense,
including reasonable attorneys’ fees and expenses, that may be incurred by Sublessor as a result of any claims made against Sublessor by any broker or agent, other than the Sublessee’s Broker, arising from any conversation, correspondence,
or the other dealings between Sublessee and any other broker or agent in connection with this Sublease or the Subleased Premises. 
  
 All commission due pursuant to this Section 11 shall be payable as follows: (i) one-half of the commission shall be paid by Sublessor to each Broker upon
execution of this Sublease; and (ii) commencing January 1, 2002, the remaining one-half of the commission shall be paid by Sublessee directly to each Broker with a copy to Sublessor in lieu of payment of the Rent (exclusive of Additional Rent) on a
monthly basis until the Sublessor’s Broker and the Sublessee’s Broker are paid in full (which computes to four (4) full months’ Rent and a portion of Rent for the fifth (5th) month of the Sublease). Failure of Sublessee 
  

 13 

 to deliver notice of payment of the commissions each month in accordance with Section 11.1(ii) shall be an event of
default of this Sublease. In the event Sublessee fails to pay the commissions to Sublessee’s Broker and to Sublessor’s Broker as provided herein, then Sublessor shall be relieved of any liability for Sublessee’s failure to pay such
commissions, Sublessee’s Broker and Sublessor’s Broker shall have no recourse against Sublessor for such unpaid commissions, and Sublessee shall indemnify, defend, and hold harmless Sublessor from and against any claim, suit, or demand by
Sublessee’s Broker and/or Sublessor’s Broker for such unpaid commissions. 
  
 12.    ATTORNEYS’ FEES 
  
 12.1    If Sublessor or Sublessee shall commence an action against the other arising out of or in connection with this Sublease, the prevailing party shall be entitled to recover its costs of suit and reasonable
attorneys’ fees and expenses from the non-prevailing party. 
  
 13.    NOTICES 
  
 13.1    All notices, consents, requests, instructions, approvals and other communications provided for herein and all legal process in regard hereto shall only be validly given, made or served if in writing and delivered
personally, sent by United States certified or registered mail, postage prepaid, return receipt requested, or delivered by a national overnight courier service with instructions for next business day delivery to the appropriate party and the address
listed as Address for Notices on Schedule 1 to this Sublease, or to such other address as a party may designate in writing to the other party. Any such notice shall only be deemed given on the date of delivery, if delivered personally, three
business days after deposit with the United States Postal Service, if delivered by mail, or one business day after deposit with the overnight courier service. As used herein, “business days” shall consist of Monday through Fridays except
for days on which the United State Postal Service does not make regularly scheduled deliveries of first class mail. 
  
 Wherever in the Master Lease Sublessor is required or permitted to provide notices or to receive notice in connection with the commission of a default,
Sublessee will have five (5) days less time than Sublessor to give such notice or to cure such default under the terms hereof; provided however, that Sublessee shall be entitled to only three (3) days’ notice in the event of a default under the
terms of Section 11.01(a)(3) of the Master Lease. 
  
 14.    SUBLESSOR’S CONSENT 
  
 14.1    Sublessor and Sublessee covenant and agree that wherever Landlord’s consent or approval is required under the terms of the Master Lease, Sublessee must obtain both Landlord’s and Sublessor’s
consent or approval (as the case may be) to such act, and it shall be a condition precedent to Sublessor’s obligation to consider consenting 
  

 14 

 to or approving such act that Sublessee first obtain Landlord’s consent or approval (as the case may be). In the
event that Landlord does not give its consent or approval (as the case may be) to such act, Sublessee acknowledges and agrees that Sublessor may arbitrarily and unreasonably withhold, condition or delay its consent to such act but in the event that
Landlord gives its consent or approval (as the case may be) to such act, Sublessor shall (except as otherwise specifically set out in this Sublease to the contrary) not unreasonably withhold its consent to such act. Sublessee expressly waives any
rights to monetary damages or other remedies other than the right to seek injunctive relief in cases agrees where Sublessor’s reasonableness in withholding or delaying its consent or approval under applicable provisions of this Sublease is
challenged by Sublessee. 
  
 15.    DEFINITION OF
SUBLESSOR 
  
 15.1    The term
“Sublessor” as used in this Sublease insofar as covenants or obligations on the part of Sublessor are concerned shall not be obligations of SigmaTel, Inc., but shall be limited to mean and include only the current owner or owners at the
time in question of the “Tenant’s” interest in the Master Lease and landlord’s interest in this Sublease. In the event of any transfer or transfers of the “Tenant’s” interest in the Master Lease or landlord’s
interest in this Sublease by SigmaTel, Inc. or its successor or assigns, and any subsequent successor or assign of “ Tenant’s” interest in the Master Lease or landlord’s interest in this Sublease (referred to herein as the
“Transferor”), Transferor shall be immediately and automatically freed and relieved from and after the date of such transfer of all personal liability with respect to the performance of any covenants or obligations on the part of Sublessor
contained in this Sublease thereafter to be performed; provided, however, that any sums held by Transferor in which Sublessee has an interest (such as the Security Deposit) shall be turned over to the succeeding Sublessor to hold for the benefit of
or pay out to Sublessee. 
  
 16.    CONDITION OF THE
SUBLEASED PREMISES 
  
 16.1    Sublessee
represents that it has made a thorough inspection of the Subleased Premises and is fully familiar with the condition of every part thereof. Sublessee agrees to accept possession of the Subleased Premises “As Is” in its condition on the
date hereof, and Sublessor shall not be required to make any alterations, decorations, installations, additions, repairs or improvement of any kind whatsoever to prepare the Subleased Premises for Sublessee’s occupancy. During the Term,
Sublessee shall not make or suffer to be made any alterations, additions, or improvements to the Subleased Premises or any part thereof without complying with the provisions of the Master Lease and without obtaining the prior written consent of the
Sublessor, which consent shall not be unreasonably withheld, conditioned or delayed after Landlord consents to the alterations, additions or improvements. SUBLESSEE ACKNOWLEDGES THAT NEITHER SUBLESSOR NOR LANDLORD HAS MADE OR WILL MAKE ANY
WARRANTIES TO SUBLESSEE WITH RESPECT TO THE QUALITY OF CONSTRUCTION OF ANY OF THE LEASEHOLD IMPROVEMENTS OR THE 
  

 15 

 PERSONAL PROPERTY OR TENANT FINISH WITHIN THE SUBLEASED PREMISES OR AS TO THE CONDITION OF THE SUBLEASED PREMISES, EITHER
EXPRESS OR IMPLIED, AND THAT SUBLESSOR AND LANDLORD EXPRESSLY DISCLAIM ANY IMPLIED WARRANTY THAT THE SUBLEASED PREMISES ARE OR WILL BE SUITABLE FOR SUBLESSEE’S INTENDED COMMERCIAL PURPOSES. 
  

 16 

 17.    CASUALTY OR CONDEMNATION 
  
 17.1    If the Subleased Premises or the Building shall be partially or totally damaged by fire or other
cause, the consequences thereof shall be determined pursuant to the Master Lease. 
  
 17.2    Sublessor will not carry insurance of any kind on its own or Sublessee’s personal property kept at the Subleased Premises, and Sublessor shall not be obligated to repair any damage
thereto or replace the same. 
  
 17.3    In
the event that the Subleased Premises or any part thereof or the Building shall be acquired or condemned by eminent domain for any public or quasi-public use or purpose, the consequences of such acquisition or condemnation shall be determined
pursuant to the Master Lease. 
  
 18.    INTENTIONALLY
DELETED. 
  
 19.    RENEWAL 
  
 19.1    Sublessee shall have the option to renew the
Master Lease directly with the Landlord for two periods of five (5) years pursuant to Exhibit H of the Master Lease. If Sublessee so exercises its first option to renew the Master Lease, then Sublessor shall be deemed to have assigned the Master
Lease to Sublessee for purposes of and during the renewal period, Landlord (by its signature below) shall be deemed to have approved such assignment in all respects as may be required under the Master Lease, subject only to the approval of
Landlord’s lender at the time the option is exercised, and Sublessor shall be fully and completely released by Landlord of any and all liability and obligations of Tenant under the Master Lease. 
  
 20.    SUBORDINATION TO MASTER LEASE 
  
 20.1    Sublessee acknowledges and agrees that this
Sublease and the estate hereby granted are subject and subordinate to all of the terms, covenants, provisions, conditions and agreements contained in the Master Lease, and to all of Landlord’s rights therein, and to all leases, mortgages,
encumbrances and other agreements and/or matters to which the Master Lease is now or may hereafter become subject and subordinate. This clause shall be self-operative and no further instrument of subordination shall be required. Sublessee shall,
however, execute any certificates confirming such subordination which Sublessor may request within ten (10) days after receipt of such request. Sublessee also agrees that this Sublease shall be subject and subordinate to the Master Lease. Landlord
and Sublessor shall not agree to any amendment or modification to the Master Lease without Sublessee’s prior written consent, which consent shall not be unreasonably withheld. 
  

 17 

 21.    DIRECTORY LISTINGS 
  
 21.1    Subject to the provisions of the Master Lease, Sublessee may use Sublessee’s pro rata share
of Sublessor’s space on the Monument Sign and Building directories allocable to the Subleased Premises for the listing of Sublessee. 
  
 21.2    At the Commencement of this Sublease, Sublessor at its sole cost shall remove its exterior building signage and monument
signage and Sublessee shall have the right to install at its sole cost Landlord-approved exterior building signage and monument signage per the relevant provisions of the Master Lease. Upon the Expiration Date, unless Sublessee exercises its options
to renew in accordance with Section 19.1, Sublessee shall promptly remove the exterior building signage and monument signage at its sole cost. 
  
 22.    PARKING 
  
 22.1    Sublessor hereby sublets to Sublessee the unreserved parking spaces and the right to rent reserved parking spaces allocable to
Sublessor as Tenant under the Master Lease in accordance with Exhibit G to the Master Lease. 
  
 (Signature Pages Follow) 
  

 18 

 IN WITNESS WHEREOF the parties hereto have executed this Sublease as of the date hereof. 
  
  

	SUBLESSOR:
	 
	SIGMATEL, INC.
		
	By:	 	/s/    Donald W. Muskopf
	 	 	

	Name:	 	Donald W. Muskopf
	 	 	

	Title:	 	C.F.O
	 	 	

  
  
  

	SUBLESSEE:
	 
	TEXAS NETWORKING, INC.
		
	By:	 	/s/    Jonah Yokubaitis
	 	 	

	Name:	 	Jonah Yokubaitis
	 	 	

	Title:	 	President
	 	 	

  
  
  

	GUARANTORS:
		
	 	 	
 Jonah Yokubaitis

		
	 	 	
 Ron Yokubaitis

		
	 	 	
 Carolyn Yokubaitis

  
  
  
  
  
  

 19 

 LANDLORD: 
  
 Landlord hereby approves and consents to this Sublease and acknowledges Sublessor’s compliance with all required provisions under the Master Lease
pertaining to Tenant’s obtaining Landlord’s approval prior to assignment or subletting; provided SigmaTel, Inc. shall not be released from or relieved of any of its obligations under the terms of the Master Lease. 
  
 Desta Two Partnership, Ltd. 
  
 By:    Desta Two Management Corp.

  
 By:
/s/    L. PAUL
LATHAM                                  
  
 L. Paul Latham, 
 President 
  
 BROKERS: 
  
 Sublessee’s Broker and Sublessor’s Broker hereby consent to the provisions of Section 11 of this Sublease pertaining to the payment of commissions. 
  
 SUBLESSEE’S BROKER: 
  
             /s/    Bill Wendlandt 

 Office Leasing Advisors, Inc., License No. 0435913 
  
 SUBLESSOR’S BROKER: 
  
             /s/    Spencer Hayes 

                         , License No.
0425827                 
  
 Collier’s Oxford Commercial 
  
  

 20 

 SCHEDULE 1 TO SUBLEASE 
  
 DEFINED TERMS 
  
 For purposes of this Sublease, the following terms shall have the following meanings: 
  

	EXECUTION DATE:	  	July 16, 2001
		
	SUBLESSOR:	  	SIGMATEL, INC., a Texas Corporation
		
	SUBLESSEE:	  	TEXAS NETWORKING, INC., a Texas Corporation
		
	LANDLORD:	  	DESTA TWO PARTNERSHIP, LTD., a Texas limited partnership
		
	SUBLESSOR’S ADDRESS FOR RENT:	  	 SIGMATEL, INC.,
 3815 Capital of
Texas Hwy, Ste. 300
 Austin, Texas 78704

		
	SUBLESSOR’S ADDRESS FOR NOTICE:	  	 SIGMATEL, INC.
 3815 Capital of
Texas Hwy, Ste. 300
 Austin, Texas 78704

		
	SUBLESSEE’S ADDRESS FOR NOTICE:	  	 TEXAS NETWORKING, INC.
 2700
Via Fortuna, Suite 500
 Austin, Texas 78746

		
	MASTER LEASE:	  	Lease, dated as of August 6, 1999 as amended by Amendment No. 1, dated as of the      day of         , 2000 (the
“Master Lease”) between Landlord, as Landlord, and Sublessor as Tenant.
		
	BUILDING:	  	 Terrace II Building
 2700 Via
Fortuna
 Austin, Texas 78746

	LEASED PREMISES:	  	Suite 500, being all of the 5th Floor of the Building, consisting of approximately 24,963 square feet of net rentable area of the Building.

  
  
  
  
  
  
  
  
  
  
  
  
  
  

 1 

	 SUBLEASED PREMISES: 
	 Suite 500, being all of the 5th Floor of the Building consisting of 24,963 feet of net rentable area shown on the floor plan attached hereto as
Exhibit A-1. 

  

	 COMMENCEMENT DATE: 
	 Eight (8) weeks after the date of final execution of this sublease by all parties to this sublease. 

  

	 RENT COMMENCEMENT DATE: 
	 The Commencement Date 

  

	 EXPIRATION DATE: 
	 February 28, 2007 

  

	 RENT: 
	

  
 First year—$14.30 per rentable square foot per year

 Second year—$17.00 per rentable square foot per year 
 Third year—$17.00 per rentable square foot per year 
 Fourth year—$17.00 per rentable square foot per year 
 Fifth year—$18.00 per rentable square foot per year 
 Sixth
year—$19.00 per rentable square foot per year 
  
 SECURITY DEPOSIT:

  
 $113,873.00 (2 months rent plus expenses—$27.37 per
square foot per year.) 
  
 EXCLUDED PROVISIONS: 
  
 The following provisions from the Original Lease: 
  

	 	1)	 	Section 3.05 Security Deposit; 

  

	 	2)	 	Exhibit G—Additional Agreements, Paragraph 3—Right of First Refusal for Lease of Building Three; and 

  

	 	3)	 	Tenant Work Letter 

  
 P.S. Not on this contract is the $10.50 per yr. 
  

 2 

 EXHIBIT “A” 
  
 MASTER LEASE 
  

 3 

 EXHIBIT “B” 
  
 GUARANTY 
  

 4 

 EXHIBIT “C” 
  
 LETTER FROM LANDLORD TO SUBLESSEE 
  

 5Office Building Lease Agreement

 Exhibit 10.9 
  
 OFFICE BUILDING LEASE AGREEMENT 
  
 SIGMATEL, INC. 
  
 AND 
  
 BC PLAZA II/III LTD. 
  
 AT 
  
 BARTON CREEK PLAZA

  

 BASIC LEASE INFORMATION 
  

			
	 “Lease Date”:
	  	________________________________________,2000	 	 	 
			
	 “Tenant”:
	  	SigmaTel, Inc., a Texas corporation	 	 	 
			
	 Address or Tenant:
	  	 2700 Via Fortuna, Suite 500
 Austin, Texas
78746
	 	 	 
		
	 Contact:
                    Donald W. Muskopf
                    Telephone: (512) 381-3700
	 	 	 
		
	 “Landlord”:
	  	BC Plaza II/III, Ltd.
		
	 Address of Landlord:
	  	 c/o Trammell Crow Company
 301
Congress Avenue, Suite 1300, Austin, Texas 78701

		
	 Contact:
	  	Kevin Granger         Telephone: (512) 474-9900
		
	 “Premises”:
	  	Suite No. 300, which is located in the office building, sometimes referred to as Barton Creek Plaza (the “Building”) to be (or which has been)
constructed on the land (the “Land”) described in Exhibit A attached hereto, which Premises are outlined in the plan attached hereto as Exhibit B.
		
	 “Property”:
	  	Collectively, the Land and Building, together with all landscaping, driveways, parking areas, parking garages, and all other buildings and improvements which are now
or hereafter located on the Land.
		
	 “Lease Term”:
	  	The period commencing on the Commencement Date (as defined in the Lease) and, subject to and upon the terms and conditions set forth in the Lease, or in any exhibit or
addendum thereto, continuing for seventy-two (72) calendar months thereafter; provided, however, if the term of the Lease is deemed to have commenced on a date other than the first day of a calendar month, the expiration date of the primary term
shall be extended so as to give effect to the full term specified above in addition to the remainder of the calendar month during which the Lease is deemed to have commenced.
				
	 “Estimated Commencement Date”:
	  	August 1, 2000	 	 	 	 	 
				
	 “Net Rentable Area of the Premises”:
	  	46,204 square feet.	 	 	 	 	 
			
	 “Basic Rental”:
	  	 	 	 	 
			
	Months 1-12	  	$ 18.00 per square foot NRA Per Annum	 	$	 69,306.00 per month
			
	     Months 13-24
	  	$ 18.50 per square foot NRA Per Annum	 	$	 71,231.16 per month
			
	     Months 25-36
	  	$ 19.00 per square foot NRA Per Annum	 	$	 73,156.33 per month
			
	     Months 37-48
	  	$ 19.00 per square foot NRA Per Annum	 	$	 73,156.33 per month
			
	     Months 49-60
	  	$ 19.50 per square foot NRA Per Annum	 	$	 75,081.50 per month
			
	     Months 61-72
	  	$ 20.00 per square foot NRA Per Annum	 	$	 77,006.66 per month
			
	 “Estimated Operating Expenses”:
	 	 	 	 	 
				
	Thru July ‘01   Months 1-12	  	$ 9.00 per square foot NRA Per Annum	 	 	 	$	 34,653.00 per month
			
	     Months 13-24
	  	$ 9.00 per square foot NRA Per Annum	 	$	 34,653.00 per month
			
	     Months 25-36
	  	$ 9.00 per square foot NRA Per Annum	 	$	 34,653.00 per month
			
	     Months 37-48
	  	$ 9.00 per square foot NRA Per Annum	 	$	 34,653.00 per month
			
	     Months 49-60
	  	$ 9.00 per square foot NRA Per Annum	 	$	 34,653.00 per month
			
	     Months 61-72
	  	$ 9.00 per square foot NRA Per Annum	 	$	 34,653.00 per month
			
	 “Adjusted Rental”:
	  	 	 	 	 
			
	     Months 1-12
	  	$ 27.00 per square foot NRA Per
Annum                                       
                                     Thru July
 ‘01	 	$	 103,959.00 per month
			
	     Months 13-24
	  	$ 27.50 per square foot NRA Per Annum	 	$	 105,884.16 per month
			
	     Months 25-36
	  	$ 28.00 per square foot NRA Per Annum	 	$	 107,809.33 per month
			
	     Months 37-48
	  	$ 28.00 per square foot NRA Per Annum	 	$	 107,809.33 per month
			
	     Months 49-60
	  	$ 28.50 per square foot NRA Per Annum	 	$	 109,734.50 per month
			
	     Months 61-72
	  	$ 29.00 per square foot NRA Per Annum	 	$	 111,659.66 per month
			
	 “Security Deposit”:
	  	$111,659.66 (and the “Letter of Credit)	 	 	.
		
	 “Permitted Use”:
	  	Tenant shall occupy the Premises for general office purposes and for no other use or purpose without the prior written consent of Landlord.

  
  

 Page-1- 

 This Basic Lease Information is hereby incorporated into and made a part of the lease attached hereto
(the “Lease”). 
  
 Each reference in the Lease to any of
the information or definitions set forth in this Basic Lease Information shall mean and refer to the information and definitions hereinabove set forth and shall be used in conjunction with the provisions of the Lease. In the event of any direct
conflict between this Basic Lease Information and the Lease, this Basic Lease Information shall control; provided, however, that those provisions of the Lease (including its Exhibits) which expressly require an adjustment to any of the matters set
forth in this Basic Lease Information shall supersede the provisions of this Basic Lease Information. 
  

	 LANDLORD:
	 	 	 	TENANT:
			
	 BC PLAZA II/III, LTD., a Texas limited partnership
	 	 	 	SigmaTel, Inc., a Texas corporation
				
	By:	 	 By: Trammell Crow Central Texas Development, Inc., a Delaware corporation, Its General Partner
	 	 	 	 2700 Via Fortuna, Suite 500
Austin, Texas 78746

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 
	
	 	 	 	 /s/    Donald W. Muskopf

					
	By:	 	
	 	 	 	By:	 	 Donald W. Muskopf

	 Title:
	 	
	 	 	 	 Title:
	 	 C.F.O.

  
  

 Page-2- 

 TABLE OF CONTENTS 
  

	 1.
	  	Definitions and Basic Provisions	  	1
	 2.
	  	Lease Grant	  	1
	 3.
	  	Rent	  	1
	 4.
	  	Landlord’s Obligations	  	2
	 5.
	  	Leasehold Improvements	  	3
	 6.
	  	Use	  	3
	 7.
	  	Tenant’s Repairs and Alterations	  	3
	 8.
	  	Assignment and Subletting	  	3
	 9.
	  	Indemnity	  	4
	 10.
	  	Subordination	  	4
	 11.
	  	Rules and Regulations	  	4
	 12.
	  	Inspection	  	5
	 13.
	  	Condemnation	  	5
	 14.
	  	Fire or Other Casualty	  	5
	 15.
	  	Holding Over	  	5
	 16.
	  	Taxes on Tenant’s Property	  	5
	 17.
	  	Events of Default	  	5
	 18.
	  	Remedies	  	6
	 19.
	  	Surrender of Premises	  	6
	 20.
	  	Attorney’s Fees	  	6
	 21.
	  	Mechanic’s Liens	  	7
	 22.
	  	No Subrogation-Liability Insurance	  	7
	 23.
	  	Brokerage	  	7
	 24.
	  	Change of Building Name	  	7
	 25.
	  	Estoppel Certificates	  	7
	 26.
	  	Notices	  	7
	 27.
	  	Separability	  	7
	 28.
	  	Amendments; Binding Effect	  	8
	 29.
	  	Quiet Enjoyment	  	8
	 30.
	  	Gender	  	8
	 31.
	  	Joint and Several Liability	  	8
	 32.
	  	Personal Liability	  	8
	 33.
	  	Certain Rights Reserved by Landlord	  	8
	 34.
	  	Notice to Lender	  	8
	 35.
	  	Captions	  	9
	 36.
	  	Miscellaneous	  	9
	 37.
	  	Landlord’s Financing	  	9
	 38.
	  	Lender’s Approval	  	9
	 39.
	  	Prevailing Rental Rate	  	9
	 40.
	  	Force Majeure	  	10
	 41.
	  	Applicable Law	  	10
	 42.
	  	Third Party Rights	  	10
	 43.
	  	Exhibits and Attachments	  	10
	 44.
	  	Hazardous Materials	  	10
	 45.
	  	Landlord’s Lien	  	10
				
	 	  	Exhibit A	  	Legal Description of the Land	  	 
	 	  	Exhibit B	  	Outline of Premises	  	 
	 	  	Exhibit C	  	Rules and Regulations	  	 
	 	  	Exhibit D	  	Construction Provisions	  	 
	 	  	Exhibit E	  	Parking	  	 
	 	  	Exhibit F	  	Operating Expenses	  	 
	 	  	Exhibit G	  	Intentionally Deleted	  	 
	 	  	Exhibit H	  	Acknowledgment of Lease Commencement and Lien Rights	  	 
	 	  	Exhibit I	  	Special Provisions	  	 
	 	  	Exhibit J	  	Example Letter of Credit	  	 
	 	  	Exhibit K	  	Estoppel, Non-Disturbance, Subordination and Attornment Agreement	  	 

  
  

 i 

 OFFICE BUILDING LEASE AGREEMENT 
  
 THIS LEASE AGREEMENT is entered into as of the Lease Date set forth in the Basic Lease Information by and between BC Plaza
II/III, Ltd. (hereinafter called “Landlord”) and Sigma Tel, Inc. (hereinafter called “Tenant”). 
  
 WITNESSETH: 
  
 1.    Definitions and Basic Provisions.     The definitions, information and basic provisions set forth in the Basic Lease lnformation (the “Basic Lease Information”) executed by
Landlord and Tenant contemporaneously herewith are incorporated herein by reference for all purposes and shall be used in conjunction with the provisions of this Lease. As used herein, the term “Net Rentable Area” or “NRA” shall
mean and refer to the Gross Floor Area (hereinafter defined) minus the Unrentable Floor Area (hereinafter defined) plus additional areas as provided herein. The term “Gross Floor Area” shall mean and refer to all floor area on a given
floor under the roof of the Building and measured to the “Exterior Building Wall” (which shall mean the outside surface of the outer glass or midpoint of the wall in the absence of glass of the exterior wall of the Building). The
“Unrentable Floor Area” shall mean and refer to the vertical penetrations of the Building measured from within the penetration to the midpoint of the outermost wall enclosing the penetration and includes the elevator shafts, Building
stairs and vertical flues and ducts. In the case of a single tenancy floor, the NRA shall include (i) the “Allowable Area,” which as used herein shall mean all floor area enclosed by the Exterior Building Wall of the Premises on such floor
and measured to the midpoint of walls separating areas devoted to Building mechanical rooms, Building electrical rooms, and Building janitor closets located on such floor, and (ii) an allocation of the square footage of the ground floor lobby,
arcades, service corridors, telephone, mail and engineer rooms, and other Building service and common areas. In the case of a multiple tenancy floor, the NRA shall include (i) the “Allowable Area,” which as used herein shall mean all floor
area enclosed by the Exterior Building Wall of the Premises on such floor and measured to the midpoint of the walls separating areas leased by or held for lease to other tenants or from areas devoted to corridors, elevator lobbies, restrooms,
mechanical rooms, janitor closets, vending areas and other similar facilities which are intended for the use of all tenants on the particular floor, (ii) an allocation of the Building service and common areas located on such floor, and (iii) an
allocation of the square footage of the ground floor lobby, arcades, service corridors, telephone, mail and engineer rooms and other Building service and common areas. No deductions from NRA are made for columns or projections necessary to the
Building. The Net Rentable Area of the Premises has been calculated on the basis of the foregoing definitions in general, and is hereby stipulated for all purposes hereof to be as set forth in the Basic Lease Information, whether the same should be
more or less as a result of minor variations resulting from actual construction and completion of the Premises or the Building. The term “Net Rentable Area of the Building” shall mean the aggregate total of all Net Rentable Area in the
Building. 
  
 2.    Lease Grant.
    Landlord, in consideration of the rent to be paid and the other covenants and agreements to be performed by Tenants and upon the terms hereinafter stated, does hereby lease, demise and let unto Tenant the Premises commencing
on the first to occur of (i) the date upon which Tenant occupies the Premises, or (ii) the date upon which the Premises are substantially complete (as defined in paragraph 7 of Exhibit D) and ready for occupancy (the “Commencement Date”)
and ending on the last day of the Lease Term unless sooner terminated as herein provided. If the Premises are not available and ready for occupancy, for any reason whatsoever, prior to the Estimated Commencement Date, Landlord shall not be deemed to
be in default hereunder, and Landlord shall not be liable or responsible for any claims, damages or liabilities in connection therewith or by reason thereof, except as set forth in this paragraph 2, and Tenant agrees to accept possession of the
Premises at such time as Landlord is able to tender the same and this Lease shall continue for the lease Term specified in the Basic Lease Information. In the event the Tenant Improvements (as defined in paragraph 2 of Exhibit D) are not
substantially complete (as defined in paragraph 7 of Exhibit D) on the date which is ninety (90) days after the date on which Landlord receives a building permit to construct the Tenant Improvements (the “Outside Completion Date”)
for any reason other than a delay caused by any act or omission of Tenant or its agents, employees, or contractors (including, without limitation, requests for change orders), then Landlord shall pay to Tenant as liquidated damages an amount equal
to one (1) day’s Basic Rental for each day the Tenant Improvements are not substantially completed after the Outside Completion Date. By occupying the Premises, Tenant shall be deemed to have accepted the same as suitable for the purpose herein
intended and to have acknowledged that the same comply fully with Landlord’s obligations, notwithstanding that certain “punch list” type items may not have been completed. Within fifteen (15) days after Tenant’s receipt of a
request from Landlord, Tenant agrees to give Landlord a letter confirming the Commencement Date and certifying that Tenant has accepted delivery of the Premises and that the condition of the Premises complies with Landlord’s obligations
hereunder. A blank copy of such acknowledgment is attached as Exhibit H. 
  
 3.    Rent.     In consideration of this Lease, Tenant promises and agrees to pay Landlord the Adjusted Rental, which is the sum of the monthly Basic Rental and monthly
Estimated Operating Expenses (subject to adjustment as hereinafter provided in paragraph 3 of Exhibit F) without deduction or setoff, for each month of the entire Lease Term. One such monthly installment, together with the Security Deposit, shall be
payable by Tenant to Landlord contemporaneously with the execution of this Lease, and a like monthly installment shall be due and payable without demand beginning on the first day of the calendar month following the expiration of the first full
calendar month of the Lease Term and continuing thereafter on or before the first day of each succeeding calendar month during the Lease Terms hereof. Rent for any fractional month at the beginning of the Lease Term shall be prorated based on
one-three hundred sixty-fifth (1/365) of the current annual Adjusted Rental for each day of the partial month this Lease is in effect, and shall be due and payable on or before that date on which Tenant certifies that it has accepted the Premises
pursuant to Paragraph 2 hereof. In the event any installment of the Adjusted Rental, or any portion thereof, is not received by the due date thereof, then (without in any way implying Landlord’s consent to such late payment) Tenant, to the
extent permitted by law, agrees to pay, in addition to said installment of the Adjusted Rental, a late payment charge equal to 

 
five percent (5%) of the installment of the Adjusted Rental, or portion thereof, which is overdue, it being understood that said late payment charge shall be
for the purpose of reimbursing Landlord for the additional costs and expenses which Landlord presently expects to incur in connection with the handling and processing of late installment payments of the Adjusted Rental which become owing by Tenant
to Landlord hereunder. In addition, if Tenant fails to pay installment of Adjusted Rental, or any portion thereof, within thirty (30) days after the due date thereof, or fails to pay any other sum (other than Adjusted Rental) which at any time
becomes due to Landlord under any provision of this Lease as and when the same becomes due hereunder, then, in either such event, Tenant shall pay Landlord interest on such overdue amounts from the due date thereof until paid at an annual rate (the
“Past Due Rate”) which equals the lesser of (i) eighteen percent (18%) or (ii) the highest rate then permitted by law. 
  
 3A.    Security Deposit.    The Security Deposit (as described 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, it being expressly understood that such deposit shall not be considered an advance payment of
rental or a measure of Landlord’s damages in case of default by Tenant; Landlord may, from time to time, without prejudice to any other remedy, use such deposit to the extent necessary to make good any arrearages of Rent or other amounts due
hereunder and any other damage, injury, expense or liability caused to Landlord by such event of 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 then in default hereunder, any remaining balance of such deposit shall be returned by Landlord to Tenant within a reasonable period of time after the expiration of this Lease. If Landlord
transfers its interest in the Premises during the Lease Term, Landlord will assign the Security Deposit to the transferee and, thereafter, shall have no further liability for the return of such Security Deposit. 
  
 In addition to the cash Security Deposit described above, Tenant shall
deposit with Landlord contemporaneously with the execution of this Lease, an irrevocable stand-by letter(s) of credit in the amount of $1,100,000.00 (whether one or more, the “Letter of Credit”), which shall be held and/or
applied by Landlord in accordance with this Section; however, the Letter of Credit is not an advance rental deposit or a measure of Landlord’s damages for an Event of Default (defined below). The Letter of Credit shall be issued by a bank
acceptable to Landlord and shall otherwise be in such form and contain such terms as are acceptable to Landlord, and shall be coterminous with the Term hereof. If the Letter of Credit is to be a series of Letters of Credit, for a one year term each,
then each such Letter of Credit will contain a provision whereby Landlord may draw on the Letter of Credit if it is not replaced or renewed prior to its expiration date. Upon an Event of Default, Landlord may, in addition to all other rights and
remedies afforded Landlord hereunder or by law, cash the Letter of Credit (as the same may have been reduced in accordance with the terms hereof) and use and hold the same as a cash security deposit, which shall include the right to use any portion
thereof to satisfy Tenant’s unperformed obligations hereunder, without prejudice to any of Landlord’s other remedies. If so used, Tenant shall pay Landlord an amount that will restore the Letter of Credit to its original amount upon
request. The Letter of Credit (as the same may have been reduced in accordance with the terms hereof) will be returned to Tenant within 30 days after the end of the Term, provided that Tenant has fully and timely performed its obligations hereunder
throughout the Term. If Landlord sells its interest in the Building, the Letter of Credit shall be transferred to such purchaser, and Tenant hereby agrees to cooperate in effectuating any such transfer. Notwithstanding the foregoing, so long as no
Event of Default exists, if Tenant provides Landlord with evidence reasonably satisfactory to Landlord that Tenant has raised at least $50,000,000.00 pursuant to a public offering of Tenant’s stock, the amount of the Letter of Credit shall be
reduced by one-half (1/2) following such evidence of such public offering. 
  
 4.     Landlord’s Obligations. 
  
 (a) Subject to the limitations hereinafter set forth, Landlord agrees to furnish Tenant while occupying the Premises and while Tenant is not in default under this Lease facilities to provide (i) water (hot, cold and
refrigerated) at those points of supply provided for general use of tenants in the Building; (ii) heated and refrigerated air conditioning in season, during Customary Business Hours (as hereinafter defined), and at such temperatures and in such
amounts as are reasonably considered by Landlord to be standard, such service at hours other than Customary Business Hours to be furnished only after Landlord’s receipt of request from Tenant, who shall bear the entire cost thereof; (iii)
janitorial service to the Premises as are reasonably considered by the Landlord to be standard on weekdays other than Holidays (as hereinafter defined) and such window-washing as may from time to time in Landlord’s judgment be reasonably
required; (iv) operator less passenger elevators for ingress and egress to the floor on which the Premises are located, in common with other tenants, provided that Landlord may reasonably limit the number of elevators to be in operation at times
other than during Customary Business Hours for the Building; (v) replacement of Building Standard light bulbs and fluorescent tubes; (vi) security, deemed appropriate by Landlord to the Building during the weekends and after normal working hours
during the week (including a card-key access system for after business hours access); provided that Landlord shall not be liable to Tenant for any reason for losses due to theft or burglary, or for damages done by unauthorized persons on the
Premises; (vii) electric lighting to Common Areas; and (viii) landscaping services. In addition, Landlord agrees to maintain the public and common areas of the Building, such as lobbies, stairs, corridors, and restrooms, in reasonably good order and
condition, except for damage occasioned by Tenant, or its employees, agents, or invitees. Landlord shall furnish HVAC after business hours via an automated “on demand” system and Tenant shall pay Landlord $11.50 per hour (with a 2-hour
minimum charge) per each half floor (or portion thereof) for such additional heating or air conditioning. If Tenant shall desire any of the services specified in this Paragraph 4 at any time or in an amount other than times or amounts herein
designated, such excess service or services shall be supplied to Tenant, subject to availability, only if a request from Tenant has been received by Landlord before 3:00 p.m. on the business day preceding such extra usage, and Tenant shall pay to
Landlord as additional rent the cost of such excess service or services (plus an additional charge of fifteen percent [15%] of such cost [excluding utility costs] to cover overhead) within fifteen (15) days after Tenant’s receipt of a bill
therefor. The term “Customary Business Hours” means 7:00 a.m. to 7:00 p.m., Monday through Friday, and Saturday 8:00 a.m. to 1:00 p.m., except 
  

 2 

 
Holidays. The term “Holidays” means New Year’s Day, Memorial Day, the Fourth of July, Labor Day, Thanksgiving Day and Christmas Day.

  
 (b)     Landlord shall make available to
Tenant electric power facilities as provided in Exhibit D. In the event that, in Landlord’s judgment, Tenant’s use of electricity exceeds that which is contemplated by the preceding sentence, Tenant shall bear the entire cost
thereof, including, without limitation, the cost of any metering devices which may be necessary to determine the amount of such excess. Landlord shall also make available electric lighting and current for the common areas of the Building in the
manner and to the extent deemed by Landlord to be standard. The obligation of Landlord hereunder to make available such utilities shall be subject to the rules and regulations of the supplier of such utilities and of any municipal or other
governmental authority regulating the business of providing such utility service. Landlord shall not in any way be liable or responsible to Tenant for any loss or damage or expense that Tenant may sustain or incur if either the quantity or character
of any utility service is changed. Any riser or risers or wiring to meet Tenant’s excess electrical requirements will be installed by Landlord at the sole cost and expense of Tenant (if, in Landlord’s sole judgment, the same are necessary
and will not cause any permanent damage or injury to the Building or the Premises or cause or create a dangerous or hazardous condition or entail excessive or unreasonable alterations, repairs or expense or interfere with or disturb other tenants or
occupants). When heat generating machines, equipment, fixtures, or devices of any nature whatsoever which affect the temperature otherwise maintained by the air conditioning system, are used in the Premises by Tenant, Landlord shall have 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 Tenant to Landlord upon demand by Landlord. 
  
 (c)     Failure to any extent to make available, or any
slowdown, stoppage or interruption of, the services set forth in this Paragraph 4 resulting from any cause (including, but not limited to, Landlord’s compliance with (i) governmental or business guidelines now or hereafter published or (ii) any
requirements now or hereafter established by any governmental agency, board or bureau having jurisdiction over the operation and maintenance of the Building) shall not render Landlord liable in any respect for damages to either person, property or
business, nor be construed an eviction of Tenant or work an abatement of Rent [except as set forth in this paragraph 4(c)], nor relieve Tenant from fulfillment of any covenant or agreement hereof; provided, however, Landlord shall use its best
efforts to resume said services in a timely manner. Should any of such services be interrupted or terminated as a result of Landlord’s negligence (a “Service Interruption”) and if, as a result of such Service Interruption, the
Premises (or any part thereof) is untenantable and, in Tenant’s reasonable business judgment, threatens Tenant’s continuing business operations, and such Service Interruption continues for a period of ten (10) or more consecutive business
days after Tenant delivers written notice to Landlord of such Service Interruption, then all rent shall abate as to those portions of the Premises rendered untenantable and in fact not used by Tenant from and including the eleventh (11th)
business day after Landlord’s receipt of such written notice from Tenant and shall continue until such space is again tenantable. Should any equipment or machinery furnished by Landlord break down or for any cause cease to function properly,
Landlord shall use reasonable diligence to repair same promptly, but Tenant shall have no claim for abatement of Rent or damages on account of any interruption in service occasioned thereby or resulting therefrom. 
  
 (d)     Notwithstanding any termination of this Lease
prior to the Lease expiration date, Tenant’s obligations to pay any and all additional rent pursuant to this Lease shall continue and shall cover all periods up to the expiration date of this Lease; and, if Landlord terminates this lease
without specifically waiving in writing Landlord’s right to seek damages against Tenant, Tenant’s obligations to pay any and all additional rent pursuant to this Lease shall not terminate as a result thereof. Tenant’s obligations to
pay any and all additional rent or other sums owing by Tenant to Landlord under this Lease shall survive any expiration or termination of this Lease. 
  
 (e)     The covenants and obligations of Tenant to pay the Adjusted Rental and all additional rental (collectively, the
“Rent”) hereunder shall be unconditional and independent of any other covenant or condition imposed on either Landlord or Tenant, whether under this Lease, at law or in equity. 
  
 5.    Leasehold Improvements.    Improvements to the Premises shall be
installed as provided in Exhibit D. Landlord has made no representation or warranties as to the condition of the Premises, the Building or the Property, nor has Landlord made any commitments to remodel, repair or decorate, except as expressly set
forth herein and in Exhibit D. Otherwise, Tenant acknowledges that Tenant is entering into this Lease on an “as is” basis. 
  
 6.    Use.    Tenant shall use the Premises only for the Permitted Use. Tenant will not occupy or use the
premises, or permit any portion of the Premises to be occupied or used, for any business or purpose other than the Permitted Use or for any use or purpose, which is unlawful in part or in whole or deemed to be disreputable in any manner or extra
hazardous on account of fire, nor permit anything to be done that will in any way increase the rate of insurance on the Building or contents. Tenant will conduct its business and control its agents, employees and invitees in such a manner as not to
create any nuisance, nor interfere with, annoy or disturb other tenants or Landlord in the management of the Building. Tenant will maintain the Premises in a clean, healthful and safe condition and will comply with all laws, ordinances, orders,
rules and regulations (state, federal, municipal and other agencies or bodies having any jurisdiction thereof) with reference to the use, condition or occupancy of the Premises. 
  
 7.    Tenant’s Repairs and Alterations.    Tenant agrees, at its own
cost and expense, to repair or replace any damage or injury done to the Property, or any part thereof, by Tenant or Tenant’s agents, employees, invitees, or visitors; provided, however, if Tenant fails to make such repairs or replacement,
within fifteen (15) days after the occurrence of such damage or injury, Landlord may, at its option, make such repairs or replacement, and Tenant shall pay the cost thereof (plus an additional charge of fifteen percent [15%] of such cost to cover
overhead) to Landlord within fifteen (15) days after Tenant’s receipt of a request from Landlord to do so. Tenant further agrees not to commit 
  

 3 

 
or allow any waste or damage to be committed on any portion of the Property, and at the termination of this Lease, by lapse of time or otherwise, Tenant
shall deliver up said Premises to Landlord in as good condition as at the commencement date, ordinary wear and tear excepted. Unless otherwise expressly stipulated herein, Landlord shall not be required to make any improvements or repairs of any
kind or character on or to the Property, or any portion thereof, during the term of this Lease, except such repairs as may be required for normal maintenance operations and such additional maintenance as may be deemed necessary by Landlord because
of damages, except damages caused by Tenant, its agents, employees, invitees or visitors. Tenant, without the prior written consent of Landlord, shall not paint, install lighting or decorations, or install any signs, window or door lettering or
advertising media of any type on or about the Property, or any part thereof, or make any other alterations or physical additions in or to the Property, or any part thereof. All alterations, additions or improvements (whether temporary or permanent
in character) made in or upon the Property, either by Landlord or Tenant, shall be Landlord’s property on termination of this Lease and shall remain on the Property without compensation to Tenant or, at Landlord’s option, Tenant shall
restore those portions of the Premises which Tenant altered, added to or improved to their original condition. All furniture, movable trade fixtures and equipment installed in the Premises by Tenant may be removed by Tenant at the termination of
this Lease if Tenant so elects, and shall be so removed if required by Landlord, or if not so removed shall, at the option of Landlord, become the property of Landlord. In the event of any such removal, Tenant shall, at its expense, repair and
restore to its original condition any portion of the Premises which is damaged by such removal. All such installations, removals and restorations shall be accomplished in a good workmanlike manner so as not to damage the Premises or the primary
structure or structural qualities of the Building or the plumbing, electrical lines or other utilities. 
  
 8.    Assignment and Subletting. 
  
 (a)     Tenant shall not assign all or any portion of this Lease, nor sublet the Premises or any part thereof, without the prior
written consent of Landlord, which consent shall not be unreasonably withheld. In the event Tenant should desire to assign all or any portion of this Lease or sublet the Premises or any part thereof, Tenant shall give Landlord notice of such desire
at least thirty (30) days in advance of the date on which Tenant desires to make such assignment or sublease, which notice shall contain 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 other particulars of the proposed subletting or assignment, including, without limitation, evidence satisfactory to Landlord that the proposed subtenant or assignee is financially responsible and
will immediately occupy and thereafter use the Premises (or any sublet portion thereof) for the remainder of the Lease Term (or for the entire term of the sublease, if shorter). Any such notice shall contain language in bold type that failure by the
Landlord to timely respond shall result in a deemed consent. Landlord shall then have a period of five (5) business days following receipt of such notice within which to notify Tenant in writing that Landlord elects (1) to terminate this Lease as to
the space so affected as of the date so specified by Tenant for such assignment or subletting, provided that Landlord shall only have such termination right if any such proposed subletting or assignment is for 50% or more of the Premises or for any
part of the Premises for the remainder of the Lease Term, or (2) to approve or disapprove Tenant’s proposed assignment or sublease stating any reason or condition for such disapproval. If Landlord shall fail to notify Tenant in writing of such
election within said five (5) business day period, Landlord shall be deemed to have consented to such assignment or sublease. All plans and specifications for any alterations which may be necessary to provide such access shall be submitted by Tenant
to Landlord for its prior written approval, which approval shall not be unreasonably withheld. No assignment or subletting by tenant shall relieve Tenant of any obligations under this Lease. Consent of Landlord to a particular assignment or sublease
or other transaction shall not be deemed a consent to any other or subsequent transaction. Notwithstanding anything to the contrary contained in this paragraph 8, Tenant may assign this Lease or sublease all or any portion of the Premises to any
entity which controls, is controlled by, or under common control with Tenant. 
  
 (b)     If Landlord consents to any subletting or assignment by Tenant as hereinabove provided, and subsequently any category of Rent received by tenant under any such sublease is in excess of the
same category of Rent payable to Landlord under this Lease, or any additional consideration is paid to Tenant by the assignee under any such assignment, then Landlord may, at its option, either (1) declare one-half (1/2) of such excess rents under
any sublease or such additional consideration for any assignment to be due and payable by Tenant to Landlord as additional rent hereunder or (2), if applicable under subparagraph (a) above, elect to cancel this Lease and at Landlord’s option,
enter into a lease directly with such assignee or subtenant, without liability to Tenant. 
  
 (c)     Landlord shall have the right to transfer and assign, in whole or in part, all its rights and obligations hereunder and in the Building and Property referred to herein, and in such event
and upon assumption by the transferee of Landlord’s obligations hereunder (any such transferee to have the benefit of, and be subject to, the provisions of this Lease), no further liability or obligation shall thereafter accrue against Landlord
hereunder. 
  
 (d)     If Tenant is a
corporation, then any merger, consolidation, dissolution, or liquidation, or any change in ownership or power to vote of thirty percent (30%) or more of its outstanding voting stock shall constitute an assignment for the purpose of this Lease.
Notwithstanding the foregoing sentence, the merger of Tenant into a wholly owned subsidiary, effected solely to change the domicile of organization of Tenant, shall not constitute an assignment for the purpose of this Lease. If Tenant is a
partnership, joint venture or other entity, then any liquidation, dissolution, or transfer of ownership of any interests totaling thirty percent (30%) or more of the total interests in such entity shall constitute an assignment for purposes of this
Lease. 
  
 (e)     Tenant agrees that it shall
not place (or permit any employee or agent to place) any signs on or about the Property, nor conduct (or permit any employee or agent to conduct) any public advertising which includes any pictures, renderings, sketches or other representation of any
kind of the Building (or a portion thereof) with respect to any proposed assignment or subletting of the Premises or any part thereof, without Landlord’s prior written consent. 
  

 4 

 (f)    Tenant shall not mortgage, pledge, hypothecate or otherwise encumber (or grant
a security interest in) this Lease or any of Tenant’s rights hereunder, without Landlord’s prior written consent. 
  
 (g)    Tenant shall not sell, transfer, exchange, distribute or otherwise dispose of more than thirty percent (30%) of its assets
(other than the Lease) without the prior written consent of Landlord. 
  
 9.    Indemnity.    Landlord shall not be liable or responsible to Tenant for any loss or damage to any property or person occasioned by theft, act of God, public enmity, injunction, riot,
strike, insurrection, war, court order, requisition or order of governmental body or authority, or for any damage or inconvenience that may arise through repair or alteration of any part of the Building, or failure to make any such repairs, unless
caused by Landlord’s gross negligence or willful misconduct. In addition, Landlord shall not be liable to Tenant, or to Tenant’s agents, servants, employees, customers or invitees and Tenant shall indemnify and save harmless Landlord of
and from all fines, suits, claims, demands, losses and actions (including attorney’s fees) for any injury to person or damage to property caused by any act, omission or neglect of Tenant, Tenant’s agents, servants, employees, customers or
invitees. 
  
 10.    Subordination.    This Lease and all rights of Tenant hereunder are subject and subordinate to any deeds of trust, mortgages or other instruments of security, as well as to any ground
leases or primary leases, that now or hereafter cover all or any part of the Property, or any interest of Landlord therein, and to any and all advances made on the security thereof, and to any and all increase, renewals, modifications,
consolidations, replacements and extensions of any of such deeds of trust, mortgages, instruments of security or leases. This clause shall be self-operative and no further instrument of subordination need be required by any mortgagee. In
confirmation of such subordination, however, Tenant shall execute promptly any appropriate certificate or instrument that Landlord may reasonably request, including, without limitation, an Estoppel, Non-Disturbance, Subordination and Attornment
Agreement in the form attached hereto as Exhibit K or in such other form as may be reasonably satisfactory to Landlord’s mortgagee. In the event of the enforcement by the trustee or the beneficiary under any such mortgage or trusts of the
remedies provided for by law or by such mortgage or deed of trust. Tenant will, upon request of any person or party succeeding to the interest of Landlord as a result of such enforcement, automatically become the tenant of such successor in interest
without change in the terms or other provisions of this Lease; provided, however, that such successor in interest shall not be bound by or liable for (i) any payment of Rent for more than one month in advance except prepayments (in an amount not in
excess of one month’s Adjusted Rental) in the nature of security for the performance by Tenant of its obligations under this Lease, (ii) any amendment or modification of this Lease made without the written consent of such trustee or such
beneficiary or such successor in interest, or (iii) any offset, claim or cause of action which Tenant may have against Landlord relating to the period which is prior to the time Tenant becomes the tenant of such successor in interest. Upon request
by such successor in interest, Tenant shall execute and deliver an instrument confirming the attornment herein provided for. Notwithstanding the foregoing provisions, Tenant agrees that any mortgagee will have the right at any time to subordinate
any rights of such mortgagee to the rights of Tenant under this Lease. 
  
 11.    Rules and Regulations.    Tenant and Tenant’s agents, employees, and invitees shall comply fully with all requirements of the rules and regulations of the Building and related
facilities that are attached hereto as Exhibit C, and made apart hereof as though fully set out herein. Tenant shall further be responsible for the compliance with such rules and regulations by the employees, servants, agents, visitors and invitees
of Tenant. Landlord reserves the right to amend or rescind any of the rules and regulations and to make such other and further rules and regulations 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 and invitees, which rules and regulations, when made and notice thereof given to
a tenant, shall be binding upon it in like manner as if originally herein prescribed. 
  
 12.    Inspection.    Landlord or its officers, agents and representatives shall have the right to enter into and upon any and all parts of the Premises at all reasonable
hours (or, in any emergency, at any hour) to (a) inspect same or clean or make repairs or alterations or additions as Landlord may deem necessary (but without any obligation to do so, except as expressly provided for herein) or (b) show the Premises
to prospective tenants [during the last twelve (12) months of the Lease Term), purchasers or lenders; and tenant shall not be entitled to any abatement or reduction of Rent by reason thereof, nor shall such be deemed to be an actual or constructive
eviction. Tenant shall have the right to accompany Landlord and/or its officers, agents and representatives at any time they are in the Premises except during emergencies. 
  
 13.    Condemnation.    If the Premises or any part thereof, or if the
Property or any portion of the Property leaving the remainder of the Property unsuitable for use as an office building comparable to its use on the Commencement Date of this Lease, shall be taken or condemned in whole or in part for public purposes,
or sold in lieu of condemnation, then this Lease shall, at the sole option of Landlord, forthwith cease and terminate; all compensation awarded for any taking (or sale proceeds in lieu thereof) shall be the property of Landlord, and Tenant shall
have no claim thereto (except for the value of the unamortized value of any improvements made by Tenant at its expense and any award to Tenant for its moving costs and damages to Tenant’s personal property), the same being hereby expressly
waived by Tenant. 
  
 14.    Fire or Other
Casualty.    In the event that substantially all of the Building should be destroyed by fire, tornado or other casualty or in the event the Premises or the Building should be so damaged that rebuilding of repairs cannot, in
the reasonable judgment of Landlord be completed within one hundred eighty (180) days after the date of such damage, Landlord may at its option terminate this Lease, in which event, this Lease shall terminate effective as of the date of such damage.
In the event the Building or the Premises should be damaged by fire, tornado or other casualty covered by Landlord’s insurance, but only to such extent that rebuilding or repairs can, in the reasonable 
  

 5 

 
judgment of Landlord, be completed within one hundred eighty (180) days after the date of such damage, or if the damage should be more serious but Landlord
does not elect to terminate this Lease, in either such event Landlord shall within thirty (30) days after the date of such damage commence to rebuild or repair the Building and/or the Premises and shall proceed with reasonable diligence to restore
the Building and/or Premises to substantially the same condition in which it was immediately prior to the happening of the casualty, except that Landlord shall not be required to rebuild, repair or replace any part of the furniture, equipment,
fixtures and other improvements which may have been placed by Tenant or other tenants within the Building or the Premises. Landlord shall allow Tenant a diminution of Adjusted Rental during the time the Premises are unfit for occupancy, which
diminution shall be based upon the proportion of square feet which are unfit for occupancy to the total square feet in the Premises. In the event any mortgagee under a deed of trust, security agreement or mortgage on the Building should require that
the insurance proceeds be used to retire the mortgage debt, then Landlord, at Landlord’s option, may elect not to rebuild and this Lease shall terminate upon Tenant’s receipt of a notice from Landlord to that effect. Except as hereinafter
provided, any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or to the Premises shall be for the sole benefit of the party carrying such insurance and under its sole control. 
  
 15.    Holding Over.    Should
Tenant, or any of its successors in interest, hold over the Premises, or any part hereof, after the expiration of the Lease Term, unless otherwise agreed in writing by Landlord, such holding over shall constitute and be construed as a tenancy at
will only, at a daily rental equal to the daily Rent payable for the last month of the Lease Term plus fifty percent (50%) of such amount. The inclusion of the preceding sentence shall not be construed as Landlord’s consent for Tenant to hold
over. 
  
 16.    Taxes on Tenant’s
Property.    Tenant shall be liable for all taxes levied or assessed against all personal property, furniture or fixtures placed by Tenant in the Premises. If any such taxes for which Tenant is liable are levied or assessed
against Landlord or Landlord’s property and if Landlord elects to pay the same or if the assessed value of Landlord’s property is increased by inclusion of personal property, furniture or fixtures placed by Tenant in the Premises, and
Landlord elects to pay the taxes based on such increase, Tenant shall pay to Landlord upon demand that part of such taxes for which Tenant is primarily liable hereunder. 
  
 17.    Events of Default.    The following events shall be deemed to be
events of default by Tenant under this Lease: 
  
 (a)    Tenant shall fail to pay when due any Rent or other sums payable by Tenant hereunder (or under any other lease now or hereafter executed by Tenant in connection with space in the Building) and such failure shall
continue for five (5) days after written notice therefor from Landlord (provided that Landlord shall only be obligated to give Tenant written notice of any monetary default twice in any twelve (12) month period, and thereafter Tenant shall be deemed
in default immediately after failure to make such payment without requirement of notice from Landlord). 
  
 (b)    Tenant shall fail to comply with or observe any other provision of this Lease (or any other lease now or hereafter executed by
Tenant in connection with space in the Building), and such breach shall continue for thirty (30) days after notice from Landlord of such breach (unless with respect to any default which cannot be cured within thirty (30) days due to causes beyond
Tenant’s reasonable control, Tenant, in good faith, after receiving such notice, shall have commenced and thereafter shall continue diligently to perform all action necessary to cure such default. 
  
 (c)    Tenant or any guarantor of Tenant’s
obligations hereunder shall make an assignment for the benefit of creditors. 
  
 (d)    Any petition shall be filed by or against Tenant or any guarantor of Tenant’s obligations hereunder under any section or chapter of the National Bankruptcy Act, as amended, or under any
similar law or statute of the United States or any State thereof; or Tenant or any guarantor of Tenant’s obligations shall be adjudged bankrupt or insolvent in proceedings filed thereunder. 
  
 (e)    A receiver of Trustee shall be appointed for all
or substantially all of the assets of Tenant or any guarantor of Tenant’s obligations hereunder. 
  
 (f)    Tenant shall desert or vacate any portion of the Premises. 
  
 18.    Remedies.    Upon the occurrence of any event of default specified in
this Lease, Landlord shall have the option to pursue any and all remedies which it may then have hereunder or at law or in equity, including, without limitation, any one or more of the following, in each case, without any notice or demand
whatsoever: 
  
 (a)    Terminate this Lease,
in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in Rent, enter upon and take possession and
expel or remove Tenant and any other person who may be occupying said Premises or any part thereof, and Tenant agrees to pay to Landlord on demand the amount of all loss, cost, expense and damage which Landlord may suffer or incur by reason of such
termination, whether through inability to relet the Premises on satisfactory terms or otherwise, including the loss of Rent for the remainder of the Lease Term. 
  

(b)    Enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the
Premises or any part thereof, and if Landlord so elects, relet the Premises on such 
  

 6 

 
terms as Landlord shall deem advisable (including, without limitation, such concessions and free rent as Landlord deems necessary or desirable) and receive
and retain all of the rent therefor; and Tenant agrees (i) to pay to Landlord on demand any deficiency that may arise by reason of such reletting for the remainder of the Lease Term, and (ii) that Tenant shall not be entitled to any rents or other
payments received by Landlord in connection with such reletting even if such rents and other payments are in excess of the amounts that would otherwise be payable to Landlord under this Lease. 
  
 (c)    Make such payments and/or take such action
(including, without limitation, entering upon the Premises) and pay and/or perform whatever Tenant is obligated to pay or perform under the terms of this Lease; and Tenant agrees to reimburse Landlord on demand for any expenditures and expenses
(together with interest thereon at the Past Due Rate from the date paid by Landlord) which Landlord may make or incur in thus effecting compliance with Tenant’s obligations under this Lease, and Tenant further agrees that Landlord shall not be
liable for any damages resulting to Tenant from such action. 
  
 (d)    Collect, from time to time, by suit or otherwise, each installment of Rent or other sum as it becomes due hereunder, or to enforce, from time to time, by suit or otherwise, any other term or provision hereof on
the part of Tenant required to be kept or performed. 
  
 (e)    In lieu of the monthly payments of Rent to be made by Tenant to Landlord pursuant to the preceding paragraphs (but in addition to the sums payable for Landlord’s expenses for keeping the Premises in good
order and for preparing the same for reletting), Landlord may elect to recover from Tenant, and Tenant agrees to pay, upon demand, as liquidated damages, an amount equal to the difference between the Rent reserved for the unexpired portion of the
term of this Lease and the then prevailing rental rate of the Premises for the same period, discounted to the date of termination at the rate of seven percent (7%) per annum. 
  
 (f)    No re-entry or taking possession of the Premises by Landlord shall be construed as an election on
its part to terminate this Lease, unless a notice of such intention be given to Tenant. Notwithstanding any such reletting or re-entry or taking possession, Landlord may at any time thereafter elect to terminate this Lease for a previous default.
Pursuit of any of the foregoing remedies shall not preclude pursuit of any of the other remedies herein provided or any other remedies provided by law, nor shall pursuit or any remedy herein provided constitute a forfeiture or waiver of any Rent due
to Landlord hereunder or of any damages occurring to Landlord by reason of the violation of any of the terms, provisions and covenants herein contained. Landlord’s acceptance of any Rent following an event of default hereunder shall not be
construed as Landlord’s waiver of such event of default. No waiver by Landlord of any violation or breach of any of the terms, provisions, and covenants herein contained shall be deemed or construed to constitute a waiver of any other violation
or default. The loss or damage that Landlord may suffer by reason of termination of this Lease or the deficiency from any reletting as provided for above shall include the expense of repossession and any repairs or remodeling undertaken by Landlord
following possession. Should Landlord at any time terminate this Lease for any default, in addition to any other remedy Landlord may have, Landlord may recover from Tenant all damages Landlord may incur by reason of such default (together with
interest thereon at the Past Due Rate), including the cost of recovering the Premises and the loss of Rent for the remainder of the Lease Term. 
  
 (g)    Tenant, for itself and on behalf of any and all persons claiming through or under it, including, without limitation, all
creditors of all kinds, does hereby waive and surrender all right and privilege which it or any of them might have under or by reason of any present or future law to redeem the Premises or to have a continuance of this Lease after having been
dispossessed or rejected therefrom by process of law or under the terms and conditions of this Lease or after the termination of this Lease as herein provided. 
  

19.    Surrender of Premises.    No act or thing done by Landlord or its agents during the term hereby
granted shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless the same be made in writing and signed by Landlord. 
  
 20.    Attorney’s
Fees.    In the event that any action or proceeding is brought to enforce any term, covenant or condition of this Lease on the part of Landlord or Tenant, the prevailing party in such litigation shall be entitled to
reasonable attorney’s fees to be fixed by the court in such action or proceeding. 
  
 21.    Mechanic’s Liens.    Tenant will not permit any mechanic’s lien or liens to be placed upon the Property, or any portion thereof, caused by or resulting
from any work performed, materials furnished or obligation incurred by or at the request of Tenant, and in the case of the filing of any such lien, Tenant will immediately pay and discharge the same. If default in payment thereof shall continue for
fifteen (15) days after Tenant’s receipt of a notice thereof from Landlord, Landlord shall have the right and privilege at Landlord’s option of paying the same or any portion thereof without inquiry as to the validity thereof, and any
amounts so paid, including expenses and interest, shall be so much additional rent hereunder due from Tenant to Landlord and shall be repaid to Landlord (together with interest at the Past Due Rate from the date paid by Landlord) within fifteen (15)
days after Tenant’s receipt of a request from Landlord therefor. 
  
 22.    No Subrogation-Liability Insurance. 
  
 (a)    Each party hereto hereby waives any cause of action it might have against the other party, on account of any loss or damage that is insured against under any standard insurance policy (to
the extent such loss or damage is recoverable under such insurance policy) that covers the Building, the Premises, Landlord’s or Tenant’s fixtures, personal property, leasehold improvements or business and which names Landlord or Tenant,
as the case may be, as a party insured, it being understood and agreed that this provision is cumulative of paragraph 9 hereof. 
  

 7 

 
Notwithstanding the foregoing, the release in the preceding sentence shall be applicable and in full force and effect only so long as and to the extent that
such release does not invalidate any policy or policies of insurance now or hereafter maintained by the other party hereto. Each party hereto agrees that it will request its insurance carrier to endorse all applicable policies waiving the
carrier’s rights of recovery under subrogation or otherwise against the other party. 
  
 (b)    Tenant shall, at its expense, maintain a policy or policies of comprehensive general liability insurance pertaining to its use and occupancy of the Premises hereunder, with the premiums
thereof fully paid in advance, issued by and binding upon a solvent insurance company approved by Landlord, such insurance to name Landlord and Tenant as insureds and to afford minimum protection of not less than One Million and No/100 Dollars
($1,000,000.00) combined single limit for bodily injury, death to any one person or property damage in any one occurrence. Upon Tenant’s execution of this Lease and at any time from time to time thereafter when Landlord so requests, Tenant
shall furnish a certificate of insurance and such other evidence satisfactory to Landlord of the maintenance of all insurance coverages required hereunder, and Tenant shall obtain written obligation on the part of each insurance company to notify
Landlord at least thirty (30) days prior to cancellation of material change of any such insurance. 
  
 23.    Brokerage.    Tenant warrants that it has had no dealings with any broker or agent other than
Spencer Hayes and Mark Greiner of Colliers of Texas Real Estate Services, LLC (“Broker”) in connection with the negotiation or execution of this Lease and Tenant agrees to indemnify Landlord against all costs, expenses, attorney’s
fees or other liability for commissions or other compensation or charges claimed by any broker or agent claiming the same by, through or under Tenant for this Lease, or any renewals, extension, amendments, addenda or expansions with respect to this
Lease. Broker’s authorization as Tenant’s representative is documented by a letter dated April 27, 2000, a copy of which has been provided to Landlord. Payment of any commission to Broker is subject to a written agreement dated May 5, 2000
by and between Landlord and Broker. 
  
 24.    Change of Building Name.    Landlord reserves the right at any time to change the name by which the Building is designated. 
  
 25.    Estoppel Certificates.    From time to time when requested by
Landlord, Tenant shall deliver to any prospective purchaser, present or future mortgagee or lessor, in each case, of all or any part of the Property, or any interest of Landlord therein, a certificate signed by Tenant confirming and containing such
factual certificates and representations deemed appropriated by Landlord or any such purchaser, mortgagee or lessor, and Tenant shall, within fifteen (15) days following Tenant’s receipt of said proposed certificate from Landlord, return a
fully executed copy of said certificate to Landlord. In the event Tenant shall fail to return a fully executed copy of such certificate to Landlord within the foregoing fifteen (15) day period, then Tenant shall be deemed to have approved and
confirmed all of the terms, certifications and representations contained in such certificate. 
  
 26.    Notices.    Each provision of this Lease, or of any applicable governmental laws, ordinances, regulations, and other requirements with reference to the sending,
mailing or delivery of any notice, or with reference to the making of any payment or request by Tenant or Landlord, shall be deemed to be complied with when and if the following steps are taken: 
  
 (a)    All Rent and other payments required to be made by
Tenant to Landlord hereunder shall be payable to, and must be received by, Landlord on the date due and at the address set forth in the Basic Lease Information or at such other address as Landlord may specify from time to time by written notice
delivered in accordance herewith. 
  
 (b)    Any notice, request or document (excluding Rent or other payments) permitted or required to be delivered hereunder must be in writing and shall be deemed to be received if actually received and whether or not
received when deposited in the United States mail, postage prepaid, certified or registered mail (with or without return receipt requested), addressed to the parties hereto at the respective addresses set forth in the Basic Lease Information or at
such other address as either of said parties have theretofore specified by written notice delivered in accordance herewith. 
  
 27.    Separability.    If any clause or provision of this Lease is illegal, invalid or unenforceable under
present or future laws effective during the Lease Term, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby, and it is also the intention of the parties to this Lease that
in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added as a part of this Lease a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be
possible and be legal, valid and enforceable. 
  
 28.    Amendments; Binding Effect.    This Lease may not be altered, changed or amended, except by instrument in writing signed by both parties hereto. No provision of this Lease shall be
deemed to have been waived by Landlord unless such waiver be in writing signed by Landlord and addressed to Tenant, nor shall any custom or practice which may evolve between the parties in the administration of the terms hereof be construed to waive
or lessen the right of Landlord to insist upon the performance by Tenant in strict accordance with the terms hereof. The terms and conditions contained in this Lease shall apply to, inure to the benefit of, and be binding upon the parties hereto,
and upon their respective successors in interest and legal representatives, except as otherwise herein expressly provided. 
  
 29.    Quiet Enjoyment.    Provided Tenant has performed all of the terms and conditions of this Lease,
including the payment of Rent, to be performed by Tenant, Landlord shall not interfere with the peaceable and quiet enjoyment of the Premises by Tenant during the Lease Term, subject to the terms and conditions of this Lease. 
  

 8 

 30.    Gender.    Words of any gender used in this Lease
shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. 
  
 31.    Joint and Several Liability.    If there be no more than one Tenant,
the obligations hereunder imposed upon Tenant shall be joint and several. If there be a guarantor of Tenant’s obligations hereunder, the obligations hereunder imposed upon Tenant shall be the joint and several obligations of Tenant and such
guarantor and Landlord need not first proceed against Tenant before proceeding against such guarantor nor shall any such guarantor be released from its guaranty for any reason whatsoever, including, without limitation, in case of any amendments
hereto, waivers hereof or failure to give such guarantor any notices hereunder. 
  
 32.    Personal Liability.    The liability of Landlord to Tenant for any claim against Landlord which arises under or by reason of this Lease shall be limited to the
interest of Landlord in the Property, and Landlord shall not be personally liable for any deficiency. This clause shall not be deemed to limit or deny any remedies which Tenant may have in the event of default by Landlord hereunder which do not
involve the personal liability of Landlord. 
  
 33.    Certain Rights Reserved by Landlord.    Landlord shall have the following rights, exercisable without notice and without liability to Tenant for damage or injury to property, persons or
business and without effecting an eviction, constructive or actual, or disturbance of Tenant’s use or possession or giving rise to any claim for setoff or abatement of Rent: 
  
 (a)    To decorate and to make repairs, alterations, additions, changes or improvements, whether
structural or otherwise, in and about the Property, or any part thereof, and for such purposes, following reasonable written notice, to enter upon the Premises and, during the continuance of any such work, to temporarily close doors, entryways,
public space and corridors in the Building, to interrupt or temporarily suspend Building services and facilities and to change the arrangement and location of entrances or passageways, doors and doorways, corridors, elevators, stairs, toilets, or
other public parts of the Building, all without abatement of Rent or affecting any of Tenant’s obligations hereunder, so long as the Premises are reasonably accessible. 
  
 (b)    To have and retain a paramount title to the Premises free and clear of any act of Tenant
purporting to burden or encumber them. 
  
 (c)    To grant to anyone the exclusive right to conduct any business or render any service in or to the Building, provided such exclusive right shall not operate to exclude Tenant from the use expressly permitted
herein. 
  
 (d)    To prohibit the placing of
vending or dispensing machines of any kind in or about the Premises without the prior written permission of Landlord. 
  
 (e)    To have access for Landlord and other tenants of the Building to any mail chutes located on the Premises according to the rules
of the United States Postal Service. 
  
 (f)    To take all such reasonable measures as Landlord may deem advisable for the security of the Property and its occupants, including, without limitation, the evacuation of the Building for cause, suspected cause, or
for drill purposes, the temporary denial of access to the Building, and the closing of the Building after normal business hours and on Saturdays, Sunday and Holidays, subject, however, to Tenant’s right to admittance when the Building is closed
after normal business hours under such reasonable regulations as Landlord may prescribe from time to time which may include, by way of example but not of limitation, that persons entering or leaving the Building, whether or not during normal
business hours, identify themselves to a security officer by registration or otherwise and that such persons establish their right to enter or leave the Building. 
  
 34.    Notice to Lender.    If the Property or any part thereof is at any
time subject to a first mortgage or a first deed of trust or other similar instruments and this Lease or any of the Rent is assigned to such mortgagee, trustee or beneficiary and Tenant is given written notice thereof, including the post office
address of such assignee, then Tenant shall not terminate this Lease or abate any of the Rent for any default on the part of Landlord without first giving written notice by certified or registered mail, return receipt requested, to such assignee,
specifying the default in reasonable detail, and affording such assignee a reasonable opportunity to make performance, at its election, for and on behalf of Landlord. 
  
 35.    Captions.    The captions contained in this Lease are for convenience
of reference only, and in no way limit or enlarge the terms and conditions of this Lease. 
  
 36.    Miscellaneous. 
  
 (a)    Any approval by Landlord or Landlord’s architects and/or engineers of any of Tenant’s drawings, plans and specifications that are prepared in connection with any construction of
improvements in the Premises shall not in any way be construed or operate to bind Landlord or to constitute a representation or warranty of Landlord as to the adequacy or sufficiency of such drawings, plans and specifications, or the improvements to
which they relate, for any use, purpose, or condition, but such approval shall merely be the consent of Landlord as may be required hereunder in connection with Tenant’s construction of improvements in the leased Premises in accordance with
such drawings, plans and specifications. 
  

 9 

 (b)    Each and every consent and agreement contained in this Lease is, and shall be
construed to be, a separate and independent covenant and agreement. 
  
 (c)    There shall be no merger of this Lease or of the leasehold estate hereby created with the fee estate in the leased Premises or any part thereof by reason of the fact that the same person may acquire or hold,
directly or indirectly, this Lease or the leasehold estate hereby created or any interest in this Lease or in such leasehold estate as well as the fee estate in the leasehold Premises or any interest in such fee estate. 
  
 (d)    Neither Landlord nor Landlord’s agents or
brokers have made any representations or promises with respect to the Property, or any portion thereof, except as herein expressly set forth and no rights, easements or licenses are acquired by Tenant by implication or otherwise except as expressly
set forth in the provisions of this Lease. 
  
 (e)    The submission of this Lease to Tenant for examination does not constitute an offer, reservation or option in favor of Tenant, and Tenant shall have no rights with respect to this Lease or the Premises unless and
until Landlord shall elect, or shall elect to cause its managing agent, to execute a copy of this Lease and deliver the same to Tenant, the date of which delivery shall be deemed the “Delivery Date”. 
  
 37.    Landlord’s
Financing.    Landlord shall not be obligated to proceed with construction of the Building unless and until financing acceptable to Landlord is obtained. Unless binding written commitments for such financing satisfactory to
Landlord have been obtained from the person or entity providing such financing and all conditions to such commitments (other than actual construction of the office building) shall have been fulfilled six (6) months before the Commencement Date,
Landlord may, at its option, terminate this Lease by notifying Tenant within fifteen (15) days following the expiration of such time. If Landlord so elects, this Lease shall thereupon cease and terminate, any Security Deposit hereunder shall be
returned to Tenant and each of the parties hereto shall be released and discharged from any all liability and responsibility hereunder. 
  
 38.    Lender’s Approval.    If, in connection with Landlord’s obtaining any financing or
refinancing for the Property, or any portion thereof, any bank, savings and loan association, insurance company, institutional lender, or other financing source (the “Lender”) shall request reasonable modifications to this Lease, Tenant
will not unreasonably withhold or delay its consent thereto, provided that such modifications do not materially increase the obligations of Tenant hereunder or materially adversely affect Tenant’s interest in this Lease. In no event shall a
requirement that the consent of any such Lender be given for any modification of this Lease or for any assignment or sublease be deemed to materially adversely affect Tenant’s obligations hereunder or the leasehold interest hereby created. If,
within thirty (30) days from the Delivery Date, such Lender approves this Lease only upon the basis of modification of the terms and provisions of this Lease, Landlord shall have the right to cancel this Lease if Tenant refuses to approve in writing
any such modification within fifteen (15) days after Landlord’s request thereof. Landlord agrees to use best efforts to obtain such Lender’s approval. Landlord’s right to cancel this Lease, due to Tenant’s refusal to accept
changes required by such lender, shall be null and void if not exercised within forty-five (45) days from the Delivery Date. If such right to cancel is exercised, this Lease shall thereafter be null and void, any security deposit received hereunder
shall be returned to Tenant, and neither party shall have any liability to the other by reason of such cancellation. 
  
 39.    Prevailing Rental Rate.    In the event that any provision of this Lease provides for the payment or
determination of any Basic Rental at “the prevailing rental rate” or at “the Market Rate” or other similar provision (in any case, the “Market Rate”) and Landlord and Tenant are unable to agree upon the Market Rate,
Landlord and Tenant shall each promptly appoint a real estate appraiser who is a member of the American Institute of Real Estate Appraisers (or its equivalent) to assist in the determination of the Market Rate, and the two appraisers shall appoint a
third appraiser who is also a member of the American Institute of Real Estate Appraisers (or its equivalent). The determination of the Market Rate by the agreement of any two of such three appraisers shall be accepted by and binding upon Landlord
and Tenant as the Market Rate. Landlord and Tenant will use all reasonable diligence to cause their appointed appraisers to perform in good faith and in a timely manner in order to make the determination of the Market Rate on or before the date on
which the Market Rate is to become effective. In the event such appraisers shall not make such determination prior to the date on which the Market Rate is to become effective, (a) this Lease shall nevertheless continue in full force and effect until
such determination is made, (b) the Rental for such period shall be payable at the rate otherwise payable hereunder, and (c) upon the determination by such appraisers of the Market Rate, the payment of the Market Rate shall commence on the first day
of the month following the date of such determination, and in addition to such monthly installment of Rent. Tenant shall pay to Landlord the increase in the Rent payable hereunder, if any, applicable to the period from the date on which the Market
Rate was scheduled to become effective to the payment of the first installment at the Market Rate. In the event that the determination of the Market Rate is not made prior to the time which is six (6) months after the date upon which the Market Rate
is to become effective, the determination of the Market Rate by the third appraiser shall be accepted and binding upon Landlord and Tenant as the Market Rate, and the provisions of subparagraph (c) in the preceding sentence shall apply. Landlord and
Tenant shall each bear the costs and fees of their respective appraisers and shall share equally the cost of the third appraiser. 
  
 40.    Force Majeure.    In the event that Landlord shall be delayed in the performance of any obligation
of Landlord hereunder as a result of strikes, lockouts, shortages of labor, fuel or materials, acts of God, legal requirements, fire or other casualty, or any other cause beyond the control of Landlord, then the performance of such obligation shall
be excused for the period of such delay, and the period for the performance of such obligation shall be extended by the number of days equivalent to the number of days of such delay. Landlord shall in no event be required to settle or compromise any
strike, lockout or other labor disputes, the resolution thereof being within the sole discretion of Landlord. 
  

 10 

 41.    Applicable Law.    This Lease has been executed in
the State of Texas and shall be governed in all respects by the laws of the State of Texas. It is the intent of Landlord and Tenant to conform strictly to all applicable state and federal usury laws. All agreements between Landlord and Tenant,
whether now existing or hereafter arising and whether written or oral, are hereby expressly limited so that in no contingency or event whatsoever shall the amount contracted for, charged or received by Landlord for the use, forbearance or detention
of money hereunder or otherwise exceed the maximum amount which Landlord is legally entitled to contract for, charge or collect under applicable state or federal law. If, from any circumstance whatsoever, fulfillment of any provision hereof at the
time performance of such provision shall be due shall involve transcending the limit of validity prescribed by law, then the obligation to be fulfilled shall be automatically reduced to the limit of such validity, and if from any such circumstance,
Landlord shall ever receive as interest or otherwise an amount in excess of the maximum that can be legally collected, then such amount which would be excessive interest shall be applied to the reduction of the Rent; and if such amount which would
be excessive interest exceeds the Rent, then such additional amount shall be refunded to Tenant. 
  
 42.    Third Party Rights.    Nothing herein expressed or implied is intended, or shall be construed, to
confer upon or give to any person or entity, other than the parties hereto, any right or remedy under or by reason of this Lease. 
  
 43.    Exhibits and Attachments.    All exhibits, attachments, riders and addenda referred to in this Lease
and the exhibits listed hereinbelow and attached hereto are incorporated into this Lease and made a part hereof for all intents and purposes as if fully set out herein. All capitalized terms used in such documents shall, unless otherwise defined
therein, have the same meanings as are set forth herein. 
  
 44.    Hazardous Materials.    Tenant shall not (either with or without negligence) cause or permit the escape, disposal or release of any biologically or chemically active or other hazardous
substances, or materials. Tenant shall not allow the storage or use of such substances or materials in any manner not sanctioned by law or by the highest standards prevailing in the industry for the storage and use of such substances or materials,
nor allow to be brought into the Project any such materials or substances except to use in the ordinary course of Tenant’s business, and then only after written notice is given to Landlord of the identity of such substances or materials.
Without limitation, hazardous substances and materials shall include those described in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Section 9601 et seq., the Resource Conservation and
Recovery Act, as amended, 42 U.S.C. Section 6901 et seq., any applicable state or local laws and regulations adopted under these acts. If any lender or governmental agency shall ever require testing to ascertain whether or not there has been any
release of hazardous materials, then the reasonable costs thereof shall be reimbursed by Tenant to Landlord upon demand as additional charges if such requirement applies to the Premises. In addition, Tenant shall execute affidavits, representations
and the like from time to time at Landlord’s request concerning Tenant’s best knowledge and belief regarding the presence of hazardous substances or materials on the Premises. In all events, Tenant shall indemnify Landlord in the manner
elsewhere provided in this lease from any release of hazardous materials on the Premises occurring while Tenant is in possession, or elsewhere if caused by Tenant or persons acting under Tenant. The within covenants shall survive the expiration or
earlier termination of the Lease Term. 
  
 45.    Landlord’s Lien.    In consideration of the mutual benefits arising under this Lease, Tenant hereby grants to Landlord a lien and security interest on all property of Tenant now or
hereafter placed in or upon the Premises, and such property shall be and remain subject to such lien and security interest of Landlord for payment of all Rent and other sums agreed to be paid by Tenant herein. Said lien and security interest shall
be in addition to and cumulative of Landlord’s liens provided by law. This Lease shall constitute a security agreement under the Uniform Commercial Code so that Landlord shall have and may enforce a security interest on all property of Tenant
now or hereafter placed in or on the Premises by Tenant. Tenant agrees to execute as debtor such financing statement or statements as Landlord may now or hereafter request in order that such security interest or interests may be protected pursuant
to said Code. Landlord may at its election at any time file a copy of this Lease as a financing statement. Landlord, as secured party, shall be entitled to all of the rights and remedies afforded a secured party under said Uniform Commercial Code,
which rights and remedies shall be in addition to and cumulative of Landlord’s liens and rights provided by law or by the other terms and provisions of this Lease. Notwithstanding anything to the contrary, Landlord subordinates its
landlord’s lien on any of Tenant’s personal property subject to a security interest in favor of a third-party lender to such third-party lender and agrees to execute a document reasonably acceptable to Landlord upon the request of such
third-party lender to evidence such subordination. 
  
 Exhibit A
– Legal Description 
 Exhibit B – Outline of Premises 
 Exhibit C – Building Rules and Regulations 
 Exhibit D – Construction Provisions 
 Exhibit E – Parking 
 Exhibit F – Operating Expenses 
 Exhibit G – Intentionally Deleted 
 Exhibit H – Acknowledgment of Lease Commencement and Lien Rights 
 Exhibit I – Special Provisions 
 Exhibit J – Example Letter of Credit 
 Exhibit K – Estoppel, Non-Disturbance, Subordination and Attornment Agreement

  

 11 

 DATED as of the date first above written. 
  

	 LANDLORD:
	 	 	 	TENANT:
			
	 BC PLAZA II/III, LTD., a Texas limited partnership
	 	 	 	SigmaTel, Inc., a Texas corporation
					
	By:	 	 By: Trammell Crow Central Texas Development, Inc., a Delaware corporation, Its General Partner
	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	 
	
	 	 	 	 /s/    Donald W. Muskopf

					
	By:	 	
	 	 	 	By:	 	 Donald W. Muskopf

	 Title:
	 	
	 	 	 	 Title:
	 	 C.F.O.

  
  

 EXHIBIT “B” 
  
 OUTLINE OF PREMISES 
  
 

 
  

 Exhibit “B” - Page 1 

 EXHIBIT “B” 
  
 OUTLINE OF PREMISES 
  
  

 Exhibit “B” - Page 1 

 EXHIBIT “C” 
  
 RULES AND REGULATIONS 
  

The following rules and regulations shall apply, where applicable, to the Property and to each portion thereof: 
  
 (1)    Sidewalks, doorways, vestibules, halls, stairways
and other similar areas shall not be obstructed by tenants or used by any tenant for any purpose other than ingress and egress to and from the premises and for going from one to another part of the Property. 
  
 (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 or doors or other exterior part of the
Property (or be visible from any public or common area) unless they are of such color, size and style and in such places as shall be first approved in writing by Landlord. Landlord, at tenant’s sole cost and expense, shall install all letters
or numerals by or on doors in such tenant’s leased premises which letters or numerals shall be in building standard graphics. No nails, hooks or screws shall be driven or inserted in any part of the Building outside the premises 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 treatments. 
  
 (4)    Landlord shall provide and maintain an
alphabetical directory board for all tenants in the first floor (main lobby) of the Building and no other directory shall be permitted unless previously consented to by Landlord in writing. 
  
 (5)    Two keys to the locks on the corridor doors
entering each tenant’s leased premises shall be furnished by Landlord free of charge, with any additional keys to be furnished by Landlord to each tenant, at tenant’s cost. Landlord shall provide all locks for other 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 or to its leased premises without Landlord’s prior written consent. All such keys shall remain the property of
Landlord. Each tenant shall give to Landlord the explanation of the combination of all locks for safe, safe cabinets and vault doors, if any, in such tenant’s leased premises. 
  
 (6)    With respect to work being performed by tenants in any leased premises with the approval of
Landlord, all tenants will refer all contractors, contractors’ representatives and installation technicians rendering any service to them 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, installation 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 or office equipment, or dispatch or receipt by tenants of any bulky material,
merchandise or materials which requires use of elevators or stairways, or movement through the Building entrances or lobby shall be restricted to such hours as Landlord shall designate. All such movements shall be under the supervision of Landlord
and in the manner agreed between the tenants and Landlord by prearrangement before performance. Such pre-arrangement initiated by a tenant will include determination by Landlord, and subject to its decision and control, as to the time, method, and
routing of movement and as to the limitations for safety or other concern which may prohibit any article, equipment or any other item from being brought into the Building. 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 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 right 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 by repaired at the expense of such tenant. Tenant shall bear all costs incurred by Landlord or Tenant in determining the feasibility or actual installation of any
such heavy equipment. 
  
 (9)    A tenant
shall notify the Building manager when safes or other heavy equipment are to be taken in or out of the Building and the moving shall be done under the supervision of the Building manager, after written permission from Landlord. Persons employed to
move such property must be acceptable to Landlord. 
  
 (10)    Corridor doors, when not in use, shall be kept closed. 
  
 (11)    Each tenant shall cooperate with Landlord’s employees in keeping its leased premises neat and clean. 
  

 Exhibit “C” - Page 1 

 (12)    Landlord shall be in no way responsible to the tenants, their agents,
employees or invitees for any loss of property from the leased premises or public areas or for any damages to any property thereon from any cause whatsoever. 
  
 (13)    To ensure orderly operation of the Building, no ice, mineral or other water, towels, newspapers, etc. shall be delivered to
any leased area except by persons appointed or approved by Landlord in writing. 
  
 (14)    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. Except as provided in each tenant’s lease, electric current shall not be used for heating or nonstandard power requirements without Landlord’s prior written permission.

  
 (15)    Tenant shall not make or permit
any improper objectionable or unpleasant noises or odors in the Building or otherwise interfere in any way with other tenants or persons having business with them. 
  
 (16)    Nothing shall be swept or thrown into the corridors, halls, elevator shafts or stairways. No
birds or animals shall be brought into or kept in, on or about any tenant’s leased premises. 
  
 (17)    No machinery of any kind shall be operated by tenant on its leased area without the prior written consent of Landlord, nor
shall any tenant use or keep in the Building any inflammable or explosive fluid or substance. 
  
 (18)    No portion of any tenant’s leased premises shall at any time be used or occupied as sleeping or lodging quarters. 
  
 (19)    Each tenant and its agents, employees and invitees shall park only in those areas designated by
Landlord for parking by such tenant and shall not park on any public or private streets contiguous to, surrounding or in the vicinity of the Building without Landlord’s prior written consent. 
  
 (20)    Landlord will not be responsible for lost or
stolen property, money or jewelry from tenant’s leased premises or public or common areas regardless of whether such loss occurs when the area is locked against entry or not. 
  

 Exhibit “C” - Page 2 

 EXHIBIT “D” 
  
 Construction Provisions 
  
 1.    Landlord, at its sole cost and expense, shall complete construction of the shell of the Building
(including the restrooms, lobby, drinking fountains, electrical rooms, separate electrical telephone rooms on each floor [Tenant’s communications equipment shall be installed in Premises], exit signs at corridors, fire stairwells, fire and life
safety equipment HVAC mechanical rooms and elevators) and sprinkler lines installed on each floor and heads dropped provided; and the following components of the Premises: (i) Electrical power ceiling distribution grid; (ii) 208/120 volt and 480/277
volt power panels (fused to current building code) connected to building power; (iii) Ceiling grid (2X2) and ceiling tile stacked in the Premises; (iv) Parabolic light fixtures (or equivalent), stocked on the floor, at a ratio of 1 fixture per 150
square feet of Net Rentable Area; (v) Installed primary HVAC to the Premises, including primary ducting to the Premises but not distributed throughout the Premises; (vi) Potable water at designated points; (vii) Mini-blinds installed on all exterior
windows; (viii) Perimeter interior walls and all columns—drywall/tape & float (not painted); and (ix) All floors smooth travel finished (collectively, the “Shell Improvements”). All such construction shall be completed by
Landlord in a good and workmanlike manner and in accordance with all applicable laws and regulations (including all handicap accessibility laws). 
  
 2.    Landlord and Tenant prepare, review and approve working drawings, prepared by the Project architect, of all improvements that
Tenant proposes to install in the Premises in accordance with the following schedule: 
  

	 	  	 	  	Date Due

	  	Responsible
Party

	 	  	 	  	(number of days after
Lease Date)	  	 
	 i.
	  	 Space Program meeting with Landlord’s architect
	  	5 days	  	Tenant
	 ii.
	  	 Space Plan Delivery Date (single line drawing)
	  	12 days	  	Landlord
	 iii.
	  	 Space Plan Revision Date (any desired revisions and completion of finish selections and special items
checklist)
	  	17 days	  	Tenant
	 iv.
	  	 Final Working Drawings Delivery Date to Tenant
	  	38 days	  	Tenant
	 v.
	  	 Signed Working Drawings to Landlord
	  	42 days	  	Landlord

  
 Such working drawings shall include
the partition layout, ceiling plan, electrical outlets and switches, telephone outlets, drawings for any modifications to the HVAC, mechanical and plumbing systems of the Building, and detailed plans and specifications for the construction of the
Tenant Improvements called for under this Exhibit in accordance with all applicable governmental laws, codes, rules, and regulations. Further, if any of Tenant’s proposed construction work will affect the Building’s HVAC, electrical,
mechanical, or plumbing systems, then the working drawings pertaining thereto shall be approved by the Building’s engineer of record, whom Tenant shall at its cost engage for such purpose. Landlord’s approval of such working drawings shall
not be unreasonably withheld or delayed, provided that (a) they comply with all applicable governmental laws, codes, rules, and regulations, (b) such working drawings are sufficiently detailed to allow construction of the improvements in a good and
workmanlike manner, (c) the improvements depicted thereon conform to any rules and regulations promulgated from time to time by the Landlord for the construction of tenant improvements, (d) the materials used are building standard (including doors,
ceiling tiles, lights and occupancy sensors), and (e) the work will not affect the Building’s HVAC, electrical, mechanical, or plumbing systems. As used herein, “Working Drawings” shall mean the final working drawings approved
by Landlord, as amended from time to time by any approved changes thereto, and “ Tenant Improvements” shall mean all improvements to be constructed in accordance with and as indicated on the Working Drawings. Approval by Landlord of
the Working Drawings shall not be a representation or warranty of Landlord that such drawings are adequate for any use, purpose, or condition, or that such drawings comply with any applicable law or code, but shall merely be the consent of Landlord
to the performance of the Tenant Improvements. Tenant shall, at Landlord’s request, sign the Working Drawings to evidence its review and approval thereof. 
  

3.    Tenant may from time to time make changes to the Working Drawings with Landlord’s prior written consent, which shall not
be unreasonably withheld. Each subsequent request shall be set forth in a written notice delivered to Landlord, specifying in detail the requested change. If Tenant requests any such change, then (1) Tenant shall pay all additional costs in
designing and constructing the Tenant Improvements as a result of such changes, (2) all delays in designing and constructing the Tenant Improvements caused by such changes shall not delay the Commencement Date, and (3) Tenant shall pay to Landlord
the estimated additional costs in designing and constructing the Tenant Improvements that will be caused by such changes before any such change shall be made. 
  

4.    Upon approval of the Working Drawings by Landlord and Tenant, Landlord shall obtain competitive bids for the Tenant
Improvements. Following its receipt of the bids, Landlord shall deliver to Tenant notice of the cost of the Tenant Improvements, which costs shall be based upon the sum of (i) the lowest of such bids, (ii) all costs incurred in preparing the Working
Drawings and otherwise designing the Tenant Improvements and (iii) a construction management fee payable to Landlord equal to five percent (5%) of the Construction Costs (collectively, the “Construction Costs”). In the event the
Construction Costs exceeds the Allowance by an amount greater than twenty percent (20%) of the Allowance, Tenant may terminate this Lease by giving Landlord notice of its intent to terminate within five (5) business days of Tenant’s receipt of
the Construction Costs; provided, however, 

  

 Exhibit “D” - Page 1 

 
that if Tenant gives Landlord notice of its intent to terminate as set forth herein, Landlord may negate such termination by notifying Tenant that Tenant
shall not be responsible for the payment of any amounts for Tenant Improvements which exceed an amount equal to twenty percent (20%) of the Allowance. Tenant’s failure to give timely notice of its intent to terminate as set forth herein shall
be deemed as Tenant’s agreement to pay all amounts for which the Construction Costs exceed the Allowance. If no such termination occurs, Landlord shall enter into a contract for the Tenant Improvements with the low bidder unless Tenant and
Landlord agree on another bidder. Upon execution of the construction contract, Landlord shall cause the contractor to diligently construct the Tenant Improvements described on the Working Drawings; however, if such construction is not substantially
complete by the Estimated Commencement Date, (i) Landlord shall not be liable for damages therefor (except as set forth in paragraph 2 of the Lease) and Tenant shall accept possession of the Premises when Landlord tenders possession thereof to
Tenant in a substantially completed condition, and (ii) Tenant’s obligation to pay Adjusted Rental shall be waived until Landlord tenders possession of the Premises to Tenant in a substantially completed condition (which date will then be the
“Commencement Date”). 
  
 5.    Landlord shall provide to Tenant a construction allowance (the “Allowance”) equal to $22.00 per rentable square foot in the Premises. 
  
 6.    Subject to the provisions of paragraph 4 above, Tenant shall pay all of the Construction Costs in
excess of the Allowance. Upon expiration of the period in which Tenant may terminate this Lease as set forth in paragraph 4 above, or upon the negation of any such termination by Landlord, as applicable, Tenant shall promptly pay to Landlord 50% of
the amount, if any, by which the estimated Construction Costs exceed the Allowance. Subject to the provisions of paragraph 4 above, upon substantial completion of the Tenant Improvements and before Tenant occupies the Premises to conduct business
therein, Tenant shall pay to Landlord an amount equal to the Constriction Costs less (A) the amount of payments already made by Tenant, and (B) the amount of the Allowance. 
  
 7.    The term “substantial completion” or “substantially completed”
shall mean (i) that, in the opinion of an architect or space planner reasonably acceptable to Landlord and Tenant (the “Design Professional”), the Tenant Improvements have been completed substantially in accordance with the
applicable plans therefor, subject to completion of minor punch list items and (ii) Landlord has delivered to Tenant a copy of a temporary certificate of occupancy for the Premises lawfully permitting Tenant to occupy the Premises. As soon as the
Tenant Improvements have been substantially completed, Landlord shall notify Tenant in writing that the Commencement Date has occurred. Within ten days thereafter, Tenant shall submit to Landlord in writing a punch list of items needing completion
or correction. Landlord shall use commercially reasonable efforts to complete such items within 30 days after it receives such notice. If Tenant or its employees, agents or contractors delay completion of the Shell Improvements or the Tenant
Improvements, then the Commencement Date shall be the date that, in the Design Professional’s opinion, substantial completion would have occurred had such delays not occurred. 
  
 8.    So long as such entry by Tenant does not interfere with Landlord’s work in the Premises,
Landlord hereby grants to Tenant a revocable license to enter the Premises for the specific purpose of performing cabling and cosmetic finishing in the Premises. Such license shall automatically expire without further notice on the Commencement Date
unless earlier revoked by Landlord. 
  
  

 Exhibit “D” - Page 2 

 EXHIBIT “E” 
  
 PARKING 
  
 Provided Tenant is not in default hereunder, Tenant shall be permitted to use the parking area associated with the Building during the primary Lease Term
for parking of not more than 172 automobiles free of charge and subject to such terms, conditions and regulations as are from time to time applicable to patrons of said parking area for spaces similarly situated within said parking area; provided,
however, in the event Tenant, upon commencement of or at any time during the Lease Term, fails to utilize all or any of said parking spaces, Landlord shall have no obligation to make available to Tenant the spaces not utilized; provided further, the
inability of Tenant to utilize said parking spaces shall under no circumstances be deemed a default by Landlord as to permit Tenant to terminate this Lease, in whole or in part, or to have any claim or cause of action against Landlord as a result
thereof, the same being hereby expressly waived by Tenant. In the event the parking spaces become unavailable to Tenant during any portion of the term of this Lease for any reason, except Tenant’s inability to utilize said parking spaces, then
Landlord shall use its best efforts to make available to Tenant sufficient parking spaces (but not to exceed the number of spaces not then available to Tenant) to meet Tenant’s needs located on property a portion of which is situated within
1,500 feet from the Building, until the parking spaces are available to Tenant, said substitute spaces to be at a rental rate not to exceed the rate Tenant otherwise would have paid had the spaces been available. The parking spaces specified above
shall be allocated as follows: 172 parking spaces in the surface parking lot at a rate of $0.00 per space each month during the first year of the term hereof. Notwithstanding anything herein to the contrary, in no event shall the parking rate per
space each month be less than the rate in effect for the preceding month. 
  

 Exhibit “E” - Page 1 

 EXHIBIT “F” 
  
 OPERATING EXPENSES 
  
 In addition to the rental payable by Tenant under this Lease, Tenant shall pay additional rent determined as follows: 
  
 1.    For the purposes of this Exhibit, the term
“Basic Cost” shall mean any and all costs, expenses and disbursements of every kind and character (subject to the limitations set forth below) which Landlord shall incur, pay or become obligated to pay in connection with the ownership of
any estate or interest in, operation, insurance, maintenance, repair, replacement, and security of the Property, or any portion thereof, determined in accordance with accepted cash basis accounting principles consistently applied, including but not
limited to the following: 
  
 a. Wages, salaries and other
benefits of all employees of Landlord and/or managing agent who are engaged in the operation, repair, replacement, maintenance, or security of the Property (including, without limitation, payroll, unemployment, social security and other taxes,
insurance, vacation, Holiday, sick pay, and other fringe benefits, but excluding profit sharing benefits, if any) and management fees of any managing agent of the Property. 
  
 b. All supplies, equipment and materials used in the operation, maintenance, repair, replacement, or security of all or any
portion of the Property. 
  
 c. Cost of all capital improvements
made to the Property which although capital in nature can reasonably be expected to reduce the normal operating costs of the Property, as well as all capital improvements made in order to comply with any statutes, rules, regulations, or directives
hereafter promulgated by any governmental authority relating to energy, conservation, public safety or security, as amortized (with interest on the unamortized balance at the market rate then generally available for such improvements) over the
useful life of such improvements by Landlord for federal income tax purposes. 
  
 d. Cost of all utilities, other than the cost of excess electricity (or individually metered electricity) supplied to tenants of the Building which is actually reimbursed to Landlord by such tenants. 
  
 e. Cost of all maintenance and service agreements on equipment, including
alarm service, window cleaning and elevator maintenance. 
  
 f.
Cost of casualty, rental and liability insurance applicable to the Property and Landlord’s personal property used in connection therewith, together with any other insurance deemed by Landlord or any mortgagee to be necessary or desirable.

  
 g. All taxes and assessments and governmental charges,
whether federal, state, county or municipal, and whether they be by taxing districts or authorities presently taxing or by others, subsequently created or otherwise, and any other taxes and assessments attributable to the Property, or any portion
thereof, or its operations, excluding, however, federal and state taxes on income. 
  
 h. Cost of repairs, replacements, and maintenance of the Property, or any portion thereof. 
  
 i. Cost of service or maintenance contracts with independent contractors for the operation, maintenance, repair, replacement, or security of the
Property, or any portion thereof. 
  
 j. Prorata cost incurred
by reason of any recorded easements or restrictions which affect all or any portion of the Property and any costs incurred in the operation, maintenance, insurance, repair, replacement, and security of the common or public areas of the business park
or planned development of which the Property, or any portion thereof, is a part or included within. 
  
 k. If the Building is less than ninety-five percent (95%) occupied for all or a portion of the calendar year, those costs and expenses of the type
included in the foregoing provisions of this Paragraph I which, in Landlord’s reasonable judgment, would have been incurred if the Building had been one hundred percent (100%) occupied. 
  
 There are specifically excluded from the definition of the term “Basic Cost” (i)
repair, replacements and general maintenance paid by proceeds of insurance or by Tenant or other third parties, (ii) interest, amortization or other payments on loans to Landlord, except as provided herein; (iii) leasing commissions; (iv) legal or
accounting expenses for services, other than those that benefit the Building tenants generally (e.g. tax disputes); (v) renovating or otherwise improving space for occupants of the Building or vacant space in the Building other than Common Areas;
(vi) the costs incurred by Landlord to bring the Building, the Land or any equipment maintained therein in compliance with laws, ordinances, rules, regulations, requirements, directives, guidelines and orders in effect and applicable to the Building
as of the date of this Lease; (vii) the cost of any services or materials supplied directly to other tenants and not to Tenant; (viii) the cost of any services or materials for which Landlord receives reimbursement from other sources; (ix)
depreciation on the Building; (x) federal income and/or state franchise taxes imposed on or measured by the income of Landlord from the operation of the Building; (xi) repairs, alterations, additions, improvements, replacements made to rectify or
correct any defect in the original design, materials or workmanship of Building or Common Areas other than repairs, alterations, additions, improvements or replacements made as a result of ordinary wear and tear; (xii) damage and repairs
attributable to fire or other casualty to the extent the same is effectively covered by insurance; (xiii) damage and repairs necessitated by the gross negligence or willful misconduct of Landlord, Landlord’s employees, contractors or agents;
(xiv) executive salaries or salaries of service personnel to the extent that such the services of such persons do not relate to the management, operation, repair or maintenance of the Building; (xv) Landlord’s general overhead expenses not
related to the Building; (xvi) costs including permit, license and inspection fees incurred in renovating or otherwise improving, decorating or painting or altering space for tenants or other occupants or of vacant space (excluding Common Areas) in
the Building; (xvii) costs incurred due to a violation by Landlord or any other 

  

 Exhibit “F” - Page 1 

 
tenant of the Building of the terms and conditions of a lease; and (xviii) cost of any service provided to Tenant or other occupants of the Building for
which Landlord has received reimbursement from another source; (xix) Landlord’s costs of electricity and other service or utilities sold to Tenant or other tenants or for which Landlord is entitled to be reimbursed by Tenant or other tenants of
the Building as an additional, separately identifiable charge or rental; (xx) costs incurred by Landlord for the removal of any Hazardous Materials within the Building and for any repairs necessitated by such removal, unless Tenant (or its agents,
employees, invitees or contractors) is responsible for brining the Hazardous Materials onto the Leased Premises; (xxi) any overhead and profit increment paid to subsidiaries or affiliates of Landlord for services at, on, or to the Building to the
extent that the costs of such services exceed competitive costs for such services rendered by unaffiliated persons or entities of similar skill, competence and experience; (xxii) interest or penalties on debt or amortization payments on any mortgage
or mortgages, and rental or penalties under ground or underlying lease(s); (xxiii) any compensation paid to clerks, attendants, or other person in commercial concessions operated by Landlord; (xxiv) all items and services for which Tenant reimburses
Landlord or pays third persons; (xxv) advertising and promotional expenditures; (xxvi) any cost, fines, or penalties incurred due to violation by Landlord of any governmental rule or authority; (xxvii) costs for acquiring sculptures, paintings, or
other objects of art; (xxviii) costs incurred in the operation of the any concessions; (xxix) in the event Landlord leases any space in the Building for use as a restaurant, Landlord will require such operator to separately pay all of its utilities,
or else Landlord will not include utilities in the Basic Costs Expenses for which Tenant is charged; and (xxx) any fees paid to Landlord or any affilitate of Landlord except to the extent such fees are reasonable and competitive. 
  
 For the purposes of calculating Tenant’s obligation for the payment of
additional rent under this Exhibit F, if any tenants of the Building are billed separately for any category of Basic Costs (e.g., separately metered utilities) the amount of the separately billed Basic Costs will not be included in Basic Costs. For
any category of Basic Costs for which one or more tenants of the Building make(s) separate payments, Tenant’s Share will be adjusted for that category of Basic Costs by excluding from the denominator thereof the Rentable Area of all tenants
making separate payments with respect to such category. 
  
 2.    In addition to the Adjusted Rental, Tenant shall, with respect to the entire Lease Term (and any renewal or extension thereof) pay as additional rent an amount equal to Tenant’s Share (as hereinafter defined)
of the actual Basic Cost for each calendar year which is in excess of the total amount of Estimated Operating Expenses and the Additional Payments (hereinafterdefined) paid by Tenant as part of the Adjusted Rental payable with respect to such
calendar year (the “Excess”). Landlord, at its option, may collect such additional rent in a lump sum, to be due and payable within fifteen (15) days after Landlord furnishes to Tenant a statement of Basic Cost for the previous calendar
year, and/or beginning with the first full calendar year following the Commencement Date, and during each calendar year thereafter, Landlord shall also have the option to make a good faith estimate of the Excess for each such calendar year and, upon
fifteen (15) days notice to Tenant, may require a monthly payment (payable in advance on the first day of each month) of such additional rent equal to one-twelfth (1/12) of such estimated Excess. Any amounts paid based on such an estimate (the
“Additional Payments”)shall be subject to adjustment pursuant to Paragraph 3 of this Exhibit “F” when the actual Basic Cost is available for such calendar year. If during all or any portion of the calendar year the Building is
less than ninety-fivepercent (95%) occupied, then during that calendar year, or such portion thereof the term “Tenant’s Share” shall mean the percentage obtained by dividing the Net Rentable Area of the Premises by the Net Rentable
Area of the Building multiplied by one hundred (100). At all other times the term “Tenant’s Share” shall mean the percentage obtained by dividing the Net Rentable Area of the Premises by the Net Rentable Area of the Building actually
occupied multiplied by one hundred (100). 
  
 3.    By April 1 of each year, or as soon thereafter as practical, Landlord shall furnish to Tenant a statement of the actual Basic Cost for the previous calendar year. If such statement shows that the sum of the
Estimated Operating Expenses and Additional Payments paid by Tenant to Landlord with respect to the year covered by such statement is in excess of Tenant’s Share of the actual Basic Cost for such year, then Landlord shall, at Landlord’s
option, either refund any such overpayment to Tenant or credit any such overpayment to Tenant’s account. Likewise, Tenant shall pay to Landlord, within fifteen (15) days after Tenant’s receipt of a request therefor, any underpayment with
respect to such year. 
  
 4.    Tenant, at its
sole cost and expense, shall have the right (to be exercised by giving notice to Landlord within one-hundred eighty (180) days after receipt of the statement of the actual Basic Cost for such previous calendar year) to audit and/or inspect
Landlord’s books and records pertaining only to items affecting the Basic Cost for such preceding calendar year; provided that (1) such audit and/or inspection must also be commenced and concluded within two hundred ten (210) days following
Tenant’s receipt of the statement of Basic Cost to which any such disputed item relates, (2) such audit and/or inspection may be conducted only by independent, certified public accountants practicing for an accounting firm of national
prominence, who are not engaged on a contingent fee basis, and (3) such audit and/or inspection does not unreasonably interfere with the conduct of Landlord’s business. Tenant, on behalf of itself, its agents and employees, agrees to keep the
nature and content of all documents confidential, and Tenant shall return all copies of such books and records to Landlord at the conclusion of the inspection. Tenant and its agents will be required to execute a confidentiality statement prior to
the delivery of any documents by Landlord. Tenant must furnish to Landlord a copy of the audit report upon completion of the audit. No such audit shall relieve Tenant of its obligation to pay any Adjusted Rental or any Excess. Any statement of Basic
Cost received by Tenant and not disputed within one-hundred eighty (180) days after receipt thereof shall be conclusive on Tenant. Upon completion of the audit, if the sum of the Estimated Operating Expenses and Additional Payments paid by Tenant to
Landlord with respect to the year covered by such audit is in excess of Tenant’s Share of the actual Basic Cost for such year, then Landlord shall refund or credit any such overpayment to Tenant pursuant to the provisions of Paragraph 3 of this
Exhibit “F.” If the sum of the Estimated Operating Expenses and Additional Payments paid by Tenant to Landlord with respect to the year covered 

  

 Exhibit “F” - Page 2 

 
by such audit is less than Tenant’s Share of the actual Basic Cost for such year, Tenant hereby agrees to pay Landlord within thirty (30) days of the
completion of the audit an amount equal to such excess. 
  

 Exhibit “F” - Page 3 

 EXHIBIT “G” 
  
 Intentionally Deleted 
  
  

 Exhibit “G” – Page 1 

 EXHIBIT “H” 
  
 ACKNOWLEDGMENT OF LEASE COMMENCEMENT AND LIEN RIGHTS 
  
 The undersigned parties acknowledge that the Lease described below is in full
force and effect and Tenant has taken possession of the space. 
  

	 Date of Lease:

	  

	  

	 Tenant:

	  

	  

	 Landlord:

	  

	  

	 Suite Number:

	  

	  

	 Square Feet of Net Rentable Area:

	  

	  

	 Building Address:

	  

	  

	 City/County/State/Zip:

	  

	  

  
 The Commencement Date
and ending date of the initial Lease Term as defined in paragraph              of the above Lease are as follows: 
  
 Commencement Date:              
 Ending Date of Initial Lease Term:                  
  
 The parties acknowledge that the Lease has not been amended or modified and that this
acknowledgment may be filed of record with the Texas Secretary of State or the county where the building is located in order to record Landlord’s contractual landlord lien rights over all personal property therein. Such rights are binding on
and inure to the benefit of subsequent owners of the Building. The entire Lease is hereby affirmed and incorporated herein. 
  

	TENANT:	 	LANDLORD:

  
 SAMPLE FORMAT –
TO BE EXECUTED UPON MOVE-IN. 
  

	 By:                                      
                         
	 	 	 	By:                                      
                         
	 Its:                                      
                         
	 	 	 	Its:                                      
                         
	 Date:                                     
                      
	 	 	 	Date:                                     
                      

  

 Exhibit “H” – Page 1 

 EXHIBIT “I” 
  
 SPECIAL PROVISIONS 
  
 TO LEASE BETWEEN BC PLAZA II/III, LTD. AS LANDLORD AND 
 SIGMATEL, INC. AS TENANT 
  
 ADDITIONAL AGREEMENTS 
  
 1.  RIGHT OF
FIRST REFUSAL.  Subject to Subsection B below, and subject to any expansion or renewal options of any current tenant in the Building (a “Prior Tenant”), or the right of Landlord to extend the Lease of any current
tenant in the Building, Landlord hereby grants to Tenant for the term of the Lease a right of first refusal for the portion of the 1st floor of the Building not originally demised to Tenant under this Lease (collectively, the “ ROFR Space”), to be exercised in accordance with Subsection A below. This Right of First Refusal shall commence
(i) upon full execution of this Lease with respect to any space which is less than the total 1st floor of the
Building and (ii) ninety (90) days after full execution of this Lease with respect to the total 1st floor of the
Building. 
  
 A.    If Landlord shall desire
to enter into a lease with any third party (other than a Prior Tenant) for any ROFR Space, Landlord shall so notify Tenant (“Landlord’s ROFR Notice”) identifying the available ROFR Space (the “Subject ROFR
Space”). Landlord’s ROFR Notice may be given up to sixteen (16) months in advance of such availability and shall contain the terms upon which Landlord intends to enter into such new lease. Tenant shall notify Landlord within five (5)
business days of receipt of Landlord’s ROFR Notice whether it desires to lease the Subject ROFR Space on the terms set forth in Landlord’s ROFR Notice. If Tenant does not notify Landlord within said 5 – business day period that it
will lease the Subject ROFR Space, Tenant shall be deemed to have refused the Subject ROFR Space. After any refusal, Tenant shall have no further right of first offer for such Subject ROFR Space and Landlord shall be free to lease such space to the
third party named in Landlord’s ROFR Notice on the terms set forth therein. Failure by Landlord to lease such space to the third party named in Landlord’s ROFR Notice on the terms set forth therein shall result in Tenant’s right of
first refusal for such space to remain effective. If Tenant exercises its right of first refusal with respect to the Subject ROFR Space, such space shall be added to the Premises on (a) the terms specified in Landlord’s ROFR Notice, and (b) the
terms of this Lease to the extent that they do not conflict with the terms specified in Landlord’s ROFR Notice. 
  
 B.    Tenant’s right of first refusal is subject to the conditions that: (i) on the date that Tenant delivers its notice
exercising its right of first refusal, Tenant is not in default under this Lease after the expiration of any applicable notice and cure periods, and (ii) Tenant shall not have assigned the Lease, or sublet any portion of the Premises under a
sublease which is in effect at any time during the period commencing with Tenant’s delivery of its notice and ending on the date the ROFR Space is added to the Premises. 
  
 C.    Promptly after Tenant’s exercise of its right of first refusal, Landlord shall execute and
deliver to Tenant an amendment to the Lease to reflect changes in the Premises, Base Rent, Tenant’s Proportionate Share and any other appropriate terms changed by the addition of the ROFR Space. Within 15 days thereafter, Tenant shall execute
and return the amendment. 
  
 2.  BUILDING
SIGNAGE.  Tenant shall be permitted to place one (1) sign on the exterior of the Building, such sign to be subject to Landlord’s prior written approval with respect to location, size and design. Tenant’s Signage will be
stud mounted flush to the face of the Building (no projection). As a condition precedent to the commencement of construction of Tenant’s Signage, the City of Austin shall have issued all necessary or proper permits relating to the particular
sign to be constructed, and Tenant shall have received any approvals required under and shall otherwise comply with any restrictive covenants. Notwithstanding any provision of this Lease to the contrary, Landlord shall have the absolute right to
remove or require Tenant to remove Tenant’s Signage, at Tenant’s expense, including any required repairs to the Building: (a) at any time Tenant has defaulted in any obligation of Tenant under the Lease beyond any applicable cure period
provided for under the Lease; (b) at any time during which Tenant is not (i) leasing or in the future required to lease more Net Rentable Area than any other tenant of the Building or (ii) occupying at least fifty percent (50%) of the Premises; or
(c) upon the expiration or earlier termination of the Lease. 
  
 3.  SHOWERS.  Landlord shall install two (2) shower stalls [one (1) for women, one (1) for men] on the ground floor of the Building (the “Showers”). The Showers shall be available for use
by all of the tenants of the Building. Prior to the Commencement Date, Landlord shall deliver to Tenant an invoice for Tenant’s share of the cost of the Showers. Tenant shall reimburse Landlord for Tenant’s share of the cost of the Showers
with in fifteen (l5) after Tenant’s receipt of such invoice from Landlord. In the event the Allowance (as defined in Exhibit D) exceeds the actual Construction Costs of the Tenant Improvements, the remaining Allowance amount shall be credited
toward Tenant’s share of the cost of the Showers. As used herein, Tenant’s share shall be a fraction, the numerator of which is the Net Rentable Area of the Premises and the denominator of which is the Net Rentable Area of the Building.

  
 5.  EXTENSION OPTION.  Subject to the other
provisions hereof, Tenant may at its option extend the Term of this Lease for one (1) period of five (5) years. Such 5-year period is called the “Renewal Term”. The Renewal Term shall be upon the same terms contained in this Lease
excluding the provisions of Exhibit D of this Lease and except that the payment of Base Rent during the Renewal Term shall be at the Market Rate as provided in paragraph 39 of this Lease. Upon Tenant’s exercise of the Renewal Term as provided
herein, any reference in the Lease to the “Term” of the Lease 
  

 Exhibit “I” - Page 1 

 shall be deemed to include the Renewal Term and apply thereto, unless it is expressly provided otherwise. Tenant shall
have no additional extension options. To exercise such Renewal option, Tenant must deliver a binding notice to Landlord not less than twelve (12) months prior to the expiration of the initial Term of this Lease. If Tenant fails to timely give its
notice of exercise, Tenant will be deemed to have waived its option to extend. Tenant’s option to extend this Lease is subject to the conditions that: (i) on the date that Tenant delivers its binding notice exercising an option to extend,
Tenant is not in default under this Lease after the expiration of any applicable notice and cure periods, and (ii) Tenant shall not have assigned the Lease or sublet any portion of the Premises. 
  

 EXHIBIT “J” 
  
 LETTER OF CREDIT 
  
 [Letterhead of Financial Institution] 
  
 IRREVOCABLE LETTER OF CREDIT 
  

	                                      
                              	 	 No.                                      
     
	 	 
	                                      
                    , 2000	 	      
                                        
   
	 	 

  
 BC Plaza II/III, Ltd. 
 as Landlord under the Lease referred to below 
 c/o Trammell Crow Company

 301 Congress Avenue, Suite 1300 
 Austin, Texas 78701

 Attention:  Stan K. Erwin 
  
 Gentlemen: 
  
 1.    We hereby establish, at the request and for the account of Sigmatel, Inc. (the “Tenant”), in your favor as Landlord (“Landlord”) under that certain Office Building Lease
Agreement between Landlord and Tenant, dated as of             , 2000 (the “Lease”), our Irrevocable Letter of Credit No.
            , in the amount of U.S. $1,100,000.00(the “Stated Amount”), as more fully set forth hereinafter, effective immediately and expiring at the close of banking
business at our [office address of Financial institution] office twelve (12) months from the date hereof (the “Stated Expiration Date”). 
  
 2.    Funds under this Letter of Credit are available to you against your sight draft(s) drawn on us, stating on its face: “Drawn
under [Name of Financial Institution] Irrevocable Letter of Credit No.              “ and accompanied by your written, completed and executed certificate in the form
attached hereto as Schedule 1 with appropriate insertions. Such draft(s) and certificate(s) shall be dated the date of presentation, which shall be made at any time during our business hours on a Business Day (as hereinafter defined) at our main
office located at             , Austin, Texas (Attention:
                                        
        ) or at any other office of ours located in Austin, Texas, that may be designated by us by written notice delivered to you. If we receive your draft(s) and certificate(s) at such office, we shall,
by no later than 11:00 a.m., Austin, Texas time, on the third Business Day following the date of such demand, make payment to you of the amount demanded. All payments hereunder shall be made in immediately available funds to the Landlord at the
address set forth above in Austin, Texas. “Business Day” shall mean any day other than a Saturday, Sunday, or other day on which national banks in the city in which is located the office of the Landlord or [Name of Financial
Institution] are authorized or required by law to close. 
  
 3.    You may make multiple drawings hereunder; provided, however, that each drawing honored by us hereunder shall reduce the amount available under this Letter of Credit by the amount of such drawing. Drawings hereunder
shall never exceed the Stated Amount. 
  
 4.    This Letter of Credit shall automatically terminate upon the earliest of (i) our honoring of the final drawing available to be made hereunder, (ii) the surrender to us by you of this Letter of Credit for
cancellation, or (iii) the Stated Expiration Date hereof. 
  
 5.    Drawings on this Letter of Credit shall be by telex, telegram, or personal delivery with the appropriate form of certificate attached hereto and all other communications with respect hereto shall be in writing and
shall be addressed to us at the address set forth above, specifically referring to the number of this Letter of Credit and shall be deemed made when actually received by us. 
  
 6.    Except as expressly provided herein, this Letter of Credit is subject to the Uniform Customs and
Practices for Documentary Credits (1983 Revision), International Chamber of Commerce Publications No. 400 (the “UCP”). [To the extent applicable, provisions of the UCP shall prevail; this Letter of Credit shall be governed by and construed
in accordance with the laws of the United States of America and the State of Texas, including the Business and Commerce Code as in effect in the State of Texas on the date hereof.] 
  
 7.    We hereby engage with you that drafts drawn and presented in conformance with the terms hereof
shall be duly honored. 
  

	Very truly yours,
	
	[Name of Financial Institution]
		
	 By:
	 	                                      
                                        
                 
		
	 Name:
	 	                                      
                                        
                 
		
	 Title:
	 	                                      
                                        
                 

  

 Exhibit “J” - Page 1 

 Letter of Credit 
 Schedule 1 
  
 CERTIFICATE FOR DRAWING 
  
 Capitalized terms used, but not otherwise defined herein, shall have the meanings ascribed to them in that certain Irrevocable Letter of Credit No.              (the
“Letter of Credit”) dated,             ,             , issued by
             (the “Issuer”) for the benefit of the undersigned (“Landlord”). 
  
 The undersigned, a duly authorized officer of Landlord, hereby certifies to the Issuer, with reference to the Letter of
Credit, that: 
  
 (1) Landlord is the Landlord
under the Lease. 
  
 [One of the following two
provisions is to be selected depending upon Landlord’s rationale for making a drawing under the Letter of Credit:] 
  
 (2) Landlord is making a drawing under the Letter of Credit with respect to a payment due under the Lease which has not been received by
Landlord. 
  
 (3) The amount which is due and
payable under the Lease, and which shall be due and payable under the Letter of Credit following the date of presentation of the sight draft accompanying this Certificate, is
$            , and the amount of such sight draft does not exceed the current amount of the Letter of Credit. 
  
 [or] 
  
 (2) The term of the Lease has not expired and Landlord is making a drawing under the Letter of Credit with respect to Tenant’s
failure to provide an identical renewal or replacement letter of credit at least thirty (30) days prior to the expiration of the Letter of Credit. 
  
 IN WITNESS WHEREOF, Landlord has executed and delivered this Certificate as of the
             day of             ,             .

  

	
	                                       
                                        
                        ,

	 as Landlord

		
	 By:
	 	                                      
                                        
                 
		
	 Name:
	 	                                      
                                        
                 
		
	Title:	 	                                      
                                        
                 

  

 G-3 

 EXHIBIT “K” 
  
 STATE OF              § 
                                   § 
 COUNTY OF          § 
  
 ESTOPPEL, NON-DISTURBANCE, SUBORDINATION, 
 AND ATTORNMENT AGREEMENT 
  
 THIS ESTOPPEL,
NON-DISTURBANCE, SUBORDINATION, AND ATTORNMENT AGREEMENT is made effective this              day of             ,
199            , between              (“Tenant”) and BANK UNITED, a federal savings bank (“Lender”).

  
 W I T N E S S E T H: 
  
 WHEREAS, Tenant and
             (“Landlord”) entered into that certain Lease Agreement (the “Lease”) dated             , whereby
Landlord leased to Tenant, and Tenant leased from Landlord, certain space covering              square feet (the “Premises”), which Premises are a part of that certain real
property (the “Property”) situated in              County,             , and more particularly described in Exhibit
“A” attached hereto and made a part hereof; [to be used in refinance situations] 
  
 WHEREAS, Tenant and              (“Original Landlord”) entered into that certain Lease Agreement (the “Lease”) dated
            , whereby Landlord leased to Tenant, and Tenant leased from Landlord, certain space covering              square feet
(the “Premises”), which Premises are a part of that certain real property (the “Property”) situated in              County,
            , and more particularly described in Exhibit “A” attached hereto and made a part hereof; [to be used in an acquisition situation] 
  
 WHEREAS, as of the effective date of this Agreement,
                          (“Landlord”) will acquire the Property from Original Landlord, and Landlord will be the owner
and holder of fee simple title in and to the Property; [to be used in an acquisition situation] 
  
 WHEREAS, contemporaneous with the effective date of this Agreement, Landlord has executed and delivered to Lender a Promissory Note (the
“Note”) that is secured by a Deed of Trust, Security Agreement, and Assignment of Lease and Rents (the “Deed of Trust”), which Deed of Trust grants Lender a first and priority lien on the Property and assigns the Lease to Lender;
and 
  
 WHEREAS, Lender has required the execution and
delivery of this Agreement as a condition of making the loan evidenced by the Note. 
  
 NOW, THEREFORE, in consideration of the mutual covenants contained herein, and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

  

 Exhibit “J” - Page i 

 1.    Tenant hereby certifies to Landlord and Lender the following: 
  
         a.
    The Lease is valid and subsisting and is in full force and effect. 
  
         b.     The minimum rent payable during the entire term of the Lease is
$                ; the primary term of the Lease is
                     (            ) years commencing on
                         ; and Tenant has the option to extend the term of the Lease for
                     (            ) years each upon notice from Tenant to
Landlord as provided therein. [Modify as necessary to set forth rental, term, and any option to extend.] 
  
         c.      The Lease has not been modified, altered or amended in any respect.
There are no other agreements, written or oral, between Landlord [or Original Landlord] and Tenant regarding the Premises or any part of the Property or Tenant’s obligation to pay rentals under the Lease, and Tenant does not claim a right to
any concessions, free rent, or rental abatement except as may be set forth in the Lease. 
  
         d.    Tenant has no claims against Landlord [or Original Landlord] or any offsets against rent due under the Lease. There are no defaults by Landlord
[or Original Landlord] under the Lease and Tenant is unaware of any existing circumstances which with the passage of time, or notice, or both, would give rise to a default by Landlord under the Lease. 
  
         e.    The
Premises have been completed and accepted by Tenant and are in conformity with the terms of the Lease. Tenant has been paid any and all sums owed by [Original Landlord or] Landlord with respect to allowances for construction performed at the
Premises by Tenant. 
  
         f.    There are no purchase options under the Lease or other agreement giving Tenant any right or option to purchase any part of the Property or any improvements thereon.
Tenant has no right of first refusal in and to the Premises or any part of the Property. 
  
         g.    Tenant has received no notice of any sale, transfer, pledge or assignment of the Lease or of the rentals by any previous owner of the Property
or by Landlord. 
  
 2.     In the event of a
default by Landlord under the Lease, Tenant shall send notice thereof to Lender, and Lender shall have a period of thirty (30) days to cure such default after receipt of notice thereof; provided that in the case of a default which cannot be remedied
within thirty (30) days, Lender shall have such additional time as is reasonably necessary to remedy such default with diligence. 
  
 3.    The Lease shall be subordinate and inferior in all respects to the Deed of Trust. Notwithstanding such subordination, in the
event of foreclosure or acceptance of a deed in lieu of foreclosure, by Lender or any other third party (“Foreclosing Lender”) of the Property, the Lease shall continue in full force and effect and Tenant’s rights thereunder shall not
be disturbed so long as Tenant is not in default under the Lease; and Tenant agrees to attorn to the Foreclosing Lender, its successors and assigns. Tenant agrees to execute, upon request of Landlord or Lender, such instruments as may be required to
evidence such subordination, non-disturbance and attornment. Notwithstanding the foregoing, however, if the Lease does not contain a provision whereby the Tenant’s failure to continuously operate its business at the Premises is an event of
default under the Lease, then, upon acquisition of the Property by the Foreclosing Lender, the Lease shall be deemed to be modified and amended to provide that Tenant’s failure to continuously operate its business at the Premises, which failure
shall continue for a period of 30 days or more, shall be deemed an event of default under the Lease, and Foreclosing Lender, as landlord under the Lease, shall be entitled to exercise any and all of its rights thereunder or in law or at equity.

  
 4.    In the event of a foreclosure or
acceptance of a deed in lieu of foreclosure by the Foreclosing Lender, the Foreclosing Lender’s obligations as landlord under the Lease shall extend only to the period from and after the date of such foreclosure or acceptance of a deed in lieu
of foreclosure. Specifically, and without in any way limiting the foregoing, Foreclosing Lender shall 
  

 Exhibit “J” - Page ii 

 have no obligation to account to Tenant for any security deposit under the Lease unless it actually received such
security deposit from the Landlord. Furthermore, Foreclosing Lender shall not be bound to recognize (i) Tenant’s payment of any amount due under the Lease to Landlord [or Original Landlord] if paid more than one payment period in advance of
when such amount was due; or (ii) any amendment to the Lease made without the consent of Lender. In no event shall either Lender or Foreclosing Lender be liable to Tenant for damages caused by or arising out of any default by Landlord [or Original
Landlord] under the Lease. 
  
 5.    Tenant
has been advised that the insurance and condemnation provisions of any lien instruments that may secure the Note may give the holder thereof certain rights to require that insurance and condemnation proceeds be applied to such Note and not to
restoration or rebuilding; and Tenant hereby waives any terms of the Lease with respect to the application of insurance and condemnation proceeds which are inconsistent with the terms of any lien instruments securing the Note. 
  
 6.    Tenant has been advised that the lien instruments
that will secure the Note will give the holder thereof the right to collect rent directly from the undersigned upon the occurrence of an event of default thereunder, and that upon the receipt of notice of any such default, the undersigned will
thereafter make payment of all rent directly to Lender or as Lender shall direct as it becomes due and payable. 
  
 7.    Tenant acknowledges that the lien instruments that will secure the Loan and/or any loan agreement relating thereto may prohibit
Landlord from modifying any leases of the Premises or any part of the Property absent the prior approval of Lender. Tenant agrees that any such modifications shall not be enforceable until and unless Lender’s consent thereto is obtained and
Tenant shall provide written notice to Landlord of any proposed modifications to the Lease. 
  
 8.    Any notice required or permitted hereunder shall be in writing and shall either (1) be mailed by first class United States Mail, certified or registered mail, return receipt requested,
postage prepaid; or (ii) delivered in person to the intended addressee. Notice mailed pursuant to (i) shall be effective three (3) days after deposit in the U. S. mail. Notice given in any other manner shall be effective upon receipt, unless and
until changed, the addresses of the parties hereto are as follows: 
  

	 TENANT:
	  	 
	 	  	                                      
                                        
                                  
		
	 BANK UNITED:
	  	Bank United
	 	  	3200 Southwest Freeway, Suite 2900
	 	  	Houston, Texas 77027
	 	  	Attention:                                     
                                       
 
	 	  	Facsimile:                                     
                                       
 

  
 9.    This Agreement shall inure to the benefit of the Lender, its successors and assigns, and shall be binding upon Tenant, its successors and assigns. 
  

	 [TENANT]
  

	                                      
                                        
                         
	
	 By:                                      
                                       
 

	 Name:                                     
                                     

	 Title:                                     
                                      
 

	 

  
  
  

 Exhibit “J” - Page iii 

 BANK UNITED 
  

	 
		
	 By:
	 	                                      
                                        
                 
		
	 Name:
	 	                                      
                                        
                 
		
	Title:	 	                                      
                                        
                 

  
 STATE OF
                                     
    § 
                                       
                         § 
 COUNTY OF
                                      §

  
 This instrument was acknowledged before me on
             by             ,              of
            , a              on behalf of said
            . 
  
  

	                                      
                                        
                         
	Notary Public in and for the State
of                                  

  
 STATE OF
                                     
    § 
                                       
                         § 
 COUNTY OF
                                      §

  
 This instrument was acknowledged before me on
             by             ,              of
Bank United, a federal savings bank, on behalf of said federal savings bank. 
  

	                                      
                                        
                         
	Notary Public in and for the State
of                                  

  

 Exhibit “J” - Page iv

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